3522 Cactus Creek Dr · Houston, TX 77386

$250,000

4 bd · 2.5 ba · 2,740 sqft · SingleFamily public records · 89 Days on market

Built 2004 6,699 sqft lot $91/sqft · 24% below area Est $330k · 24% under $92/mo HOA · 4% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +7.3/30.0
• Schools +5.1/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 4-bedroom Gehan home in a desirable gated community. The floor plan features a formal dining room, a spacious den with a fireplace, and a versatile game room. The primary suite includes a bath with a soaking tub and separate shower. This well-maintained home shows pride of ownership and offers the benefits of gated living, including added security and access to amenities like a community pool and fitness center. Conveniently located near parks, shopping, dining, and entertainment, it’s a great alternative to higher-priced areas while still close to city living.

Key facts

• Gated community
• Fitness center
• Formal dining room

Tags

• GATED COMMUNITY
• COMMUNITY POOL
• FITNESS CENTER
• SOAKING TUB
• SEPARATE SHOWER
• FORMAL DINING ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-336 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (23.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (7.6% below list).
• Recommended offer: $191k (23.7% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.2% in Houston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime F.
• Conroe ISD (other): math 57% / reading 57% proficiency, ranked #69 of 826 in TX (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Birnham Woods El (math 62% / reading 66%, grade B, #283 of 4,322 statewide, top 7%, 996 students, 17% FRL); York J H (math 71% / reading 65%, grade A-, #73 of 1,662 statewide, top 5%, 2,015 students, 22% FRL); Conroe H S (math 32% / reading 51%, grade F, #767 of 1,632 statewide, top 47%, 4,915 students, 61% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents rising (+1.4%/yr); 744 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,712 (23.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.75%
• DSCR: 0.74
• GRM: 9.0

CMA / ARV

• ARV (median comp): $330,473
• List price: $250,000
• Delta: -24.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29518 Taliesin Ct	0.37mi	4/2.5	2,909 (+6%)	2mo	$425,000	$146	71
29522 Whitebrush Trace Dr	0.55mi	5/3.0 (+1)	2,759 (+1%)	1mo	$375,000	$136	65
29402 Legends Hill Dr	0.53mi	4/2.5	2,870 (+5%)	3mo	$289,000	$101	65
3131 Rustic Gardens Dr	0.35mi	4/3.0	3,008 (+10%)	2mo	$435,000	$145	64
29481 Salem Fields Dr	0.27mi	3/2.0 (-1)	2,372 (-13%)	2mo	$365,000	$154	56
29450 Westhope Dr	0.56mi	4/3.5	2,548 (-7%)	2mo	$515,000	$202	56
30614 Woodson Trace Dr	0.56mi	4/2.5	2,452 (-10%)	1mo	$325,000	$133	56
29871 Woodsons Edge Way	0.47mi	4/3.0	2,411 (-12%)	2mo	$355,000	$147	54
29522 Monona Terrace Ct	0.42mi	3/2.5 (-1)	2,402 (-12%)	1mo	$370,000	$154	54
30723 Academy Trace Dr	0.65mi	3/2.5 (-1)	2,869 (+5%)	4mo	$389,900	$136	54
3523 Tulip Trace Dr	0.60mi	5/3.5 (+1)	2,969 (+8%)	4mo	$370,000	$125	46
29515 Samara Dr	0.72mi	5/4.0 (+1)	2,980 (+9%)	4mo	$475,000	$159	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.35% rent growth · sell at horizon

5-year hold

• IRR: -28.4%
• Equity multiple: 0.07×
• Total profit: $-65,358
• Equity at exit: $37,276

10-year hold

• IRR: -37.8%
• Equity multiple: -0.40×
• Total profit: $-98,191
• Equity at exit: $21,615

Cash invested: $70,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 77386

• Home prices YoY: -13.6%
• Rents YoY: 1.4%
• Active inventory: 744
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,310 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$653 /mo · $7,836/yr
• Insurance: −$104
• HOA: −$92
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-336

Break-even live

Break-even rent $2,734

Max offer price $190,712

Occupancy floor —

Sensitivity live

Price	-10% $-194	-5% $-265	+0% $-336	+5% $-406	+10% $-477
Rent	-10% $-518	-5% $-427	+0% $-336	+5% $-244	+10% $-153
Rate	-1.0pp $-210	-0.5pp $-272	base $-336	+0.5pp $-400	+1.0pp $-466

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3506 Cactus Creek Dr Spring, TX	3.0	3.0	2000	$1,950	$0.97	45d	1	0.03mi
29735 Legends Green Dr Spring, TX	3.0	2.0	2180	$3,300	$1.51	26d	1	0.31mi
3111 Felton Springs Dr Spring, TX	3.0	3.5	3427	$1,550	$0.45	45d	1	0.52mi
29311 Legends Hill Dr Spring, TX	3.0	2.0	1768	$1,901	$1.08	0d	1	0.59mi
3330 Legends Mill Dr Spring, TX	3.0	2.5	2310	$2,175	$0.94	14d	1	0.60mi
3323 Orchid Trace Dr Spring, TX	3.0	2.0	2180	$1,200	$0.55	0d	1	0.75mi
29418 Fox River Dr Spring, TX	3.0	2.0	1907	$1,779	$0.93	4d	1	0.78mi
29307 Atherstone St Spring, TX	3.0	2.0	1764	$1,745	$0.99	23d	1	0.94mi
2115 Mercoal Dr Spring, TX	3.0	2.0	2484	$2,291	$0.92	0d	1	1.13mi
30619 Victoria Estates Dr Spring, TX	3.0	2.0	2421	$2,200	$0.91	26d	1	1.29mi
31323 Trinity Park Ln Spring, TX	4.0	3.0	3252	$2,595	$0.80	26d	1	1.42mi

HOA detail

• Monthly dues: $92 · $1,104/yr
• Likely covers: poolgymsecurity

Listing history 15 events

1. 2026-06-03
   days on market $250,000 Active 89 DOM
2. 2026-06-02
   days on market $250,000 Active 88 DOM
3. 2026-06-01
   days on market $250,000 Active 87 DOM
4. 2026-05-31
   days on market $250,000 Active 86 DOM
5. 2026-05-12
   status Active 586-char remark

   Show marketing remark (586 chars)

   Beautiful 4-bedroom Gehan home in a desirable gated community. The floor plan features a formal dining room, a spacious den with a fireplace, and a versatile game room. The primary suite includes a bath with a soaking tub and separate shower. This well-maintained home shows pride of ownership and offers the benefits of gated living, including added security and access to amenities like a community pool and fitness center. Conveniently located near parks, shopping, dining, and entertainment, it’s a great alternative to higher-priced areas while still close to city living.

6. 2026-03-17
   historical Active Under Contract 586-char remark

   Show marketing remark (586 chars)

   Beautiful 4-bedroom Gehan home in a desirable gated community. The floor plan features a formal dining room, a spacious den with a fireplace, and a versatile game room. The primary suite includes a bath with a soaking tub and separate shower. This well-maintained home shows pride of ownership and offers the benefits of gated living, including added security and access to amenities like a community pool and fitness center. Conveniently located near parks, shopping, dining, and entertainment, it’s a great alternative to higher-priced areas while still close to city living.

7. 2026-03-06
   listed $250,000 Active 586-char remark

   Show marketing remark (586 chars)

   Beautiful 4-bedroom Gehan home in a desirable gated community. The floor plan features a formal dining room, a spacious den with a fireplace, and a versatile game room. The primary suite includes a bath with a soaking tub and separate shower. This well-maintained home shows pride of ownership and offers the benefits of gated living, including added security and access to amenities like a community pool and fitness center. Conveniently located near parks, shopping, dining, and entertainment, it’s a great alternative to higher-priced areas while still close to city living.

8. 2023-07-03
   historical
9. 2023-05-17
   price $330,000
10. 2022-10-28
    listed $360,000 Active
11. 2006-12-27
    soldstatus
12. 2006-09-01
    historical
13. 2006-07-27
    listed $167,700
14. 2006-07-27
    historical
15. 2006-05-08
    listed $174,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $7,836 · $653/mo
• Projected year-2 tax: $7,836 · $653/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,716
• − Mortgage interest: −$14,004
• − Property taxes: −$7,836
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,217
• − Management: −$2,217
• − HOA: −$1,104
• − Depreciation: −$7,273
• Taxable loss: −$8,186
• Est. tax savings @ 24.0%: +$1,965
• After-tax cash flow: $-2,063/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Conroe ISD
• NCES district ID: 4815000
• Math proficiency: 57% ▼ -6.00%
• Reading proficiency: 57% ▼ -1.00%
• Median HH income: $71,541
• Composite: 50.65/100
• National rank: #1833
• State rank: #69 of 826 in TX

Livability — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

Amenities A+ Commute A Cost of living A+ Crime F Employment C Housing A+ Health & safety A- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 663,713 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 69,980
• Household income: $132,469
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 1115.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 713,896 people
• By 2030: 805,263 · +12.8%
• By 2040: 992,708 · +39.1%
• By 2050: 1,179,590 · +65.2%
• By 2075: 1,628,084 · +128.1%
• By 2100: 1,937,880 · +171.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 58% Hispanic / Latino 22% Two or more races 14% Black 9% Asian 6%
• Hispanic origin (detail): Mexican 11% Cuban 1%
• Common ancestry: Lithuanian 4% Romanian 2% Slovak 2%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+45.5) · D 26.8% · R 72.3%
• 2008→2024 swing: +7.2pp toward D · 2008: -52.7pp · 2024: -45.5pp
• All cycles: 2024: R+45.5 2020: R+43.8 2016: R+51.4 2012: R+60.7 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.74%
• Current HPI: 226.3729
• Rent YoY: ▲ 1.35%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+42.9% since first listed

11 events — show timeline

• 2026-05-12 Relisted — HARMLS
• 2026-03-17 Contingent — HARMLS
• 2026-03-06 Listed $250,000 HARMLS
• 2023-07-03 Listing Removed — HARMLS
• 2023-05-17 Price Changed $330,000 HARMLS
• 2022-10-28 Listed $360,000 HARMLS
• 2006-12-27 Sold (Public Records) — Public Records
• 2006-09-01 Listing Removed — HARMLS
• 2006-07-27 Listing Removed — HARMLS
• 2006-07-27 Listed $167,700 HARMLS
• 2006-05-08 Listed $174,900 HARMLS

Property tax history

+5.3%/yr

Latest (2025): $7,836 · -1.1% YoY. Source: county tax records.