6007 Majestic Creek Trl · Houston, TX 77365

$279,990

4 bd · 3.0 ba · 2,260 sqft · SingleFamily · 9 Days on market

Built 2026 Good condition $58/mo HOA · 2% of rent ↓ 11% since listing

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Why this score? — see what drove the F 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).

• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Schools +2.8/10.0
• 1% rule +2.4/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious Two-Story Living with LVP Flooring and First-Floor Guest Suite The Magellan is a beautifully designed two-story home offering 2,260 square feet with 4 bedrooms, 3 bathrooms, and a 2-car garage. One bedroom and a full bath are located on the first floor, ideal for guests or flexible living. The open-concept main level features LVP flooring throughout the main living areas and a modern kitchen with granite countertops, a large island, soft close cabinets and drawers, and stainless steel appliances, creating a seamless flow for everyday living and entertaining. Upstairs includes a spacious game room and a private primary suite with a walk-in closet and en suite bath. Located in the R

Key facts

• Two-story living
• Large island
• Lvp flooring

Tags

• TWO-STORY LIVING
• FIRST-FLOOR GUEST SUITE
• LVP FLOORING
• MODERN KITCHEN
• GRANITE COUNTERTOPS
• LARGE ISLAND

Property features AI

Finance

• Other: Municipal Utility District disclosure available
• Financial info: Lease not considered
• HOA & community: Association: ASI Sterling; Annual association fee of $700

Exterior

• Parking: Attached garage; 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Full ownership; Slab foundation; Composition roof
• Construction: Built by Starlight Homes; Cement siding; Composition roof; 2026 construction; Slab foundation
• Exterior features: Deck; Patio; Private yard; Subdivision setting; Concrete road access

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Granite counters; Pantry; Breakfast bar; Kitchen open to family room
• Bedrooms: 4 total rooms (includes bedrooms and other living spaces)
• Flooring: Carpet; Plank flooring; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling; Programmable thermostat; Energy-efficient HVAC and insulated construction
• Interior features: Breakfast bar; Granite counters; High ceilings; Kitchen/family room combo; Pantry; Tub with shower; Programmable thermostat; Low emissivity windows; Ventilation for improved indoor air quality
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer listed among appliances

🏗️ New construction. The $279,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $325,440.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-400 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (13.8% below list).
• Recommended offer: $241k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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.
• New Caney ISD (suburban): math 31% / reading 32% proficiency, ranked #570 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pine Valley Middle (math 33% / reading 30%, grade F, #997 of 1,662 statewide, top 61%, 776 students, 77% FRL); New Caney H S (math 24% / reading 31%, grade F, #1,183 of 1,632 statewide, top 73%, 2,428 students, 78% FRL) — zoned schools average 78% FRL vs 57% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 941 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).
• This rent runs 30% of the median local income ($96k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $241,436 (13.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.26%
• DSCR: 0.77
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $325,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5971 Triumph Oaks Trl	0.13mi	4/3.0	2,260 (0%)	2mo	$309,990	$137	92
5978 Triumph Oaks Trl	0.17mi	4/3.0	2,260 (0%)	1mo	$309,790	$137	91
3702 Kennedy Clover Ct	0.20mi	4/2.5	2,279 (+1%)	3mo	$342,790	$150	85
6060 Majestic Creek Trl	0.11mi	4/3.0	2,121 (-6%)	1mo	$302,540	$143	84
3716 Kennedy Clover Ct	0.24mi	4/2.5	2,279 (+1%)	2mo	$339,490	$149	84
6111 Emperor Pines Trl	0.08mi	4/2.5	2,121 (-6%)	3mo	$289,900	$137	81
3722 Kennedy Clover Ct	0.25mi	5/3.0 (+1)	2,218 (-2%)	2mo	$284,990	$128	79
5990 Triumph Oaks Trl	0.18mi	4/2.5	2,121 (-6%)	2mo	$304,990	$144	78
3844 Sunbird Creek Trl	0.35mi	4/2.5	2,338 (+4%)	1mo	$336,990	$144	75
4127 Slow Creek Ct	0.44mi	5/3.0 (+1)	2,218 (-2%)	2mo	$328,540	$148	70
4134 Slow Creek Ct	0.45mi	5/3.0 (+1)	2,218 (-2%)	1mo	$342,290	$154	70
4503 Whitehaven Ridge Way	0.53mi	3/2.5 (-1)	2,182 (-4%)	1mo	$285,000	$131	61

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -26.8%
• Equity multiple: 0.11×
• Total profit: $-81,356
• Equity at exit: $48,524

10-year hold

• IRR: -29.7%
• Equity multiple: -0.28×
• Total profit: $-116,254
• Equity at exit: $28,138

Cash invested: $91,123 (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 77365

• Home prices YoY: -33.0%
• Rents YoY: 1.6%
• Active inventory: 941
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,414 high
• Mortgage (P&I): −$1,707
• Tax est. 1.5%: −$407 /mo · $4,882/yr
• Insurance: −$136
• HOA: −$58
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-400

Break-even live

Break-even rent $2,920

Max offer price $267,603

Occupancy floor —

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: $81,360
• Closing costs: $9,763
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6313 Barrington Cliff Trl Porter, TX	3.0	2.0	1800	$2,134	$1.19	43d	1	0.72mi
6313 Barrington Cliff Trl Porter, TX	3.0	2.0	1800	$1,999	$1.11	1d	1	0.73mi
5714 Straight Way Kingwood, TX	3.0	2.0	1788	$1,830	$1.02	19d	1	0.99mi
5706 Straight Way Kingwood, TX	4.0	2.5	2346	$2,095	$0.89	15d	1	1.01mi
3311 Pleasant Hollow Ln Porter, TX	5.0	3.5	3196	$3,320	$1.04	16d	1	1.05mi
3514 Creek Manor Dr Kingwood, TX	4.0	2.5	2274	$1,995	$0.88	43d	1	1.20mi
23227 Albert Dr Porter, TX	4.0	2.0	1800	$2,300	$1.28	43d	1	1.32mi
9323 Darby Knoll Way Porter, TX	4.0	2.5	2182	$2,595	$1.19	43d	1	1.44mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 7 events

1. 2026-06-18
   days on market $279,990 Active 9 DOM
2. 2026-06-17
   days on market $279,990 Active 8 DOM
3. 2026-06-16
   days on market $279,990 Active 7 DOM
4. 2026-06-15
   days on market $279,990 Active 6 DOM
5. 2026-06-13
   days on market $279,990 Active 4 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   listed $279,990 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $28,972
• − Mortgage interest: −$18,230
• − Property taxes: −$4,882
• − Insurance: −$1,627
• − Repairs & maintenance: −$2,318
• − Management: −$2,318
• − HOA: −$696
• − Depreciation: −$9,467
• Taxable loss: −$10,565
• Est. tax savings @ 24.0%: +$2,536
• After-tax cash flow: $-2,261/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This two-story home is in good condition with a modern kitchen and bathrooms. It has a good curb appeal and is move-in ready. Potential value can be increased with minor cosmetic upgrades.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Upgrading the flooring in the bedrooms — Replacing carpet with hardwood or tile can increase both resale and rental value.
• Both Upgrading the kitchen appliances — Modernizing the kitchen appliances can increase both resale and rental value.
• Both Upgrading the bathrooms with modern fixtures — Modernizing the bathrooms can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Upgrading the flooring in the bedrooms — Replacing carpet with hardwood or tile can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modernizing the kitchen appliances can increase both resale and rental value. ↑
• Both Upgrading the bathrooms with modern fixtures — Modernizing the bathrooms can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: New Caney ISD
• NCES district ID: 4832400
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $55,380
• Composite: 27.97/100
• National rank: #6857
• State rank: #570 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): 46,418
• Household income: $95,702
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1016.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 46% White 44% Two or more races 15% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 39% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 18% · Canada
• Languages at home: 59% English-only · Spanish 36% Other Indo-European 2% 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: ▼ -111.46%
• Current HPI: 225.9903
• Rent YoY: ▲ 1.65%
• 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

-10.6% since first listed

2 events — show timeline

• 2026-06-09 Price Changed $279,990 HARMLS
• 2026-06-09 Listed $313,290 HARMLS