42664 Reminiscent Ln · Magnolia, TX 77354

$374,990

4 bd · 4.5 ba · 2,995 sqft · Land · 60 Days on market

Built 2025 6,360 sqft lot $125/sqft · at area comps Est $383k · at est. $75/mo HOA · 3% of rent ↓ 18% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +8.4/15.0
• Cash flow +7.7/30.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.3/10.0

Listing remarks MLS

This stunning new two-story home is thoughtfully designed to adapt to life’s changing needs, offering the perfect balance of comfort, privacy, and space. With 4 spacious bedrooms each with its own private bath plus a convenient guest powder bath, everyone has their own retreat. Enjoy the convenience of having 2 bedrooms on the main floor, ideal for guests or multi-generational living. A dramatic two-story foyer and soaring ceilings in the family room create an impressive welcome. Work from home in the home office then unwind in the open-concept kitchen featuring a large island and built-in stainless steel appliances. The luxurious primary suite includes a spa-inspired bath with a separate soaking tub for relaxation. Easy-to-maintain luxury vinyl plank flooring runs throughout the main living areas, combining beauty with practicality. Energy-efficient HVAC systems ensure year-round comfort and savings making this a smart and stylish choice. Don’t miss your chance to own this dream home!

Key facts

• Open concept kitchen
• Large island
• Two story home

Tags

• TWO STORY HOME
• HOME OFFICE
• OPEN CONCEPT KITCHEN
• LARGE ISLAND
• LUXURIOUS PRIMARY SUITE
• SPA INSPIRED BATH

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath land listed at $375k.

Deal economics

• At list price, monthly cash flow is $-440 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (36.7% below list).
• Recommended offer: $237k (36.7% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.4% in Magnolia — 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 73/100 on livability (#222 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Magnolia ISD (rural): math 42% / reading 45% proficiency, ranked #247 of 826 in TX (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 1604 active listings in the ZIP; high-income renter base; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).

Forward outlook

• In year one you build about $40k of equity ($3k loan paydown + $37k appreciation (10.0% local appreciation)).
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $237,219 (36.7% 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 60 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.63% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.03%
• DSCR: 0.78
• GRM: 13.2

CMA / ARV

• ARV (median comp): $382,740
• List price: $374,990
• Delta: -2.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 0.32% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 2.62×
• Total profit: $169,844
• Equity at exit: $337,821

10-year hold

• IRR: 17.9%
• Equity multiple: 5.86×
• Total profit: $510,622
• Equity at exit: $728,523

Cash invested: $104,997 (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 77354

• Home prices YoY: 2.4%
• Rents YoY: 0.3%
• Active inventory: 1604
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,372 medium
• Mortgage (P&I): −$1,966
• Tax from tax record: −$116 /mo · $1,395/yr
• Insurance: −$156
• HOA: −$75
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-440

Break-even live

Break-even rent $2,929

Max offer price $297,271

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: $93,748
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 15 events

1. 2026-05-18
   status Pending 1012-char remark

   Show marketing remark (1012 chars)

   This stunning new two-story home is thoughtfully designed to adapt to life’s changing needs, offering the perfect balance of comfort, privacy, and space. With 4 spacious bedrooms each with its own private bath plus a convenient guest powder bath, everyone has their own retreat. Enjoy the convenience of having 2 bedrooms on the main floor, ideal for guests or multi-generational living. A dramatic two-story foyer and soaring ceilings in the family room create an impressive welcome. Work from home in the home office then unwind in the open-concept kitchen featuring a large island and built-in stainless steel appliances. The luxurious primary suite includes a spa-inspired bath with a separate soaking tub for relaxation. Easy-to-maintain luxury vinyl plank flooring runs throughout the main living areas, combining beauty with practicality. Energy-efficient HVAC systems ensure year-round comfort and savings making this a smart and stylish choice. Don’t miss your chance to own this dream home!

2. 2026-05-15
   price $374,990 1012-char remark

   Show marketing remark (1012 chars)

   This stunning new two-story home is thoughtfully designed to adapt to life’s changing needs, offering the perfect balance of comfort, privacy, and space. With 4 spacious bedrooms each with its own private bath plus a convenient guest powder bath, everyone has their own retreat. Enjoy the convenience of having 2 bedrooms on the main floor, ideal for guests or multi-generational living. A dramatic two-story foyer and soaring ceilings in the family room create an impressive welcome. Work from home in the home office then unwind in the open-concept kitchen featuring a large island and built-in stainless steel appliances. The luxurious primary suite includes a spa-inspired bath with a separate soaking tub for relaxation. Easy-to-maintain luxury vinyl plank flooring runs throughout the main living areas, combining beauty with practicality. Energy-efficient HVAC systems ensure year-round comfort and savings making this a smart and stylish choice. Don’t miss your chance to own this dream home!

3. 2026-04-29
   price $389,990 1012-char remark

   Show marketing remark (1012 chars)

   This stunning new two-story home is thoughtfully designed to adapt to life’s changing needs, offering the perfect balance of comfort, privacy, and space. With 4 spacious bedrooms each with its own private bath plus a convenient guest powder bath, everyone has their own retreat. Enjoy the convenience of having 2 bedrooms on the main floor, ideal for guests or multi-generational living. A dramatic two-story foyer and soaring ceilings in the family room create an impressive welcome. Work from home in the home office then unwind in the open-concept kitchen featuring a large island and built-in stainless steel appliances. The luxurious primary suite includes a spa-inspired bath with a separate soaking tub for relaxation. Easy-to-maintain luxury vinyl plank flooring runs throughout the main living areas, combining beauty with practicality. Energy-efficient HVAC systems ensure year-round comfort and savings making this a smart and stylish choice. Don’t miss your chance to own this dream home!

4. 2026-03-19
   status Active

   Show marketing remark (1012 chars)

   This stunning new two-story home is thoughtfully designed to adapt to life’s changing needs, offering the perfect balance of comfort, privacy, and space. With 4 spacious bedrooms each with its own private bath plus a convenient guest powder bath, everyone has their own retreat. Enjoy the convenience of having 2 bedrooms on the main floor, ideal for guests or multi-generational living. A dramatic two-story foyer and soaring ceilings in the family room create an impressive welcome. Work from home in the home office then unwind in the open-concept kitchen featuring a large island and built-in stainless steel appliances. The luxurious primary suite includes a spa-inspired bath with a separate soaking tub for relaxation. Easy-to-maintain luxury vinyl plank flooring runs throughout the main living areas, combining beauty with practicality. Energy-efficient HVAC systems ensure year-round comfort and savings making this a smart and stylish choice. Don’t miss your chance to own this dream home!

5. 2026-03-19
   listed $399,990 Active 1012-char remark

   Show marketing remark (1012 chars)

   This stunning new two-story home is thoughtfully designed to adapt to life’s changing needs, offering the perfect balance of comfort, privacy, and space. With 4 spacious bedrooms each with its own private bath plus a convenient guest powder bath, everyone has their own retreat. Enjoy the convenience of having 2 bedrooms on the main floor, ideal for guests or multi-generational living. A dramatic two-story foyer and soaring ceilings in the family room create an impressive welcome. Work from home in the home office then unwind in the open-concept kitchen featuring a large island and built-in stainless steel appliances. The luxurious primary suite includes a spa-inspired bath with a separate soaking tub for relaxation. Easy-to-maintain luxury vinyl plank flooring runs throughout the main living areas, combining beauty with practicality. Energy-efficient HVAC systems ensure year-round comfort and savings making this a smart and stylish choice. Don’t miss your chance to own this dream home!

6. 2026-03-19
   historical

   Show marketing remark (1012 chars)

   This stunning new two-story home is thoughtfully designed to adapt to life’s changing needs, offering the perfect balance of comfort, privacy, and space. With 4 spacious bedrooms each with its own private bath plus a convenient guest powder bath, everyone has their own retreat. Enjoy the convenience of having 2 bedrooms on the main floor, ideal for guests or multi-generational living. A dramatic two-story foyer and soaring ceilings in the family room create an impressive welcome. Work from home in the home office then unwind in the open-concept kitchen featuring a large island and built-in stainless steel appliances. The luxurious primary suite includes a spa-inspired bath with a separate soaking tub for relaxation. Easy-to-maintain luxury vinyl plank flooring runs throughout the main living areas, combining beauty with practicality. Energy-efficient HVAC systems ensure year-round comfort and savings making this a smart and stylish choice. Don’t miss your chance to own this dream home!

7. 2026-01-19
   status Pending
8. 2025-12-27
   price $389,990
9. 2025-11-11
   listed $399,990 Active
10. 2025-11-11
    historical
11. 2025-08-29
    price $399,990
12. 2025-07-10
    price $429,990
13. 2025-06-04
    price $419,990
14. 2025-05-19
    price $424,990
15. 2025-05-12
    listed $455,313 Active

ⓘ 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: $1,395 · $116/mo
• Projected year-2 tax: $6,862 · $572/mo
• Expected delta: +$5,467/yr (+$456/mo · 391.9%)

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

Taxation est. · year 1

• Rental income: $28,466
• − Mortgage interest: −$21,005
• − Property taxes: −$1,395
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,277
• − Management: −$2,277
• − HOA: −$900
• − Depreciation: −$10,909
• Taxable loss: −$12,172
• Est. tax savings @ 24.0%: +$2,921
• After-tax cash flow: $-2,358/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: Magnolia ISD
• NCES district ID: 4828740
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $71,692
• Composite: 39.46/100
• National rank: #3958
• State rank: #247 of 826 in TX

Livability — Magnolia

• Score: 73/100
• State rank: #222
• US rank: #5442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 663,713 people
• City population: 32,847
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 44,900
• Household income: $112,504
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 586.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 25% Two or more races 18% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 2%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 15% Other Indo-European 1% German/W. Germanic 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: ▲ 12.09%
• Current HPI: 512.87
• Rent YoY: ▲ 0.32%
• 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

-17.6% since first listed

15 events — show timeline

• 2026-05-18 Pending — HARMLS
• 2026-05-15 Price Changed $374,990 HARMLS
• 2026-04-29 Price Changed $389,990 HARMLS
• 2026-03-19 Relisted — HARMLS
• 2026-03-19 Listing Removed — HARMLS
• 2026-03-19 Listed $399,990 HARMLS
• 2026-01-19 Pending — HARMLS
• 2025-12-27 Price Changed $389,990 HARMLS
• 2025-11-11 Listing Removed — HARMLS
• 2025-11-11 Listed $399,990 HARMLS
• 2025-08-29 Price Changed $399,990 HARMLS
• 2025-07-10 Price Changed $429,990 HARMLS
• 2025-06-04 Price Changed $419,990 HARMLS
• 2025-05-19 Price Changed $424,990 HARMLS
• 2025-05-12 Listed $455,313 HARMLS