15941 Blass Valley Dr · Grangerland, TX 77302

$269,390

4 bd · 2.5 ba · 1,850 sqft · SingleFamily · 6 Days on market

Built 2026 Good condition 6,126 sqft lot $80/mo HOA · 3% of rent ↓ 54% 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).

• Cash flow +13.5/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• 1% rule +4.1/10.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

READY NOW. Fall in love with the Springfield plan in Mavera by Centex Homes—where the heart of the home truly shines. The spacious kitchen features generous counter space and opens to a bright living and dining area made for connection. With 4 bedrooms, 2.5 baths, and smart storage throughout, this two-story design offers both style and practicality. Located in amenity-rich Mavera, close to parks, trails, and top.

Key facts

• Close to parks
• Spacious kitchen
• Smart storage

Tags

• SPACIOUS KITCHEN
• GENEROUS COUNTER SPACE
• BRIGHT LIVING AND DINING AREA
• SMART STORAGE
• TWO-STORY DESIGN
• CLOSE TO PARKS

Property features AI

Finance

• Other: Concrete road surface; Lot in a subdivision
• HOA & community: Community managed by Inframark; Annual association fee; Community pool; Curbs and gutters

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; New construction; Faces west; Single-family design with two stories (entry level: first)
• Construction: Built in 2026; Brick and wood siding exterior; Composition roof; Slab foundation; Built by Centex
• Exterior features: Covered patio; Patio and deck; Fence (back yard); Sprinkler/irrigation

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Oven
• Bedrooms: Primary bedroom on second level (approx. 12x16); Three additional bedrooms on second level (approx. 9x11, 10x10, 10x11); One bedroom on first level (approx. 15x20 family room and 10x12 breakfast nook noted separately)
• Flooring: Carpet; Plank flooring; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air (electric); HVAC energy-efficient
• Interior features: Granite counters; Tub with shower

🏗️ New construction. The $269,390 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $300,916.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $269k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $10 ($123/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Cap rate 6.3% vs local median 5.1% in Grangerland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: San Jacinto El (math 35% / reading 37%, grade F, #1,921 of 4,322 statewide, top 45%, 547 students, 81% FRL); Caney Creek H S (math 33% / reading 42%, grade F, #888 of 1,632 statewide, top 55%, 2,504 students, 79% FRL) — zoned schools average 80% FRL vs 34% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 37% at this address vs 57% district-wide (-20 pts) — the specific schools serving this property underperform the Conroe ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.3%/yr); 1111 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 39% of the median local income ($85k/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 $9k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $269,390

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 9.1

CMA / ARV

• ARV (median comp): $300,916
• List price: $269,390
• Delta: -3.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15985 Blass Valley Dr	0.03mi	4/2.5	1,850 (0%)	1mo	$287,320	$155	97
15018 English Rose Rd	0.03mi	4/2.5	1,850 (0%)	2mo	$276,730	$150	97
15980 Blass Valley Dr	0.10mi	4/2.0	1,777 (-4%)	2mo	$274,790	$155	85
15385 Dapple Bluff Ln	0.14mi	4/2.0	1,937 (+5%)	1mo	$294,910	$152	82
15349 Dapple Bluff Ln	0.18mi	4/2.0	1,937 (+5%)	2mo	$304,620	$157	80
15969 Blass Valley Dr	0.03mi	4/3.0	2,036 (+10%)	0mo	$279,540	$137	79
15187 Wild Gully Way	0.05mi	4/3.0	2,028 (+10%)	2mo	$355,880	$175	78
15019 Rustic Moon Rd	0.32mi	4/2.0	1,924 (+4%)	1mo	$314,860	$164	76
14973 Rustic Moon Rd	0.36mi	4/2.0	1,924 (+4%)	2mo	$289,648	$151	73
16153 Sepia Manor St	0.25mi	4/2.5	1,642 (-11%)	3mo	$264,810	$161	68
14985 Rustic Moon Rd	0.34mi	4/2.0	1,689 (-9%)	1mo	$264,050	$156	67
15632 Boulder Lake Ln	0.49mi	4/3.0	2,028 (+10%)	2mo	$338,180	$167	58

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-47,187
• Equity at exit: $44,868

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-36,449
• Equity at exit: $26,018

Cash invested: $84,257 (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 77302

• Rents YoY: 3.3%
• Active inventory: 1111
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,747 medium
• Mortgage (P&I): −$1,578
• Tax est. 1.5%: −$376 /mo · $4,514/yr
• Insurance: −$125
• HOA: −$80
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $10

Break-even live

Break-even rent $2,734

Max offer price $300,916

Occupancy floor 95%

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: $75,229
• Closing costs: $9,027
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15447 Dapple Bluff Ln Conroe, TX	4.0	2.5	2265	$2,900	$1.28	44d	1	0.09mi
16393 Many Trees Ln Conroe, TX	3.0	2.0	1540	$1,795	$1.17	44d	1	0.49mi
16350 Many Trees Ln Conroe, TX	3.0	2.0	1550	$1,500	$0.97	24d	1	0.53mi

HOA detail

• Monthly dues: $80 · $960/yr

Listing history 6 events

1. 2026-06-04
   status $269,390 Pending 6 DOM
2. 2026-06-03
   days on market $269,390 Active 6 DOM
3. 2026-06-02
   days on market $269,390 Active 5 DOM
4. 2026-06-01
   days on market $269,390 Active 4 DOM
5. 2026-05-31
   days on market $269,390 Active 3 DOM
6. 2026-05-06
   listed $290,380 Active 25-char remark

ⓘ 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: $32,959
• − Mortgage interest: −$16,856
• − Property taxes: −$4,514
• − Insurance: −$1,505
• − Repairs & maintenance: −$2,637
• − Management: −$2,637
• − HOA: −$960
• − Depreciation: −$8,754
• Taxable loss: −$4,903
• Est. tax savings @ 24.0%: +$1,177
• After-tax cash flow: $1,300/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 · 13 photos

Good 80/100 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready with minimal maintenance required. The highest-ROI updates would be to paint the exterior, replace the carpet with hardwood, and upgrade the kitchen appliances.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet with hardwood — Improves aesthetics and is durable
• Both Upgrade kitchen appliances — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and is durable ↑
• Both Upgrade kitchen appliances — Modernizes the space and adds 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: 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 — Grangerland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Montgomery County · 663,713 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 21,546
• Household income: $84,673
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 205.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 29% Two or more races 19% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 20% Russian/Polish/Slavic 1% Other Indo-European 0%

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: ▼ -187.56%
• Current HPI: 262.1879
• Rent YoY: ▲ 3.30%
• 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

-54.4% since first listed

4 events — show timeline

• 2026-06-03 Pending — HARMLS
• 2026-05-29 Price Changed $269,390 HARMLS
• 2026-05-29 Price Changed $290,380 HARMLS
• 2026-05-28 Listed $590,380 HARMLS