9969 Glenbrook Ln · The Woodlands, TX 77354

$259,000

3 bd · 2.0 ba · 1,592 sqft · SingleFamily public records · 125 Days on market

Built 2022 5,070 sqft lot $163/sqft · at area comps Est $263k · at est. $63/mo HOA · 3% of rent ↓ 14% 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 +8.2/15.0
• Cash flow +5.4/30.0
• Livability +4.5/5.0
• Schools +3.9/10.0
• 1% rule +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Well-maintained one-story home located at the end of a quiet street in Enclave at Dobbin. Built in 2022, this 3-bedroom, 2-bath home offers 1,592 square feet with an open-concept layout designed for everyday living and entertaining. The kitchen features white cabinetry, stainless steel appliances, ample counter space, and a large island overlooking the living and dining areas. The primary suite includes a spacious bedroom and an ensuite bath with dual sinks, a soaking tub, and a separate glass-enclosed shower. Secondary bedrooms are thoughtfully placed and versatile for guests, home office, or flex space. Additional features include a dedicated laundry room, neutral finishes throughout, and a two-car attached garage. Enjoy outdoor living with a covered patio and fully fenced backyard. Convenient access to FM 1488, shopping, dining, and Magnolia ISD schools.

Key facts

• One story home
• Ensuite bath
• Large island

Tags

• ONE STORY HOME
• OPEN CONCEPT LAYOUT
• WHITE CABINETRY
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND
• ENSUITE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-568 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (38.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (20.8% below list).
• Recommended offer: $159k (38.8% below list) — sets the bar for cash-flow.
• Cap rate 3.7% vs local median 2.3% in The Woodlands — 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 91/100 on livability (#1 in TX, #47 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living D-.
• 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.
• Zoned schools: Cedric C Smith (math 48% / reading 42%, grade D-, #1,133 of 4,322 statewide, top 27%, 724 students, 55% FRL); Bear Branch J H (math 44% / reading 46%, grade D, #479 of 1,662 statewide, top 29%, 1,076 students, 37% FRL); Magnolia H S (math 47% / reading 62%, grade C-, #379 of 1,632 statewide, top 26%, 2,248 students, 31% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: Rents flat; 1622 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $28k of equity ($2k loan paydown + $26k 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 ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Recommended offer $158,621 (38.8% 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. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 39% 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. 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: 0.79% ✗
• Cap rate: 3.66%
• Cash-on-cash: -9.40%
• DSCR: 0.58
• GRM: 10.5

CMA / ARV

• ARV (median comp): $263,285
• List price: $259,000
• Delta: -1.63%
• 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
27219 Mockingbird Terrace Ln	0.29mi	3/2.0	1,640 (+3%)	6mo	$279,725	$171	76
10249 Badger Run Ln	0.33mi	3/2.0	1,566 (-2%)	7mo	$266,475	$170	76
10288 Badger Run Ln	0.38mi	3/2.5	1,597 (+0%)	5mo	$256,724	$161	75
25062 Lindsey Ln	0.31mi	3/2.0	1,717 (+8%)	2mo	$300,400	$175	70
27394 Axis Deer Trl	0.32mi	3/2.0	1,689 (+6%)	6mo	$262,542	$155	70
9315 Central Pl	0.56mi	3/2.0	1,602 (+1%)	5mo	$265,000	$165	69
10010 Cottontail Ct	0.49mi	3/2.0	1,538 (-3%)	5mo	$239,990	$156	67
10260 Badger Run Ln	0.34mi	4/2.0 (+1)	1,689 (+6%)	4mo	$281,125	$166	66
10033 Swift Fox Ct	0.49mi	3/2.0	1,693 (+6%)	3mo	$274,900	$162	64
10272 Badger Run Ln	0.36mi	3/2.0	1,427 (-10%)	3mo	$280,260	$196	64
10228 Badger Run Ln	0.29mi	3/2.0	1,427 (-10%)	7mo	$249,662	$175	63
27076 Badger Way	0.69mi	3/2.0	1,490 (-6%)	7mo	$249,243	$167	51

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

Projected returns pro-forma

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

5-year hold

• IRR: 16.9%
• Equity multiple: 2.38×
• Total profit: $99,755
• Equity at exit: $233,328

10-year hold

• IRR: 15.5%
• Equity multiple: 5.32×
• Total profit: $312,989
• Equity at exit: $503,180

Cash invested: $72,520 (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: 1622
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,052 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$660 /mo · $7,923/yr
• Insurance: −$108
• HOA: −$63
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-568

Break-even live

Break-even rent $2,771

Max offer price $158,621

Occupancy floor —

Sensitivity live

Price	-10% $-422	-5% $-495	+0% $-568	+5% $-642	+10% $-715
Rent	-10% $-730	-5% $-649	+0% $-568	+5% $-487	+10% $-406
Rate	-1.0pp $-438	-0.5pp $-502	base $-568	+0.5pp $-635	+1.0pp $-704

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9829 Glen Brook Ln Magnolia, TX	4.0	2.0	1637	$1,999	$1.22	5d	1	0.26mi
9733 Grosbeak Ln Magnolia, TX	3.0	2.0	1302	$1,798	$1.38	45d	1	0.28mi

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 16 events

1. 2026-06-09
   days on market $259,000 Active 125 DOM
2. 2026-06-08
   days on market $259,000 Active 124 DOM
3. 2026-06-07
   days on market $259,000 Active 123 DOM
4. 2026-06-04
   days on market $259,000 Active 120 DOM
5. 2026-06-03
   days on market $259,000 Active 119 DOM
6. 2026-06-02
   days on market $259,000 Active 118 DOM
7. 2026-06-01
   days on market $259,000 Active 117 DOM
8. 2026-05-31
   days on market $259,000 Active 116 DOM
9. 2026-04-15
   price $259,000 869-char remark

   Show marketing remark (869 chars)

   Well-maintained one-story home located at the end of a quiet street in Enclave at Dobbin. Built in 2022, this 3-bedroom, 2-bath home offers 1,592 square feet with an open-concept layout designed for everyday living and entertaining. The kitchen features white cabinetry, stainless steel appliances, ample counter space, and a large island overlooking the living and dining areas. The primary suite includes a spacious bedroom and an ensuite bath with dual sinks, a soaking tub, and a separate glass-enclosed shower. Secondary bedrooms are thoughtfully placed and versatile for guests, home office, or flex space. Additional features include a dedicated laundry room, neutral finishes throughout, and a two-car attached garage. Enjoy outdoor living with a covered patio and fully fenced backyard. Convenient access to FM 1488, shopping, dining, and Magnolia ISD schools.

10. 2026-02-04
    listed $269,000 Active 869-char remark

    Show marketing remark (869 chars)

    Well-maintained one-story home located at the end of a quiet street in Enclave at Dobbin. Built in 2022, this 3-bedroom, 2-bath home offers 1,592 square feet with an open-concept layout designed for everyday living and entertaining. The kitchen features white cabinetry, stainless steel appliances, ample counter space, and a large island overlooking the living and dining areas. The primary suite includes a spacious bedroom and an ensuite bath with dual sinks, a soaking tub, and a separate glass-enclosed shower. Secondary bedrooms are thoughtfully placed and versatile for guests, home office, or flex space. Additional features include a dedicated laundry room, neutral finishes throughout, and a two-car attached garage. Enjoy outdoor living with a covered patio and fully fenced backyard. Convenient access to FM 1488, shopping, dining, and Magnolia ISD schools.

11. 2023-01-20
    soldstatus Sold 472-char remark

    Show marketing remark (472 chars)

    Gorgeous One Story Saratoga Home, the Wren. Home features 3 Bed, 2 Bathrooms with Open floor plan concept, perfect for entertaining. The chef's kitchen has a stunning island with granite countertops, shaker maple cabinets, and custom tile back splash, ceramic tile flooring. Owners Suite with dual vanity & sinks, large walk-in closets, tiled shower and garden. Stop in the model home to schedule your private tour! 25021 Lindsey Lane at the entrance of the community.

12. 2022-12-29
    status Pending, Continue to Show 472-char remark

    Show marketing remark (472 chars)

    Gorgeous One Story Saratoga Home, the Wren. Home features 3 Bed, 2 Bathrooms with Open floor plan concept, perfect for entertaining. The chef's kitchen has a stunning island with granite countertops, shaker maple cabinets, and custom tile back splash, ceramic tile flooring. Owners Suite with dual vanity & sinks, large walk-in closets, tiled shower and garden. Stop in the model home to schedule your private tour! 25021 Lindsey Lane at the entrance of the community.

13. 2022-12-20
    price $295,950 472-char remark

    Show marketing remark (472 chars)

    Gorgeous One Story Saratoga Home, the Wren. Home features 3 Bed, 2 Bathrooms with Open floor plan concept, perfect for entertaining. The chef's kitchen has a stunning island with granite countertops, shaker maple cabinets, and custom tile back splash, ceramic tile flooring. Owners Suite with dual vanity & sinks, large walk-in closets, tiled shower and garden. Stop in the model home to schedule your private tour! 25021 Lindsey Lane at the entrance of the community.

14. 2022-12-09
    price $269,950 472-char remark

    Show marketing remark (472 chars)

    Gorgeous One Story Saratoga Home, the Wren. Home features 3 Bed, 2 Bathrooms with Open floor plan concept, perfect for entertaining. The chef's kitchen has a stunning island with granite countertops, shaker maple cabinets, and custom tile back splash, ceramic tile flooring. Owners Suite with dual vanity & sinks, large walk-in closets, tiled shower and garden. Stop in the model home to schedule your private tour! 25021 Lindsey Lane at the entrance of the community.

15. 2022-10-31
    price $295,950 472-char remark

    Show marketing remark (472 chars)

    Gorgeous One Story Saratoga Home, the Wren. Home features 3 Bed, 2 Bathrooms with Open floor plan concept, perfect for entertaining. The chef's kitchen has a stunning island with granite countertops, shaker maple cabinets, and custom tile back splash, ceramic tile flooring. Owners Suite with dual vanity & sinks, large walk-in closets, tiled shower and garden. Stop in the model home to schedule your private tour! 25021 Lindsey Lane at the entrance of the community.

16. 2022-10-07
    listed $300,100 Active 472-char remark

    Show marketing remark (472 chars)

    Gorgeous One Story Saratoga Home, the Wren. Home features 3 Bed, 2 Bathrooms with Open floor plan concept, perfect for entertaining. The chef's kitchen has a stunning island with granite countertops, shaker maple cabinets, and custom tile back splash, ceramic tile flooring. Owners Suite with dual vanity & sinks, large walk-in closets, tiled shower and garden. Stop in the model home to schedule your private tour! 25021 Lindsey Lane at the entrance of the community.

ⓘ 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: $7,923 · $660/mo
• Projected year-2 tax: $7,923 · $660/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $24,626
• − Mortgage interest: −$14,508
• − Property taxes: −$7,923
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − HOA: −$756
• − Depreciation: −$7,535
• Taxable loss: −$11,331
• Est. tax savings @ 24.0%: +$2,719
• After-tax cash flow: $-4,099/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 — The Woodlands

• Score: 91/100
• State rank: #1
• US rank: #47

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 663,713 people
• City population: 106,505
• 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

-13.7% since first listed

8 events — show timeline

• 2026-04-15 Price Changed $259,000 HARMLS
• 2026-02-04 Listed $269,000 HARMLS
• 2023-01-20 Sold (MLS) — HARMLS
• 2022-12-29 Pending — HARMLS
• 2022-12-20 Price Changed $295,950 HARMLS
• 2022-12-09 Price Changed $269,950 HARMLS
• 2022-10-31 Price Changed $295,950 HARMLS
• 2022-10-07 Listed $300,100 HARMLS

Property tax history

+37.5%/yr

Latest (2025): $7,923 · +9.9% YoY. Source: county tax records.