32056 S Wiggins St · Tomball, TX 77355

$55,900

3 bd · 2.0 ba · 1,483 sqft · SingleFamily public records · 1 Days on market

Built 1982 0.50 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Half-acre lot in established Magnolia community, opportunity to acquire a 3-bedroom, 2-bath, 1483 SF home on a generously sized parcel in a growing NW Houston submarket with easy access to TX-249/Aggie Expressway, the Tomball corridor, and the Lake Conroe area. Built in 1982 in a mature neighborhood setting. Property backs to commercial. Subject to third-party approval in a SS. Sold strictly as-is; deferred maintenance including foundation, roof, Hvac, electrical and terminate issues documented by licensed TREC and WDI inspectors. Buyer to independently verify all measurements, schools, deed restrictions and acreage.

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1982

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces
• Security: Smoke detectors
• Utilities: Public water; Aerobic septic
• Home design: Residential property; Built in 1982; Slab foundation; Composition roof
• Construction: Brick and wood siding construction
• Exterior features: Covered patio; Deck; Porch; Patio; Private yard; Fence (back yard); Storage; Shed(s); Workshop; Cleared lot; Side yard

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Garbage disposal
• Bedrooms: 3 possible bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; High ceilings; Kitchen and family room combo; One fireplace
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $56k).
• Cap rate 31.4% vs local median 2.7% in Tomball — 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 75/100 on livability (#155 in TX, #4,239 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: amenities F, commute F.
• Tomball ISD (suburban): math 66% / reading 63% proficiency, ranked #25 of 826 in TX (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Decker Prairie El (math 29% / reading 34%, grade F, #2,396 of 4,322 statewide, top 56%, 755 students, 40% FRL); Tomball H S (math 74% / reading 69%, grade B+, #111 of 1,632 statewide, top 7%, 2,801 students, 34% FRL).
• Zoned-school proficiency averages 52% at this address vs 64% district-wide (-13 pts) — the specific schools serving this property underperform the Tomball ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 557 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $386 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-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?
3. 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.
4. 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.
5. 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: 3.53% ✓
• Cap rate: 31.42%
• Cash-on-cash: 89.74%
• DSCR: 4.99
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $241,729
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32016 S Wiggins St	0.20mi	4/2.0 (+1)	1,485 (+0%)	3mo	$275,000	$185	83
32214 Annice Ln	0.46mi	3/2.0	1,530 (+3%)	6mo	$240,000	$157	68
32211 Decker Oaks Dr	0.49mi	3/2.0	1,556 (+5%)	2mo	$249,300	$160	67
31942 S Wiggins St	0.35mi	3/2.0	1,630 (+10%)	1mo	$215,000	$132	66
32002 Sue Ln	0.70mi	3/2.0	1,464 (-1%)	6mo	$260,000	$178	60
11843 Belle Ct	0.73mi	3/2.0	1,534 (+3%)	2mo	$249,900	$163	58
12035 Fairquarter Ln	0.72mi	3/2.0	1,414 (-5%)	1mo	$240,000	$170	58
12038 Powderhorn Ln	0.69mi	3/2.0	1,556 (+5%)	5mo	$265,000	$170	55
12035 Powderhorn Ln	0.67mi	3/2.0	1,556 (+5%)	9mo	$260,000	$167	53
32102 Decker Oaks Dr	0.57mi	4/2.0 (+1)	1,626 (+10%)	9mo	$249,900	$154	44
11703 Elizabeth Ct	0.72mi	3/2.0	1,611 (+9%)	10mo	$239,990	$149	44
28411 Red Fox Ln	0.64mi	2/2.5 (-1)	1,310 (-12%)	7mo	$210,000	$160	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 90.4%
• Equity multiple: 5.19×
• Total profit: $65,523
• Equity at exit: $8,335

10-year hold

• IRR: 93.3%
• Equity multiple: 10.79×
• Total profit: $153,174
• Equity at exit: $4,833

Cash invested: $15,652 (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 77355

• Home prices YoY: -30.3%
• Active inventory: 557
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,971 medium
• Mortgage (P&I): −$293
• Tax est. 1.5%: −$70 /mo · $838/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $1,171

Break-even live

Break-even rent $489

Max offer price $55,900

Occupancy floor 36%

Sensitivity live

Price	-10% $1,209	-5% $1,190	+0% $1,171	+5% $1,151	+10% $1,132
Rent	-10% $1,015	-5% $1,093	+0% $1,171	+5% $1,248	+10% $1,326
Rate	-1.0pp $1,199	-0.5pp $1,185	base $1,171	+0.5pp $1,156	+1.0pp $1,141

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: $13,975
• Closing costs: $1,677
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26193 Brahman Dr Magnolia, TX	3.0	2.0	1204	$1,925	$1.60	25d	1	1.41mi

Listing history 5 events

1. 2026-04-28
   status Pending
2. 2026-04-28
   listed $55,900 Active
3. 2026-03-25
   historical
4. 2026-02-06
   listed $275,000 Active
5. 2023-07-31
   soldstatus

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

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 · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,648
• − Mortgage interest: −$3,131
• − Property taxes: −$838
• − Insurance: −$280
• − Repairs & maintenance: −$1,892
• − Management: −$1,892
• − Depreciation: −$1,626
• Taxable income: $13,989
• Est. tax owed @ 24.0%: −$3,357
• After-tax cash flow: $10,689/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: Tomball ISD
• NCES district ID: 4842960
• Math proficiency: 66% ▼ -6.00%
• Reading proficiency: 63% ▼ -4.00%
• Median HH income: $86,552
• Composite: 58.32/100
• National rank: #1014
• State rank: #25 of 826 in TX

Livability — Tomball

• Score: 75/100
• State rank: #155
• US rank: #4239

Category grades

Amenities F Commute F Cost of living A+ Crime C+ 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: 113,991
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 32,847
• Household income: $102,066
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 209.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 25% Two or more races 14% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Slovak 4% Serbian 2% Romanian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 17%

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: ▼ -116.90%
• Current HPI: 268.5845
• Rent YoY: —
• 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

-79.7% since first listed

5 events — show timeline

• 2026-04-28 Pending — HARMLS
• 2026-04-28 Listed $55,900 HARMLS
• 2026-03-25 Listing Removed — HARMLS
• 2026-02-06 Listed $275,000 HARMLS
• 2023-07-31 Sold (Public Records) — Public Records

Property tax history

+10.4%/yr

Latest (2025): $3,661 · -14.4% YoY. Source: county tax records.