Maldives Plan · Conroe, TX 77318

$327,990

4 bd · 2.0 ba · 1,910 sqft · SingleFamily · 344 Days on market

Good condition

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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).

• ARV discount +7.5/15.0
• Cash flow +4.0/30.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.0/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bedrooms | 2-3 Bathrooms | Approx. 1,910 Sq. Ft. The Maldives offers the perfect combination of open concept living and private retreat, thoughtfully designed to suit a variety of lifestyles. Blending modern design, functional spaces, and flexible options, The Maldives creates a home that adapts beautifully to every stage of life. At the heart of the home, a spacious great room flows effortlessly into the casual dining area and modern kitchen featuring a large island and walk-in pantry-creating a connected space ideal for gatherings, daily meals, and family moments. Outdoor living is a breeze with a covered patio, with the option to extend it for larger gatherings or quiet evenings outdoors. Buyers can further customize their home with available upgrades such as a fireplace in the great room, third bath, or lockers at the garage entry. The private primary suite offers a peaceful retreat with a spa-inspired bath, dual vanities, and a generous walk-in closet. Optional features such as a shower seat allow homeowners to personalize their comfort. Three secondary bedrooms offer plenty of versatility for family, guests, or a home office. Everyday functionality shines with a well-placed laundry room and a spacious two-car garage for convenience and storage.

Key facts

• Primary suite
• Casual dining area
• Large island

Tags

• MODERN KITCHEN
• LARGE ISLAND
• WALK-IN PANTRY
• CASUAL DINING AREA
• GREAT ROOM
• PRIMARY SUITE

🏗️ New construction. The $327,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $394,067.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $328k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (28.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (37.2% below list).
• Recommended offer: $206k (37.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#169 in TX, #4,447 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, amenities B; Watch: commute F, health & safety F.
• Willis ISD (rural): math 33% / reading 40% proficiency, ranked #458 of 826 in TX (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: W Lloyd Meador El (math 45% / reading 44%, grade F, #1,155 of 4,322 statewide, top 29%, 617 students, 43% FRL); Robert P Brabham Middle (math 33% / reading 41%, grade F, #756 of 1,662 statewide, top 47%, 1,117 students, 52% FRL); Willis H S (math 19% / reading 46%, grade F, #1,029 of 1,632 statewide, top 64%, 2,521 students, 57% FRL).
• Market conditions: Rents soft (-2.1%/yr); 1569 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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

• It's been on market 344 days — a 12% lower offer ($289k) is reasonable based on typical stale-listing flexibility.

Recommended offer $205,937 (37.2% 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 344 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.52% ✗
• Cap rate: 2.95%
• Cash-on-cash: -11.92%
• DSCR: 0.47
• GRM: 15.9

CMA / ARV

• ARV (median comp): $394,067
• List price: $327,990
• Delta: -16.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
522 Tawny Rim Dr	0.51mi	4/3.0	2,012 (+5%)	2mo	$329,900	$164	61
251 Mallards Rim Dr	0.66mi	4/3.0	1,878 (-2%)	2mo	$359,900	$192	61
255 Brecon Buff Dr	0.48mi	3/2.0 (-1)	2,025 (+6%)	3mo	$349,990	$173	60
510 Abcot Ranger Ct	0.69mi	4/3.0	1,878 (-2%)	2mo	$399,900	$213	59
115 Spotted Wood Ct	0.37mi	4/3.0	2,138 (+12%)	0mo	$484,177	$226	59
204 Bronzewood Terrace Ct	0.69mi	3/2.0 (-1)	1,950 (+2%)	2mo	$325,000	$167	58
548 Red Cascade Trl	0.67mi	3/2.5 (-1)	1,878 (-2%)	3mo	$316,849	$169	56
219 Prairie Rose Ct	0.68mi	3/2.5 (-1)	1,835 (-4%)	0mo	$298,900	$163	55
101 Mallards Rim Ct	0.57mi	3/2.5 (-1)	1,743 (-9%)	2mo	$383,900	$220	50
503 Abcot Ranger Ct	0.66mi	3/2.5 (-1)	1,743 (-9%)	3mo	$392,900	$225	45
255 Mallards Rim Dr	0.66mi	3/2.5 (-1)	1,743 (-9%)	4mo	$349,900	$201	44
251 Garden Rose Trl	0.58mi	3/2.5 (-1)	2,143 (+12%)	3mo	$439,900	$205	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -41.5%
• Equity multiple: -0.27×
• Total profit: $-139,691
• Equity at exit: $58,757

10-year hold

• IRR: -90.7%
• Equity multiple: -1.13×
• Total profit: $-234,756
• Equity at exit: $34,072

Cash invested: $110,339 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 125 active · 42 under contract
• Months of supply: 20.8 mo (5%/mo absorbed)
• Median asking: $354,990 ($182/sqft)
• Median days on market: 132 d
• This list price: 26% of active listings are priced below it
• ARV vs active asking: +13.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77318

• Home prices YoY: -32.7%
• Rents YoY: -2.1%
• Active inventory: 1569
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $2,059 high
• Mortgage (P&I): −$2,067
• Tax est. 1.5%: −$493 /mo · $5,911/yr
• Insurance: −$164
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-1,096

Break-even live

Break-even rent $3,447

Max offer price $235,415

Occupancy floor —

Sensitivity live

Price	-10% $-824	-5% $-960	+0% $-1,096	+5% $-1,233	+10% $-1,369
Rent	-10% $-1,259	-5% $-1,178	+0% $-1,096	+5% $-1,015	+10% $-934
Rate	-1.0pp $-898	-0.5pp $-996	base $-1,096	+0.5pp $-1,199	+1.0pp $-1,302

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: $98,517
• Closing costs: $11,822
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
142 Scarlet Maple Ct Willis, TX	4.0	3.0	2320	$2,516	$1.08	4d	1	0.39mi
272 Warbler Song Dr Willis, TX	4.0	2.5	2200	$1,277	$0.58	42d	1	0.45mi
322 Fanpalm Ct Unit Na Willis, TX	3.0	2.0	2000	$2,500	$1.25	20d	1	0.62mi
9706 Farm to Market 1097 Willis, TX	3.0	2.0	1239	$1,125	$0.91	20d	1	0.99mi
9700 FM 1097 Rd W Willis, TX	2.0–3.0	2.0	1115	$1,501	$1.35	0d	10	1.04mi
314 Harbor Bend Ct Willis, TX	3.0	2.0	1311	$1,800	$1.37	139d	1	1.11mi
212 Seven Pines Dr Willis, TX	3.0	2.0	1494	$1,729	$1.16	11d	1	1.16mi
210 Pine Cavern Dr Willis, TX	3.0	2.0	1494	$1,669	$1.12	63d	1	1.20mi
505 Hines Ave Apt B Willis, TX	3.0	2.5	1665	$1,500	$0.90	39d	1	1.50mi
7599 Fettle Ln Conroe, TX	3.0	2.0	1594	$1,800	$1.13	11d	1	1.50mi

Listing history 50 events

1. 2026-09-24
   days on market $327,990 Active 344 DOM
2. 2026-09-23
   days on market $327,990 Active 343 DOM
3. 2026-09-22
   days on market $327,990 Active 342 DOM
4. 2026-09-21
   days on market $327,990 Active 341 DOM
5. 2026-09-20
   days on market $327,990 Active 340 DOM
6. 2026-09-19
   days on market $327,990 Active 339 DOM
7. 2026-09-18
   days on market $327,990 Active 338 DOM
8. 2026-09-17
   days on market $327,990 Active 337 DOM
9. 2026-09-16
   days on market $327,990 Active 336 DOM
10. 2026-09-15
    days on market $327,990 Active 335 DOM
11. 2026-09-14
    days on market $327,990 Active 334 DOM
12. 2026-09-13
    days on market $327,990 Active 333 DOM
13. 2026-09-12
    days on market $327,990 Active 332 DOM
14. 2026-09-11
    days on market $327,990 Active 331 DOM
15. 2026-09-05
    days on market $327,990 Active 325 DOM
16. 2026-09-04
    days on market $327,990 Active 324 DOM
17. 2026-09-03
    days on market $327,990 Active 323 DOM
18. 2026-08-29
    days on market $327,990 Active 318 DOM
19. 2026-08-28
    days on market $327,990 Active 317 DOM
20. 2026-08-27
    days on market $327,990 Active 316 DOM
21. 2026-08-25
    days on market $327,990 Active 314 DOM
22. 2026-08-24
    days on market $327,990 Active 313 DOM
23. 2026-08-23
    days on market $327,990 Active 312 DOM
24. 2026-08-22
    days on market $327,990 Active 311 DOM
25. 2026-08-21
    days on market $327,990 Active 310 DOM
26. 2026-08-20
    days on market $327,990 Active 309 DOM
27. 2026-08-19
    days on market $327,990 Active 308 DOM
28. 2026-08-18
    days on market $327,990 Active 307 DOM
29. 2026-08-17
    days on market $327,990 Active 306 DOM
30. 2026-08-16
    days on market $327,990 Active 305 DOM
31. 2026-08-15
    days on market $327,990 Active 304 DOM
32. 2026-08-14
    days on market $327,990 Active 303 DOM
33. 2026-08-13
    days on market $327,990 Active 302 DOM
34. 2026-08-12
    days on market $327,990 Active 301 DOM
35. 2026-08-11
    days on market $327,990 Active 300 DOM
36. 2026-08-10
    days on market $327,990 Active 299 DOM
37. 2026-08-09
    days on market $327,990 Active 298 DOM
38. 2026-08-08
    days on market $327,990 Active 297 DOM
39. 2026-08-06
    days on market $327,990 Active 295 DOM
40. 2026-08-05
    days on market $327,990 Active 294 DOM
41. 2026-08-04
    days on market $327,990 Active 293 DOM
42. 2026-08-03
    days on market $327,990 Active 292 DOM
43. 2026-07-31
    days on market $327,990 Active 289 DOM
44. 2026-07-30
    days on market $327,990 Active 287 DOM
45. 2026-07-28
    days on market $327,990 Active 286 DOM
46. 2026-07-26
    days on market $327,990 Active 284 DOM
47. 2026-07-24
    days on market $327,990 Active 282 DOM
48. 2026-07-23
    days on market $327,990 Active 281 DOM
49. 2026-07-22
    days on market $327,990 Active 280 DOM
50. 2026-07-21
    days on market $327,990 Active 279 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: $24,712
• − Mortgage interest: −$22,074
• − Property taxes: −$5,911
• − Insurance: −$1,970
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − Depreciation: −$11,464
• Taxable loss: −$20,661
• Est. tax savings @ 24.0%: +$4,959
• After-tax cash flow: $-8,198/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

The home is in good condition with a modern kitchen and bathrooms. It has a good curb appeal and is move-in ready. Consider painting the exterior siding, landscaping improvements, adding smart home features, and upgrading the kitchen appliances to further increase its value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers or renters. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and marketability. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers or renters. ↑

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary W Lloyd Meador El F TX #1,155/4,322 Nat'l #16,061/41,679 Middle Robert P Brabham Middle F TX #756/1,662 Nat'l #6,830/14,009 High Willis H S F TX #1,029/1,632 Nat'l #10,333/17,239

Schools (NCES district)

• District: Willis ISD
• NCES district ID: 4845900
• Math proficiency: 33% ▼ -15.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $57,828
• Composite: 32.32/100
• National rank: #5746
• State rank: #458 of 826 in TX

B Composite livability gradescore 74/100

Livability — Conroe

• Score: 74/100
• State rank: #169
• US rank: #4447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Conroe, TX
• County: Montgomery County · 713,896 people
• City population: 38,421
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 20,792
• Household income: $92,415
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 0% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Two or more races 14% Black 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 10%

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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: ▼ -114.58%
• Current HPI: 236.256
• Rent YoY: ▼ -2.09%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

+0.3% since first listed

4 events — show timeline

• 2026-05-02 Price Changed $317,990 Zillow
• 2026-01-31 Price Changed $326,990 Zillow
• 2025-11-04 Price Changed $312,990 Zillow
• 2025-10-15 Listed $316,990 Zillow