Schools

§ 03

District

Elementary	LONE STAR EL	B
Middle	OAK HILLS J H	A
High	LAKE CREEK H S CCMR 91% · Grad 97%	A

TEA accountability ratings reflect 2024–25 where available. School attendance zones are subject to district redistricting — confirm directly with the district before making a school-based decision.

Overview

§ 01

Exceptional investment opportunity in Montgomery, TX! This multifamily property consists of four duplexes totaling eight income-producing units, all currently leased and generating cash flow from day one. The property has benefited from ongoing improvements, including new roofs, new water heaters in select units, and renovations completed in several units as vacancies occurred over recent years. With an established rental history and existing tenants in place, this is an ideal opportunity for investors looking to add a stabilized multifamily asset to their portfolio. Even more upside awaits with additional land offering the potential to build more duplexes in the future and further increase rental income. A rare combination of immediate cash flow, continued improvements, and future expansion potential in growing Montgomery! The other 3 duplex addresses are 5498, 5516 and 5462 Highline Drive Montgomery, TX 77316

Features

§ 02

Interior

Dishwasher
Microwave
Concrete
Heat: Central
Heat: Electric
Cool: Central Air
Cool: Electric

Exterior & lot

Roof: Composition

Community

Not provided

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential Income
Property Sub Type	Detached
Year Built	2008
Year Built Source	PublicRecords
New Construction	No

Building

Stories	1
Levels	One
Living Area	1,960 sq ft
Living Area Source	Appraiser
Building Area Total	1,960 sq ft
Construction	Cement Siding, Wood Siding
Roof	Composition

Rooms & Baths

Bathrooms (total)	4
Bathrooms Full	4

Interior

Flooring	Concrete
Appliances	Dishwasher, Microwave

Lot

Lot Size (sq ft)	22,002
Lot Size Source	Appraiser
Direction Faces	East

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Lake Conroe Area
Subdivision	Holly Estates 01
Postal Code	77316

Utilities

Heating	Central, Electric
Cooling	Central Air, Electric

Taxes, Terms & Disclosures

Tax Annual Amount	$4,344 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	0.36%
Parcel #	100726
Legal Description	S586000 - HOLLY ESTATES 01, BLOCK 1, LOT 23
Disclosures	Seller Disclosure

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice

Not in archive

This MUD is not yet in our §49.452 archive. We'll add it on request.

Texas Water Code §49.452 requires districts to publish annual notices with tax rate, bonded indebtedness, and assessed value. Most Harris-area MUDs publish these; a handful managed by Inframark do not.

Request this notice

● What this tells you

The §49.452 notice is the only public document that lists a MUD's exact tax rate, outstanding bond debt, and the assessed value used to compute your taxes — direct from the district, not the MLS. If the district is newer or has more bonds outstanding than its neighbors, your effective tax rate will be higher here than just across the street.

Listing's rolled-up MUD rate — Resolved MUD jurisdiction not mapped Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$7,568

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$7,206 Property tax$362 Homeowners insuranceTBD

Subtotal (P&I + Tax) $7,568

Illustrative only, not a quote. P&I assumes the values entered above. Insurance and HOA dues vary — consult licensed lender and insurance agent for accurate quote.

● Effective tax rate · 3-year history

1.6155%

ALL 4 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

1.09%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.15%

→ stable

HOA & Community

§ 05

● HOA details

—

ANNUAL

Association nameTejas Private Money Management co.— Website— Phone— Cert on filemls-trestle

● Community amenities

place_of_worship

Rabon Chapel · 1.0mi
Honea Baptist Church · 1.4mi
Lake Church · 1.8mi

post_office

Dr. James Field · 1.5mi
USPS Collection Box · 5.9mi
United States Postal Service · 5.8mi

grocery

· 1.6mi
· 1.8mi
24 Seven · 1.7mi

gas_station

Shell · 1.6mi
Valero · 1.6mi
Shell · 1.7mi

bank

ATM · 1.7mi
Bank of America ATM · 1.9mi
Navy Federal Credit Union ATM · 1.9mi

park

· 1.7mi
· 1.7mi
Lake Conroe Park · 2.1mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

5,000 Mbps

Fiber available · cable ok

Fiber to the Premises

MidSouth Fiber Internet

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Fidium Fiber

2,000 / 2,000 Mbps

● LOW LATENCY

Fiber to the Premises

Xfinity

2,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

2,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

Copper

Consolidated Communications

500 / 75 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

+ 4 additional provider(s)

Environmental Risk

§ 08

X

FEMA Zone

Zone X · Minimal risk

Outside 100-year and 500-year floodplains. No flood insurance required by lender.

PANEL 48339C SFHA NO SOURCE 48339C_STUDY1

🌡 Heat days >95°F

57 days/yr above 95°F

Plus 12 days above 100°F. NOAA station records, 2016-2025 average.

💨 30-day air quality

AQI 51 · Moderate

Average daily AQI for the 30 days ending 2026-02-28. EPA AQS county monitors. Higher = worse.

🌵 Drought (current)

No drought (D1 or worse)

US Drought Monitor county reading, week of 2026-09-15.

Sources: FEMA NFHL · NOAA GHCN-Daily · EPA AQS · US Drought Monitor. Climate rollup last computed Sep 23, 2026.

Recent Comparable Sales

§ 09

1 comparable sale nearbyAddress-level sold detail is available to registered users. Reach out to Allen for the full comparable-sales report.

Subdivision & Master Plan

§ 10

● Master plan

Holly Estates 01

TIER: SUBDIVISION

Subdivision name (MLS)Holly Estates 01 City · ZIPMontgomery · 77316 CountyMontgomery Listings in subdivision25 Active now3 Sold (last 12 mo)1 Curated amenities60

● Year-built distribution

1975s 2 2005s 1

Fire Protection

§ 11

Nearest station

Lake Conroe Fire Department Station 31

· Conroe

Distance

1.6 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694402 · ACS 2023

Median HH income

$98,110

ACS 2023

Median home value

$249,700

Census self-report

Owner-occupied

79%

1,417 housing units

Bachelor's+

28%

Adults 25+

Median age

38.9

Population 4,053

Work from home

9%

of commuters

Commute 45min+

19%

of commuters

Below poverty

5.1%

tract-level

Amenities & Nearby Places

§ 13

Active listing — amenities should populate from the go-live pipeline. Click to fetch now if missing.

Location & Neighborhood

§ 13

● This Home

5440 Highline Drive, Montgomery, TX 77316

Montgomery County · 30.34°N, 95.61°W

place_of_worship

Rabon Chapel

1.0 mi · 3 within 2 mi

post_office

Dr. James Field

1.5 mi · 1 within 2 mi

grocery

—

1.6 mi · 4 within 2 mi

gas_station

Shell

1.6 mi · 3 within 2 mi

Interactive map coming in v0.2 — currently showing schematic placement.