13179 Turret Bend Way · Cut and Shoot, TX 77378

$185,990

3 bd · 2.5 ba · 1,206 sqft · Land · 7 Days on market

Built 2026 $50/mo HOA · 3% of rent

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Why this score? — see what drove the C- 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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.9/10.0
• Schools +3.2/10.0
• Livability +2.8/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.9/10.0

Listing remarks

LOVELY NEW D. R. HORTON BUILT 2 STORY IN CASTLE'S EDGE! Charming Elevation with Covered Front Porch! Great Location with No Back Neighbors for Extra Privacy! Spacious Layout! Large Living Area is Open to Kitchen with Granite Counters, Stainless Appliances, & Pantry! 3 beautiful bedrooms and with plenty of natural light! Zoned to Willis ISD! Castle's Edge offers easy access to the nearby cities of Conroe and Willis where residents can go shopping and dining minutes away from home. Ready for Summer 2026 Move In!

Key facts

• Covered front porch
• Zoned to willis isd
• Stainless appliances

Tags

• COVERED FRONT PORCH
• NO BACK NEIGHBORS
• GRANITE COUNTERS
• STAINLESS APPLIANCES
• ZONED TO WILLIS ISD
• EASY ACCESS TO NEARBY CITIES

Property features AI

Finance

• HOA & community: Community association (Castles Edge Residential Comm Inc); Annual association fee of $600

Exterior

• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Faces south
• Construction: Built in 2026; Cement siding; Composition roof; Slab foundation
• Exterior features: Private yard; Corner lot in a subdivision; Concrete road access

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave
• Bedrooms: Primary bedroom on second floor; Bedroom on second floor (11 x 10); Bedroom on second floor (12 x 11); Living room on first floor (15 x 12)
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Granite counters; Primary bedroom with private bath; Pantry; Tub with shower; Kitchen and dining combined; Programmable thermostat; Low emissivity windows
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $186k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (0.7% below list).
• Recommended offer: $185k (0.7% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 4.8% in Cut and Shoot — 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 56/100 on livability (#1,326 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute 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: Edward B Cannan El (math 34% / reading 32%, grade F, #2,208 of 4,322 statewide, top 52%, 672 students, 74% FRL); Lynn Lucas Middle (math 23% / reading 32%, grade F, #1,156 of 1,662 statewide, top 71%, 971 students, 74% 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 flat; 710 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).
• This rent runs 31% of the median local income ($71k/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 $1k of loan paydown is wiped out by about $6k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $184,654 (0.7% below list)

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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.08%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.98% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.73×
• Total profit: $-14,297
• Equity at exit: $27,732

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,961
• Equity at exit: $16,081

Cash invested: $52,077 (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 77378

• Home prices YoY: -3.0%
• Rents YoY: 1.0%
• Active inventory: 710
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,847 medium
• Mortgage (P&I): −$975
• Tax from tax record: −$49 /mo · $583/yr
• Insurance: −$77
• HOA: −$50
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $307

Break-even live

Break-even rent $1,457

Max offer price $185,990

Occupancy floor 78%

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: $46,498
• Closing costs: $5,580
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12366 Sword Point Ct Willis, TX	3.0	3.0	1206	$1,750	$1.45	43d	1	0.13mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 6 events

1. 2026-06-18
   days on market $185,990 Active 7 DOM
2. 2026-06-17
   days on market $185,990 Active 6 DOM
3. 2026-06-16
   days on market $185,990 Active 5 DOM
4. 2026-06-15
   days on market $185,990 Active 4 DOM
5. 2026-06-13
   remarks 516-char remark
6. 2026-06-13
   listed $185,990 Active 2 DOM

ⓘ 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: $583 · $49/mo
• Projected year-2 tax: $3,404 · $284/mo
• Expected delta: +$2,821/yr (+$235/mo · 484.0%)

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

Taxation est. · year 1

• Rental income: $22,158
• − Mortgage interest: −$10,418
• − Property taxes: −$583
• − Insurance: −$930
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − HOA: −$600
• − Depreciation: −$5,411
• Taxable income: $671
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $3,527/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: 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

Livability — Cut and Shoot

• Score: 56/100
• State rank: #1326
• US rank: #22835

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 663,713 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 17,629
• Household income: $71,143
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 402.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 58% Hispanic / Latino 32% Two or more races 14% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Romanian 2% Slovak 2% Serbian 1%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 19%

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: ▼ -8.25%
• Current HPI: 261.9673
• Rent YoY: ▲ 0.98%
• 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

1 event — show timeline

• 2026-06-11 Listed $185,990 HARMLS