1004 Mccall Ave · Conroe, TX 77301

$127,500

3 bd · 1.0 ba · 1,175 sqft · SingleFamily public records · 69 Days on market

Built 1945 7,501 sqft lot $109/sqft · 24% below area Est $167k · 24% under ↓ 38% since listing

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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 +20.9/30.0
• ARV discount +15.0/15.0
• 1% rule +6.9/10.0
• DSCR +6.6/10.0
• Schools +5.1/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home with a 2-car carport, offering a functional layout and solid potential. The main level features a spacious living area with a kitchen/dining combo, while the primary bedroom is conveniently located downstairs and additional bedrooms upstairs. Situated on a generous lot, there’s room to enjoy outdoor space or plan future improvements. Some updates may be needed, giving buyers a great opportunity to personalize and add value. Conveniently located near shopping, dining, and major roads for easy access around Conroe.

Key facts

• 7,501 sq ft lot
• Garage
• Built 1945

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $120k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.1% in Conroe — 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 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: schools D+, commute F, health & safety F.
• Conroe ISD (other): math 57% / reading 57% proficiency, ranked #69 of 826 in TX (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.4%/yr); 486 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $882 of loan paydown is wiped out by about $4k 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 69 days — a 6% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,850 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.19% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.93%
• DSCR: 1.26
• GRM: 7.0

CMA / ARV

• ARV (median comp): $166,990
• List price: $127,500
• Delta: -23.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2004 White Oak Dr	0.70mi	3/1.0	1,188 (+1%)	7mo	$210,000	$177	60
1106 Callahan Ave	0.45mi	3/1.0	1,282 (+9%)	16mo	$174,900	$136	51
281 Jewel St	0.62mi	3/1.5	1,092 (-7%)	12mo	$89,900	$82	47
1106 Cowan Ave	0.58mi	4/2.0 (+1)	1,285 (+9%)	11mo	$199,900	$156	39
278 Jewel St	0.65mi	3/2.0	1,014 (-14%)	6mo	$204,000	$201	38

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 · 1.43% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-11,676
• Equity at exit: $19,011

10-year hold

• IRR: -2.1%
• Equity multiple: 0.87×
• Total profit: $-4,644
• Equity at exit: $11,024

Cash invested: $35,700 (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 77301

• Home prices YoY: -8.4%
• Rents YoY: 1.4%
• Active inventory: 486
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$669
• Tax from tax record: −$302 /mo · $3,627/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $176

Break-even live

Break-even rent $1,296

Max offer price $127,500

Occupancy floor 83%

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 N Frazier St Conroe, TX	2.0	2.0	1159	$1,245	$1.07	44d	1	0.17mi
241 Interstate 45 S Conroe, TX	2.0	2.0	979	$1,250	$1.28	44d	1	0.36mi
231 Interstate 45 N Unit 288 Conroe, TX	2.0	2.0	880	$1,127	$1.28	3d	1	0.55mi
901 Wilson Rd Unit 3047 Conroe, TX	3.0	2.0	1295	$1,524	$1.18	11d	1	0.66mi
901 Wilson Rd Unit 2047 Conroe, TX	2.0	2.0	917	$1,103	$1.20	12d	1	0.66mi
650 Sgt Ed Holcomb Blvd N Conroe, TX	1.0–3.0	1.0–3.0	1151	$2,245	$1.95	2d	107	0.68mi
901 Wilson Rd Unit 934 Conroe, TX	3.0	2.0	1295	$1,513	$1.17	10d	1	0.69mi
901 Wilson Rd Unit 2162 Conroe, TX	2.0	2.0	917	$1,119	$1.22	7d	1	0.69mi
901 Wilson Rd Unit 958 Conroe, TX	2.0	2.0	917	$1,143	$1.25	10d	1	0.69mi
901 Wilson Rd Unit 3228 Conroe, TX	3.0	2.0	1295	$1,481	$1.14	3d	1	0.69mi
901 Wilson Rd Unit 2228 Conroe, TX	2.0	2.0	917	$1,111	$1.21	3d	1	0.69mi
1619 N Frazier St Conroe, TX	1.0–2.0	1.0–2.0	824	$1,895	$2.30	7d	10	0.70mi
1619 N Frazier St Conroe, TX	2.0	2.0	980	$1,309	$1.34	44d	1	0.70mi
907 Wilson Rd Conroe, TX	3.0	2.0	1295	$1,760	$1.36	44d	1	0.74mi
1101 Wilson Rd Conroe, TX	1.0–2.0	1.0	720	$1,190	$1.65	15d	13	0.76mi
511 N 3rd St Conroe, TX	3.0	1.0	1100	$1,695	$1.54	4d	1	0.77mi
115 Lillian St Unit LL115 Conroe, TX	3.0	2.0	1120	$1,399	$1.25	5d	1	0.91mi
1515 Wilson Rd Conroe, TX	1.0–3.0	1.0–2.0	828	$1,330	$1.61	15d	31	0.98mi
500 Hickerson St Conroe, TX	2.0–4.0	2.0	1165	$1,456	$1.25	5d	3	1.06mi
1900 Westview Blvd Conroe, TX	2.0	2.0	1016	$1,320	$1.30	7d	1	1.07mi
1900 Westview Blvd Unit 2047 Conroe, TX	2.0	2.0	1016	$1,076	$1.06	11d	1	1.08mi
1900 Westview Blvd Unit 3047 Conroe, TX	3.0	2.0	1182	$1,825	$1.54	11d	1	1.08mi
1900 Westview Blvd Unit 1933 Conroe, TX	3.0	2.0	1182	$1,814	$1.53	10d	1	1.11mi
1900 Westview Blvd Unit 1957 Conroe, TX	2.0	2.0	1016	$1,247	$1.23	14d	1	1.11mi
1900 Westview Blvd Unit 420 Conroe, TX	2.0	2.0	1016	$1,065	$1.05	10d	1	1.11mi
1900 Westview Blvd Unit 2162 Conroe, TX	2.0	2.0	1016	$1,041	$1.02	7d	1	1.12mi
1900 Westview Blvd Unit 3228 Conroe, TX	3.0	2.0	1182	$1,782	$1.51	3d	1	1.12mi
1900 Westview Blvd Unit 2228 Conroe, TX	2.0	2.0	1016	$1,033	$1.02	3d	1	1.12mi
601 Booker T Washington St Conroe, TX	2.0	1.0	864	$1,089	$1.26	5d	1	1.19mi
601 Booker T Washington St Conroe, TX	2.0	1.0	864	$1,100	$1.27	44d	1	1.19mi
2020 Plantation Dr Conroe, TX	1.0–2.0	1.0–2.0	779	$1,180	$1.51	1d	18	1.25mi
900 Holly Dr Conroe, TX	2.0	1.0	850	$1,095	$1.29	14d	3	1.31mi
900 Holly Dr Unit 16 Conroe, TX	2.0	1.0	850	$1,095	$1.29	44d	1	1.31mi
113 Betty St Unit BE113 Conroe, TX	3.0	2.0	1216	$1,399	$1.15	21d	1	1.32mi
1945 Westview Blvd Conroe, TX	1.0–3.0	1.0–2.0	931	$1,925	$2.07	2d	16	1.36mi
808 Gladstell Rd Conroe, TX	1.0–2.0	1.0–2.0	745	$1,290	$1.73	2d	17	1.45mi
204 Peggy St Unit PG204 Conroe, TX	3.0	2.0	1216	$1,399	$1.15	21d	1	1.45mi
1206 North Loop 336 W Conroe, TX	2.0	1.0	788	$1,188	$1.51	44d	1	1.49mi

Listing history 32 events

1. 2026-06-18
   days on market $127,500 Active 69 DOM
2. 2026-06-17
   days on market $127,500 Active 68 DOM
3. 2026-06-16
   days on market $127,500 Active 67 DOM
4. 2026-06-15
   days on market $127,500 Active 66 DOM
5. 2026-06-13
   pricedays on market $127,500 Active 64 DOM
6. 2026-06-09
   days on market $137,500 Active 60 DOM
7. 2026-06-08
   days on market $137,500 Active 59 DOM
8. 2026-06-07
   days on market $137,500 Active 58 DOM
9. 2026-06-04
   days on market $137,500 Active 55 DOM
10. 2026-06-03
    days on market $137,500 Active 54 DOM
11. 2026-06-02
    days on market $137,500 Active 53 DOM
12. 2026-06-01
    days on market $137,500 Active 52 DOM
13. 2026-05-31
    days on market $137,500 Active 51 DOM
14. 2026-05-15
    price $137,500 556-char remark

    Show marketing remark (556 chars)

    Charming 3-bedroom, 1-bath home with a 2-car carport, offering a functional layout and solid potential. The main level features a spacious living area with a kitchen/dining combo, while the primary bedroom is conveniently located downstairs and additional bedrooms upstairs. Situated on a generous lot, there’s room to enjoy outdoor space or plan future improvements. Some updates may be needed, giving buyers a great opportunity to personalize and add value. Conveniently located near shopping, dining, and major roads for easy access around Conroe.

15. 2026-04-10
    listed $147,500 Active 556-char remark

    Show marketing remark (556 chars)

    Charming 3-bedroom, 1-bath home with a 2-car carport, offering a functional layout and solid potential. The main level features a spacious living area with a kitchen/dining combo, while the primary bedroom is conveniently located downstairs and additional bedrooms upstairs. Situated on a generous lot, there’s room to enjoy outdoor space or plan future improvements. Some updates may be needed, giving buyers a great opportunity to personalize and add value. Conveniently located near shopping, dining, and major roads for easy access around Conroe.

16. 2025-12-23
    historical
17. 2025-04-04
    price $197,500
18. 2025-02-27
    listed $199,750 Active
19. 2024-11-01
    historical $1,900
20. 2024-10-04
    price $1,900
21. 2024-07-31
    price $2,300
22. 2024-04-26
    listed $2,600
23. 2021-09-22
    soldstatus
24. 2021-09-21
    soldstatus Sold
25. 2021-08-27
    status Pending
26. 2021-08-19
    status Option Pending
27. 2021-08-07
    price $199,000
28. 2021-07-12
    price $212,500
29. 2021-06-29
    price $215,000
30. 2021-06-21
    listed $222,000 Active
31. 2006-08-04
    soldstatus
32. 2000-12-29
    soldstatus

ⓘ 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: $3,627 · $302/mo
• Projected year-2 tax: $3,627 · $302/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 26 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: $18,235
• − Mortgage interest: −$7,142
• − Property taxes: −$3,627
• − Insurance: −$638
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$3,709
• Taxable income: $201
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $2,069/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: Conroe ISD
• NCES district ID: 4815000
• Math proficiency: 57% ▼ -6.00%
• Reading proficiency: 57% ▼ -1.00%
• Median HH income: $71,541
• Composite: 50.65/100
• National rank: #1833
• State rank: #69 of 826 in TX

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 · 663,713 people
• City population: 205,417
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 37,769
• Household income: $66,475
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1256.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 52% White 31% Two or more races 19% Black 13% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 51% English-only · Spanish 45% Other Asian/Pacific 2%

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: ▼ -25.51%
• Current HPI: 278.6662
• Rent YoY: ▲ 1.43%
• 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

-38.1% since first listed

19 events — show timeline

• 2026-05-15 Price Changed $137,500 HARMLS
• 2026-04-10 Listed $147,500 HARMLS
• 2025-12-23 Listing Removed — HARMLS
• 2025-04-04 Price Changed $197,500 HARMLS
• 2025-02-27 Listed $199,750 HARMLS
• 2024-11-01 Rental Removed $1,900 HARMLS
• 2024-10-04 Price Changed $1,900 HARMLS
• 2024-07-31 Price Changed $2,300 HARMLS
• 2024-04-26 Listed for Rent $2,600 HARMLS
• 2021-09-22 Sold (Public Records) — Public Records
• 2021-09-21 Sold (MLS) — HARMLS
• 2021-08-27 Pending — HARMLS
• 2021-08-19 Pending — HARMLS
• 2021-08-07 Price Changed $199,000 HARMLS
• 2021-07-12 Price Changed $212,500 HARMLS
• 2021-06-29 Price Changed $215,000 HARMLS
• 2021-06-21 Listed $222,000 HARMLS
• 2006-08-04 Sold (Public Records) — Public Records
• 2000-12-29 Sold (Public Records) — Public Records

Property tax history

+14.1%/yr

Latest (2025): $3,627 · +6.9% YoY. Source: county tax records.