805 E Calhoun St · El Campo, TX 77437

$82,999

1 bd · 1.0 ba · 608 sqft · SingleFamily public records · 380 Days on market

Built 1948 6,298 sqft lot $137/sqft · 35% above area Est $61k · 35% over

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

CUTE HOME IN EL CAMPO! Welcome to 805 E Calhoun St. This could be the opportunity you have been waiting for! You must check out this two-bedroom, one bathroom home that we just listed in the El Campo area. It features new paint and upgrades in the bright kitchen and bathroom. This property is located conveniently near the El Campo Memorial Hospital and El Campo Country Club and is ready for its new owners to come and enjoy. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Upgrades in kitchen
• Upgrades in bathroom
• New paint

Tags

• NEW PAINT
• UPGRADES IN KITCHEN
• UPGRADES IN BATHROOM
• CONVENIENTLY NEAR HOSPITAL
• CONVENIENTLY NEAR COUNTRY CLUB

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.2% in El Campo — 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 73/100 on livability (#204 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, crime D-.
• El Campo ISD (town): math 44% / reading 38% proficiency, ranked #387 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 154 active listings in the ZIP; 191 units permitted in Wharton County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $574 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 380 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,039 (12.0% below list)

Questions for the listing agent

1. It's been on market 380 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.26% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.89%
• DSCR: 1.71
• GRM: 6.6

CMA / ARV

• ARV (median comp): $61,464
• List price: $82,999
• Delta: 35.04%
• Verdict: OVERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.8%
• Equity multiple: 1.26×
• Total profit: $6,133
• Equity at exit: $12,375

10-year hold

• IRR: 16.1%
• Equity multiple: 2.31×
• Total profit: $30,501
• Equity at exit: $7,176

Cash invested: $23,240 (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 77437

• Home prices YoY: -33.6%
• Active inventory: 154
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $308

Break-even live

Break-even rent $653

Max offer price $82,999

Occupancy floor 65%

Sensitivity live

Price	-10% $355	-5% $331	+0% $308	+5% $284	+10% $261
Rent	-10% $225	-5% $267	+0% $308	+5% $349	+10% $390
Rate	-1.0pp $350	-0.5pp $329	base $308	+0.5pp $286	+1.0pp $264

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $82,999 Active 380 DOM
2. 2026-06-18
   days on market $82,999 Active 379 DOM
3. 2026-06-17
   days on market $82,999 Active 378 DOM
4. 2026-06-16
   days on market $82,999 Active 377 DOM
5. 2026-06-15
   days on market $82,999 Active 376 DOM
6. 2026-06-14
   days on market $82,999 Active 374 DOM
7. 2026-06-12
   days on market $82,999 Active 373 DOM
8. 2026-06-09
   days on market $82,999 Active 370 DOM
9. 2026-06-08
   days on market $82,999 Active 369 DOM
10. 2026-06-07
    days on market $82,999 Active 368 DOM
11. 2026-06-07
    days on market $82,999 Active 367 DOM
12. 2026-06-03
    days on market $82,999 Active 364 DOM
13. 2026-06-02
    days on market $82,999 Active 363 DOM
14. 2026-06-01
    days on market $82,999 Active 362 DOM
15. 2026-05-31
    days on market $82,999 Active 361 DOM
16. 2026-05-30
    days on market $82,999 Active 360 DOM
17. 2026-02-20
    price $82,999 652-char remark

    Show marketing remark (652 chars)

    CUTE HOME IN EL CAMPO! Welcome to 805 E Calhoun St. This could be the opportunity you have been waiting for! You must check out this two-bedroom, one bathroom home that we just listed in the El Campo area. It features new paint and upgrades in the bright kitchen and bathroom. This property is located conveniently near the El Campo Memorial Hospital and El Campo Country Club and is ready for its new owners to come and enjoy. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

18. 2025-06-04
    listed $86,999 Active 652-char remark

    Show marketing remark (652 chars)

    CUTE HOME IN EL CAMPO! Welcome to 805 E Calhoun St. This could be the opportunity you have been waiting for! You must check out this two-bedroom, one bathroom home that we just listed in the El Campo area. It features new paint and upgrades in the bright kitchen and bathroom. This property is located conveniently near the El Campo Memorial Hospital and El Campo Country Club and is ready for its new owners to come and enjoy. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

19. 2024-06-08
    historical
20. 2023-07-19
    status Active
21. 2023-07-13
    status Pending
22. 2023-07-07
    status Active
23. 2023-07-03
    status Pending
24. 2023-06-08
    listed $65,999 Active
25. 2020-10-08
    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: $554 · $46/mo
• Projected year-2 tax: $1,519 · $127/mo
• Expected delta: +$965/yr (+$80/mo · 174.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,513
• − Mortgage interest: −$4,649
• − Property taxes: −$554
• − Insurance: −$415
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$2,415
• Taxable income: $2,478
• Est. tax owed @ 24.0%: −$595
• After-tax cash flow: $3,098/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: El Campo ISD
• NCES district ID: 4818280
• Math proficiency: 44% ▼ -2.00%
• Reading proficiency: 38% ▲ 1.00%
• Median HH income: $44,351
• Composite: 34.82/100
• National rank: #5102
• State rank: #387 of 826 in TX

Livability — El Campo

• Score: 73/100
• State rank: #204
• US rank: #5196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Campo, TX
• City population: 18,886
• Population (ZIP): 18,886

Population outlook (Wharton County) Hauer SSP2

• Today (2025): 42,448 people
• By 2030: 42,726 · +0.7%
• By 2040: 43,042 · +1.4%
• By 2050: 43,368 · +2.2%
• By 2075: 44,962 · +5.9%
• By 2100: 44,510 · +4.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 50% White 44% Two or more races 18% Black 6%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 67% English-only · Spanish 32%

Political lean MEDSL · Wharton

• 2024 margin: Solid R (+51.8) · D 23.8% · R 75.6%
• 2008→2024 swing: -20.7pp toward R · 2008: -31.2pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+43.1 2016: R+40.2 2012: R+39.1 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.78%
• Current HPI: 181.5905
• Rent YoY: —
• Metro: —
• 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

+25.8% since first listed

9 events — show timeline

• 2026-02-20 Price Changed $82,999 HARMLS
• 2025-06-04 Listed $86,999 HARMLS
• 2024-06-08 Listing Removed — HARMLS
• 2023-07-19 Relisted — HARMLS
• 2023-07-13 Pending — HARMLS
• 2023-07-07 Relisted — HARMLS
• 2023-07-03 Pending — HARMLS
• 2023-06-08 Listed $65,999 HARMLS
• 2020-10-08 Sold (Public Records) — Public Records

Property tax history

-0.2%/yr

Latest (2025): $554 · -21.8% YoY. Source: county tax records.