Freestone Plan · Willis, TX 77378

$276,490

4 bd · 2.0 ba · 1,693 sqft · SingleFamily · 134 Days on market

Excellent 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 +6.5/30.0
• Condition / age +4.8/5.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.7/5.0
• 1% rule +1.6/10.0
• Appreciation +0.9/10.0
• DSCR +0.7/10.0

Listing remarks MLS

The Freestone is an impressive single-story floorplan offering 1,693 to 1,749 square feet of thoughtfully designed living space. Featuring 3 to 4 bedrooms, 2 full bathrooms, and an option for a 2- or 3-car garage, this home plan combines style and functionality to meet a variety of lifestyle needs.

Key facts

• 2 garage spots
• Listed 133 days

🏗️ New construction. The $276,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $306,453.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $276k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-523 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (27.0% below list).
• Recommended offer: $202k (27.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#933 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, amenities 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 flat; 838 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).
• This rent runs 34% 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 $2k of loan paydown is wiped out by about $9k 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 134 days — a 12% lower offer ($243k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,922 (27.0% 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 134 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.66% ✗
• Cap rate: 4.25%
• Cash-on-cash: -7.31%
• DSCR: 0.67
• GRM: 12.6

CMA / ARV

• ARV (median comp): $306,453
• List price: $276,490
• Delta: -9.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
686 Falling Cave Dr	0.12mi	4/2.0	1,689 (-0%)	3mo	$267,990	$159	92
734 Falling Cave Dr	0.19mi	3/2.0 (-1)	1,689 (-0%)	1mo	$272,990	$162	85
849 Village Brook Dr	0.23mi	3/2.0 (-1)	1,689 (-0%)	1mo	$267,990	$159	83
770 Falling Cave Dr	0.27mi	4/2.0	1,732 (+2%)	2mo	$274,990	$159	82
711 Campbell Crossing Ct	0.26mi	3/2.5 (-1)	1,722 (+2%)	1mo	$350,900	$204	77
710 Falling Cave Dr	0.15mi	3/2.0 (-1)	1,548 (-9%)	0mo	$264,990	$171	74
640 Crested Duck Ct	0.50mi	3/2.0 (-1)	1,593 (-6%)	1mo	$324,900	$204	61
255 Mallards Rim Dr	0.55mi	3/2.5 (-1)	1,743 (+3%)	2mo	$349,900	$201	61
503 Abcot Ranger Ct	0.57mi	3/2.5 (-1)	1,743 (+3%)	1mo	$392,900	$225	60
101 Mallards Rim Ct	0.66mi	3/2.5 (-1)	1,743 (+3%)	0mo	$383,900	$220	57
510 Abcot Ranger Ct	0.54mi	4/3.0	1,878 (+11%)	1mo	$399,900	$213	52
251 Mallards Rim Dr	0.55mi	4/3.0	1,878 (+11%)	0mo	$359,900	$192	52

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 · 0.98% rent growth · sell at horizon

5-year hold

• IRR: -31.3%
• Equity multiple: -0.01×
• Total profit: $-86,938
• Equity at exit: $45,693

10-year hold

• IRR: -47.3%
• Equity multiple: -0.57×
• Total profit: $-134,296
• Equity at exit: $26,496

Cash invested: $85,807 (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: 61 active · 27 under contract
• Months of supply: 7.5 mo (13%/mo absorbed)
• Median asking: $288,990 ($165/sqft)
• Median days on market: 94 d
• This list price: 43% of active listings are priced below it
• ARV vs active asking: +9.7% vs current asking $/sqft

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

ZIP-level market 77378

• Home prices YoY: -3.0%
• Rents YoY: 1.0%
• Active inventory: 838
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,019 high
• Mortgage (P&I): −$1,607
• Tax est. 1.5%: −$383 /mo · $4,597/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-523

Break-even live

Break-even rent $2,681

Max offer price $230,826

Occupancy floor —

Sensitivity live

Price	-10% $-311	-5% $-417	+0% $-523	+5% $-629	+10% $-734
Rent	-10% $-682	-5% $-602	+0% $-523	+5% $-443	+10% $-363
Rate	-1.0pp $-368	-0.5pp $-445	base $-523	+0.5pp $-602	+1.0pp $-683

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: $76,613
• Closing costs: $9,194
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 Harbor Bend Ct Willis, TX	3.0	2.0	1311	$1,800	$1.37	93d	1	0.12mi
104 Runners ST Unit B Willis, TX	3.0	2.0	1213	$1,700	$1.40	54d	1	0.73mi
104 Turner Dr Willis, TX	3.0	2.0	1153	$1,700	$1.47	93d	1	0.77mi
505 Hines Ave Apt B Willis, TX	3.0	2.5	1665	$1,550	$0.93	3d	1	0.85mi
9700 FM 1097 Rd W Willis, TX	2.0–3.0	2.0	1115	$1,455	$1.30	0d	6	1.06mi
10723 Sora Dr Willis, TX	4.0	2.5	1780	$1,875	$1.05	1d	1	1.10mi
210 Pine Cavern Dr Willis, TX	3.0	2.0	1494	$1,669	$1.12	17d	1	1.24mi
104 Runnels St Unit B Willis, TX	3.0	2.0	1213	$1,700	$1.40	43d	1	1.41mi

Listing history 50 events

1. 2026-08-08
   days on market $276,490 Active 134 DOM
2. 2026-08-06
   days on market $276,490 Active 132 DOM
3. 2026-08-05
   days on market $276,490 Active 131 DOM
4. 2026-08-04
   days on market $276,490 Active 130 DOM
5. 2026-08-03
   days on market $276,490 Active 129 DOM
6. 2026-07-31
   days on market $276,490 Active 126 DOM
7. 2026-07-30
   days on market $276,490 Active 124 DOM
8. 2026-07-28
   days on market $276,490 Active 123 DOM
9. 2026-07-26
   days on market $276,490 Active 121 DOM
10. 2026-07-24
    days on market $276,490 Active 119 DOM
11. 2026-07-23
    days on market $276,490 Active 118 DOM
12. 2026-07-22
    days on market $276,490 Active 117 DOM
13. 2026-07-21
    days on market $276,490 Active 116 DOM
14. 2026-07-20
    days on market $276,490 Active 115 DOM
15. 2026-07-18
    days on market $276,490 Active 113 DOM
16. 2026-07-18
    days on market $276,490 Active 112 DOM
17. 2026-07-16
    days on market $276,490 Active 111 DOM
18. 2026-07-15
    days on market $276,490 Active 110 DOM
19. 2026-07-14
    days on market $276,490 Active 109 DOM
20. 2026-07-13
    days on market $276,490 Active 108 DOM
21. 2026-07-13
    days on market $276,490 Active 107 DOM
22. 2026-07-11
    days on market $276,490 Active 106 DOM
23. 2026-07-10
    days on market $276,490 Active 105 DOM
24. 2026-07-09
    days on market $276,490 Active 104 DOM
25. 2026-07-07
    days on market $276,490 Active 102 DOM
26. 2026-07-06
    days on market $276,490 Active 101 DOM
27. 2026-07-06
    days on market $276,490 Active 100 DOM
28. 2026-07-05
    days on market $276,490 Active 99 DOM
29. 2026-07-03
    days on market $276,490 Active 98 DOM
30. 2026-07-02
    days on market $276,490 Active 97 DOM
31. 2026-07-01
    days on market $276,490 Active 96 DOM
32. 2026-06-30
    days on market $276,490 Active 95 DOM
33. 2026-06-29
    days on market $276,490 Active 94 DOM
34. 2026-06-28
    days on market $276,490 Active 93 DOM
35. 2026-06-27
    days on market $276,490 Active 92 DOM
36. 2026-06-26
    days on market $276,490 Active 91 DOM
37. 2026-06-24
    days on market $276,490 Active 89 DOM
38. 2026-06-22
    days on market $276,490 Active 87 DOM
39. 2026-06-21
    days on market $276,490 Active 86 DOM
40. 2026-06-18
    days on market $276,490 Active 83 DOM
41. 2026-06-17
    days on market $276,490 Active 82 DOM
42. 2026-06-16
    days on market $276,490 Active 81 DOM
43. 2026-06-15
    days on market $276,490 Active 80 DOM
44. 2026-06-13
    days on market $276,490 Active 78 DOM
45. 2026-06-09
    days on market $276,490 Active 74 DOM
46. 2026-06-08
    days on market $276,490 Active 73 DOM
47. 2026-06-07
    days on market $276,490 Active 72 DOM
48. 2026-06-04
    days on market $276,490 Active 69 DOM
49. 2026-06-03
    days on market $276,490 Active 68 DOM
50. 2026-06-02
    days on market $276,490 Active 67 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,231
• − Mortgage interest: −$17,166
• − Property taxes: −$4,597
• − Insurance: −$1,532
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − Depreciation: −$8,915
• Taxable loss: −$11,856
• Est. tax savings @ 24.0%: +$2,846
• After-tax cash flow: $-3,426/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

Excellent 95/100 None rehab

This single-story home is in excellent condition with modern finishes and a well-maintained exterior. It offers a good return on investment with minimal updates needed to enhance its resale and rental value.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Resale Landscaping improvements — Enhanced landscaping can attract more potential buyers. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers. ↑
• Rental Adding a smart home system — Smart home features can attract renters and increase rental value. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and reduce energy costs, benefiting both resale and rental value. ↑

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

C Composite livability gradescore 62/100

Livability — Willis

• Score: 62/100
• State rank: #933
• US rank: #16579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 713,896 people
• City population: 38,421
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 17,629
• Household income: $71,143
• Rent vs Own: 25.5% rent · 74.5% own

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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: 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%

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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: ▼ -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

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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

+0.2% since first listed

2 events — show timeline

• 2026-04-03 Price Changed $275,490 Zillow
• 2026-03-27 Listed $274,990 Zillow