13053 Oak Manor Ct · Willis, TX 77318

$149,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 21 Days on market

Built 2012 6,529 sqft lot Est $144k · at est. $21/mo HOA · 1% of rent

---

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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +6.6/10.0
• ARV discount +5.7/15.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME HOME! BEAUTIFUL 3/2 MANUFACTURED HOME THAT IS IN FANTASTIC CONDITION! THE OPEN FLOORPLAN BOASTS A SPACIOUS LIVING ROOM, ISLAND KITCHEN W/ CABINETS GALORE, BREAKFAST BAR, & PANTRY, COZY BREAKFAST NOOK, OVERSIZED UTILITY ROOM, SPLIT BEDROOM FLOORPLAN, LARGE PRIMARY SUITE W/ WALK IN CLOSET, PRIMARY BATH W/ SOAKING TUB, UPDATED WALK IN SHOWER, & DOUBLE SINKS, & AMPLE SIZED SPARE BEDROOMS! THE EXTERIOR INCLUDES A FRONT WOOD DECK, STORAGE SHED, CONCRETE DRIVEWAY, & DECENT YARD SPACE FOR THE KIDS! CUL DE SAC LOCATION, NO FLOODPLAIN, NO MUD TAXES! PIN OAK SUBDIVISION IS LOCATED JUST OFF I-45, SO COMMUTING IS A BREEZE!

Key facts

• Quiet cul-de-sac
• Storage shed
• Newly built deck

Tags

• QUIET CUL-DE-SAC
• NEWLY INSTALLED ELECTRIC RANGE
• NEWLY BUILT DECK
• STORAGE SHED
• MINUTES FROM SHOPPING

Property features AI

Finance

• HOA & community: Community managed by IMC Property Mgmt; Annual association fee of $250

Exterior

• Parking: Detached carport; Porte-cochere; 2-car carport
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces south
• Construction: Built in 2012; Vinyl siding; Composition roof; Block foundation
• Exterior features: Deck; Patio; Private yard; Storage; Shed(s)

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal
• Bedrooms: Primary bedroom (First floor, approx. 15 x 12); Bedroom (First floor, approx. 15 x 11); Bedroom (First floor, approx. 10 x 10)
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Double vanity; Kitchen island; Kitchen/family room combo; Pantry; Soaking tub; Separate shower; Tub/shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (First floor, approx. 8 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 4.7% in Willis — 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 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: 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 soft (-2.1%/yr); 1189 active listings in the ZIP; 6 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; solid renter incomes; 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 $1k 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 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,651 (1.5% 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 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?
4. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.46%
• DSCR: 1.55
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $144,000
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13042 Aspen Way Ct	0.04mi	3/2.0	1,344 (-7%)	3mo	$125,000	$93	84
9646 Live Oak Trl	0.32mi	3/2.0	1,456 (+1%)	3mo	$145,000	$100	81
13049 Pine Trail Ct	0.12mi	3/2.0	1,368 (-5%)	8mo	$149,900	$110	79
9619 Cypress Dr	0.24mi	3/2.0	1,344 (-7%)	6mo	$129,900	$97	73
Young St	0.34mi	2/2.0 (-1)	1,352 (-6%)	14mo	$295,000	$218	58

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,684
• Equity at exit: $22,351

10-year hold

• IRR: 5.3%
• Equity multiple: 1.34×
• Total profit: $14,378
• Equity at exit: $12,961

Cash invested: $41,972 (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 77318

• Home prices YoY: -32.7%
• Rents YoY: -2.1%
• Active inventory: 1189
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,745 high
• Mortgage (P&I): −$786
• Tax from tax record: −$73 /mo · $880/yr
• Insurance: −$62
• HOA: −$21
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $436

Break-even live

Break-even rent $1,194

Max offer price $149,900

Occupancy floor 70%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Lamar St Willis, TX	2.0	1.0	900	$1,200	$1.33	24d	1	0.70mi
104 Turner Dr Willis, TX	3.0	2.0	1153	$1,700	$1.47	43d	1	0.70mi
9700 FM 1097 Rd W Willis, TX	2.0–3.0	2.0	1115	$1,455	$1.30	1d	6	0.72mi
9706 Farm to Market 1097 Willis, TX	2.0	2.0	1068	$1,030	$0.96	43d	1	0.78mi
104 Runners ST Unit B Willis, TX	3.0	2.0	1213	$1,700	$1.40	4d	1	1.08mi
314 Harbor Bend Ct Willis, TX	3.0	2.0	1311	$1,800	$1.37	43d	1	1.26mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 18 events

1. 2026-06-18
   days on market $149,900 Active 21 DOM
2. 2026-06-17
   days on market $149,900 Active 20 DOM
3. 2026-06-16
   days on market $149,900 Active 19 DOM
4. 2026-06-15
   days on market $149,900 Active 18 DOM
5. 2026-06-13
   days on market $149,900 Active 16 DOM
6. 2026-06-09
   days on market $149,900 Active 12 DOM
7. 2026-06-08
   days on market $149,900 Active 11 DOM
8. 2026-06-07
   days on market $149,900 Active 10 DOM
9. 2026-06-04
   days on market $149,900 Active 7 DOM
10. 2026-06-03
    days on market $149,900 Active 6 DOM
11. 2026-06-02
    days on market $149,900 Active 5 DOM
12. 2026-06-01
    days on market $149,900 Active 4 DOM
13. 2026-05-31
    days on market $149,900 Active 3 DOM
14. 2026-05-28
    listed $149,900 Active
15. 2022-02-28
    soldstatus Sold 646-char remark

    Show marketing remark (646 chars)

    WELCOME HOME! BEAUTIFUL 3/2 MANUFACTURED HOME THAT IS IN FANTASTIC CONDITION! THE OPEN FLOORPLAN BOASTS A SPACIOUS LIVING ROOM, ISLAND KITCHEN W/ CABINETS GALORE, BREAKFAST BAR, & PANTRY, COZY BREAKFAST NOOK, OVERSIZED UTILITY ROOM, SPLIT BEDROOM FLOORPLAN, LARGE PRIMARY SUITE W/ WALK IN CLOSET, PRIMARY BATH W/ SOAKING TUB, UPDATED WALK IN SHOWER, & DOUBLE SINKS, & AMPLE SIZED SPARE BEDROOMS! THE EXTERIOR INCLUDES A FRONT WOOD DECK, STORAGE SHED, CONCRETE DRIVEWAY, & DECENT YARD SPACE FOR THE KIDS! CUL DE SAC LOCATION, NO FLOODPLAIN, NO MUD TAXES! PIN OAK SUBDIVISION IS LOCATED JUST OFF I-45, SO COMMUTING IS A BREEZE!

16. 2022-01-27
    status Pending 646-char remark

    Show marketing remark (646 chars)

    WELCOME HOME! BEAUTIFUL 3/2 MANUFACTURED HOME THAT IS IN FANTASTIC CONDITION! THE OPEN FLOORPLAN BOASTS A SPACIOUS LIVING ROOM, ISLAND KITCHEN W/ CABINETS GALORE, BREAKFAST BAR, & PANTRY, COZY BREAKFAST NOOK, OVERSIZED UTILITY ROOM, SPLIT BEDROOM FLOORPLAN, LARGE PRIMARY SUITE W/ WALK IN CLOSET, PRIMARY BATH W/ SOAKING TUB, UPDATED WALK IN SHOWER, & DOUBLE SINKS, & AMPLE SIZED SPARE BEDROOMS! THE EXTERIOR INCLUDES A FRONT WOOD DECK, STORAGE SHED, CONCRETE DRIVEWAY, & DECENT YARD SPACE FOR THE KIDS! CUL DE SAC LOCATION, NO FLOODPLAIN, NO MUD TAXES! PIN OAK SUBDIVISION IS LOCATED JUST OFF I-45, SO COMMUTING IS A BREEZE!

17. 2022-01-18
    status Option Pending 646-char remark

    Show marketing remark (646 chars)

    WELCOME HOME! BEAUTIFUL 3/2 MANUFACTURED HOME THAT IS IN FANTASTIC CONDITION! THE OPEN FLOORPLAN BOASTS A SPACIOUS LIVING ROOM, ISLAND KITCHEN W/ CABINETS GALORE, BREAKFAST BAR, & PANTRY, COZY BREAKFAST NOOK, OVERSIZED UTILITY ROOM, SPLIT BEDROOM FLOORPLAN, LARGE PRIMARY SUITE W/ WALK IN CLOSET, PRIMARY BATH W/ SOAKING TUB, UPDATED WALK IN SHOWER, & DOUBLE SINKS, & AMPLE SIZED SPARE BEDROOMS! THE EXTERIOR INCLUDES A FRONT WOOD DECK, STORAGE SHED, CONCRETE DRIVEWAY, & DECENT YARD SPACE FOR THE KIDS! CUL DE SAC LOCATION, NO FLOODPLAIN, NO MUD TAXES! PIN OAK SUBDIVISION IS LOCATED JUST OFF I-45, SO COMMUTING IS A BREEZE!

18. 2022-01-12
    listed $129,900 Active 646-char remark

    Show marketing remark (646 chars)

    WELCOME HOME! BEAUTIFUL 3/2 MANUFACTURED HOME THAT IS IN FANTASTIC CONDITION! THE OPEN FLOORPLAN BOASTS A SPACIOUS LIVING ROOM, ISLAND KITCHEN W/ CABINETS GALORE, BREAKFAST BAR, & PANTRY, COZY BREAKFAST NOOK, OVERSIZED UTILITY ROOM, SPLIT BEDROOM FLOORPLAN, LARGE PRIMARY SUITE W/ WALK IN CLOSET, PRIMARY BATH W/ SOAKING TUB, UPDATED WALK IN SHOWER, & DOUBLE SINKS, & AMPLE SIZED SPARE BEDROOMS! THE EXTERIOR INCLUDES A FRONT WOOD DECK, STORAGE SHED, CONCRETE DRIVEWAY, & DECENT YARD SPACE FOR THE KIDS! CUL DE SAC LOCATION, NO FLOODPLAIN, NO MUD TAXES! PIN OAK SUBDIVISION IS LOCATED JUST OFF I-45, SO COMMUTING IS A BREEZE!

ⓘ 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: $880 · $73/mo
• Projected year-2 tax: $2,743 · $229/mo
• Expected delta: +$1,863/yr (+$155/mo · 211.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 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: $20,940
• − Mortgage interest: −$8,397
• − Property taxes: −$880
• − Insurance: −$750
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − HOA: −$252
• − Depreciation: −$4,361
• Taxable income: $2,951
• Est. tax owed @ 24.0%: −$708
• After-tax cash flow: $4,520/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 — 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

• Census place: Willis, TX
• County: Montgomery County · 663,713 people
• City population: 38,421
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 20,792
• Household income: $92,415
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 279.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Two or more races 14% Black 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 10%

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: ▼ -114.58%
• Current HPI: 236.256
• Rent YoY: ▼ -2.09%
• 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

+15.4% since first listed

5 events — show timeline

• 2026-05-28 Listed $149,900 HARMLS
• 2022-02-28 Sold (MLS) — HARMLS
• 2022-01-27 Pending — HARMLS
• 2022-01-18 Pending — HARMLS
• 2022-01-12 Listed $129,900 HARMLS

Property tax history

-2.1%/yr

Latest (2025): $880 · +10.9% YoY. Source: county tax records.