9992 Calendar St · Willis, TX 77318

$130,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 31 Days on market

Built 2020 2,099 sqft lot Est $130k · at est. $117/mo HOA · 8% 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 +19.8/30.0
• ARV discount +7.6/15.0
• 1% rule +6.6/10.0
• DSCR +6.3/10.0
• 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

10' ceilings in kitchen/Living, open concept. Spacious kitchen with 42" upper cabinets with large island, granite tops. Bedrooms with huge walk-in closet. Complete Samsung Stainless Steel appliance package including easy clean top range with convection oven, 3 rack dishwasher, microwave, side-by-side refrigerator with water/ice dispenser, WHITE washer and dryer. All appliances come with 3 year Samsung Warranty.

Key facts

• Modern finishes
• Recessed lighting
• Vaulted ceilings

Tags

• MODERN FINISHES
• VAULTED CEILINGS
• VINYL PLANK FLOORING
• RECESSED LIGHTING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Walnut Cove POA; Association fee $350 quarterly

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (first level living); Slab foundation
• Construction: Cement siding; Composition roof; Built in 2020
• Exterior features: Private yard; Fence (partial)

Interior

• Kitchen: Electric oven; Electric range; ENERGY STAR qualified appliances
• Bedrooms: Primary bedroom on first level (10 x 14); Additional bedroom on first level (10 x 14)
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central cooling (gas); Has heating and cooling
• Interior features: Granite counters; Kitchen island; Kitchen/family room combo; Pantry; Tub with shower; Ceiling fans; Open living/dining area; Programmable thermostat; Low emissivity windows; Insulated doors
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Parmley El (math 39% / reading 34%, grade F, #1,883 of 4,322 statewide, top 44%, 625 students, 72% 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 soft (-2.1%/yr); 1199 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 $899 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 31 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 6y 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.16% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $130,400
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11712 White Cedar St	0.28mi	2/1.0	855 (+7%)	2mo	$145,000	$170	74
12032 Canal St	0.24mi	2/1.0	786 (-2%)	17mo	$110,000	$140	72
11192 Apple Tree St	0.25mi	2/1.5	858 (+7%)	7mo	$139,999	$163	68
9765 Black Gum	0.05mi	3/2.0 (+1)	900 (+12%)	15mo	$151,900	$169	56
9986 Calendar St	0.04mi	2/2.0	896 (+12%)	24mo	$79,900	$89	54
9980 Elder St	0.28mi	2/1.0	682 (-15%)	12mo	$79,900	$117	52
11682 Vistawood	0.27mi	3/2.0 (+1)	840 (+5%)	23mo	$138,000	$164	51

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: -12.2%
• Equity multiple: 0.57×
• Total profit: $-15,541
• Equity at exit: $19,383

10-year hold

• IRR: -9.2%
• Equity multiple: 0.52×
• Total profit: $-17,484
• Equity at exit: $11,240

Cash invested: $36,400 (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: 1199
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,504 high
• Mortgage (P&I): −$682
• Tax from tax record: −$181 /mo · $2,171/yr
• Insurance: −$54
• HOA: −$117
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $154

Break-even live

Break-even rent $1,309

Max offer price $130,000

Occupancy floor 85%

Sensitivity live

Price	-10% $228	-5% $191	+0% $154	+5% $117	+10% $81
Rent	-10% $35	-5% $95	+0% $154	+5% $214	+10% $273
Rate	-1.0pp $220	-0.5pp $187	base $154	+0.5pp $121	+1.0pp $86

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9992 Calendar St Willis, TX	2.0	1.0	800	$1,200	$1.50	45d	1	0.03mi
9745 Black Gum Willis, TX	3.0	2.0	1000	$1,300	$1.30	45d	1	0.08mi
9743 Black Gum Willis, TX	3.0	2.0	1000	$1,350	$1.35	4d	1	0.08mi
11555 Persimmon St Willis, TX	3.0	2.0	1000	$1,495	$1.50	45d	1	0.19mi
11559 Persimmon St Willis, TX	3.0	2.0	1000	$1,490	$1.49	45d	1	0.20mi
11561 Persimmon St Willis, TX	3.0	2.0	1000	$1,530	$1.53	45d	1	0.20mi

HOA detail

• Monthly dues: $117 · $1,404/yr
• Likely covers: water

Listing history 44 events

1. 2026-06-21
   days on market $130,000 Active 31 DOM
2. 2026-06-18
   days on market $130,000 Active 28 DOM
3. 2026-06-17
   days on market $130,000 Active 27 DOM
4. 2026-06-16
   days on market $130,000 Active 26 DOM
5. 2026-06-15
   days on market $130,000 Active 25 DOM
6. 2026-06-13
   days on market $130,000 Active 23 DOM
7. 2026-06-09
   days on market $130,000 Active 19 DOM
8. 2026-06-08
   days on market $130,000 Active 18 DOM
9. 2026-06-07
   days on market $130,000 Active 17 DOM
10. 2026-06-04
    days on market $130,000 Active 14 DOM
11. 2026-06-03
    days on market $130,000 Active 13 DOM
12. 2026-06-02
    days on market $130,000 Active 12 DOM
13. 2026-06-01
    days on market $130,000 Active 11 DOM
14. 2026-05-31
    days on market $130,000 Active 10 DOM
15. 2026-05-21
    listed $130,000 Active
16. 2026-05-16
    historical $1,175
17. 2026-05-12
    price $1,175
18. 2026-04-10
    price $1,200
19. 2026-03-28
    listed $1,225
20. 2026-03-28
    historical $1,250
21. 2026-03-21
    price $1,250
22. 2026-03-05
    price $1,275
23. 2026-02-19
    price $1,300
24. 2026-02-03
    listed $1,325
25. 2026-02-03
    historical $1,325
26. 2026-01-21
    price $1,325
27. 2026-01-09
    price $1,350
28. 2025-12-31
    price $1,375
29. 2025-12-16
    listed $1,400
30. 2025-12-16
    historical $1,400
31. 2025-10-02
    listed $1,400
32. 2022-01-21
    price $995
33. 2021-01-13
    soldstatus Sold 419-char remark

    Show marketing remark (419 chars)

    10' ceilings in kitchen/Living, open concept. Spacious kitchen with 42" upper cabinets with large island, granite tops. Bedrooms with huge walk-in closet. Complete Samsung Stainless Steel appliance package including easy clean top range with convection oven, 3 rack dishwasher, microwave, side-by-side refrigerator with water/ice dispenser, WHITE washer and dryer. All appliances come with 3 year Samsung Warranty.

34. 2020-12-10
    status Pending 419-char remark

    Show marketing remark (419 chars)

    10' ceilings in kitchen/Living, open concept. Spacious kitchen with 42" upper cabinets with large island, granite tops. Bedrooms with huge walk-in closet. Complete Samsung Stainless Steel appliance package including easy clean top range with convection oven, 3 rack dishwasher, microwave, side-by-side refrigerator with water/ice dispenser, WHITE washer and dryer. All appliances come with 3 year Samsung Warranty.

35. 2020-12-09
    historical

    Show marketing remark (419 chars)

    10' ceilings in kitchen/Living, open concept. Spacious kitchen with 42" upper cabinets with large island, granite tops. Bedrooms with huge walk-in closet. Complete Samsung Stainless Steel appliance package including easy clean top range with convection oven, 3 rack dishwasher, microwave, side-by-side refrigerator with water/ice dispenser, WHITE washer and dryer. All appliances come with 3 year Samsung Warranty.

36. 2020-12-09
    listed $99,900 Active 419-char remark

    Show marketing remark (419 chars)

    10' ceilings in kitchen/Living, open concept. Spacious kitchen with 42" upper cabinets with large island, granite tops. Bedrooms with huge walk-in closet. Complete Samsung Stainless Steel appliance package including easy clean top range with convection oven, 3 rack dishwasher, microwave, side-by-side refrigerator with water/ice dispenser, WHITE washer and dryer. All appliances come with 3 year Samsung Warranty.

37. 2020-10-16
    listed $99,900 Active
38. 2020-08-23
    status Pending
39. 2020-08-23
    historical
40. 2020-08-14
    listed $99,900 Active
41. 2020-08-14
    historical
42. 2020-07-31
    price $104,900
43. 2020-07-30
    price $109,900
44. 2020-07-20
    listed $119,900 Active

ⓘ 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: $2,171 · $181/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$208/yr (+$17/mo · 9.6%)

ⓘ 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 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: $18,047
• − Mortgage interest: −$7,282
• − Property taxes: −$2,171
• − Insurance: −$650
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − HOA: −$1,404
• − Depreciation: −$3,782
• Taxable loss: −$129
• Est. tax savings @ 24.0%: +$31
• After-tax cash flow: $1,882/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

• 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

+8.4% since first listed

30 events — show timeline

• 2026-05-21 Listed $130,000 HARMLS
• 2026-05-16 Rental Removed $1,175 NTREIS
• 2026-05-12 Price Changed $1,175 NTREIS
• 2026-04-10 Price Changed $1,200 NTREIS
• 2026-03-28 Listed for Rent $1,225 NTREIS
• 2026-03-28 Rental Removed $1,250 NTREIS
• 2026-03-21 Price Changed $1,250 NTREIS
• 2026-03-05 Price Changed $1,275 NTREIS
• 2026-02-19 Price Changed $1,300 NTREIS
• 2026-02-03 Listed for Rent $1,325 NTREIS
• 2026-02-03 Rental Removed $1,325 NTREIS
• 2026-01-21 Price Changed $1,325 NTREIS
• 2026-01-09 Price Changed $1,350 NTREIS
• 2025-12-31 Price Changed $1,375 NTREIS
• 2025-12-16 Listed for Rent $1,400 NTREIS
• 2025-12-16 Rental Removed $1,400 HARMLS
• 2025-10-02 Listed for Rent $1,400 HARMLS
• 2022-01-21 Price Changed $995 RENT.
• 2021-01-13 Sold (MLS) — HARMLS
• 2020-12-10 Pending — HARMLS
• 2020-12-09 Listed $99,900 HARMLS
• 2020-12-09 Listing Removed — HARMLS
• 2020-10-16 Listed $99,900 HARMLS
• 2020-08-23 Pending — HARMLS
• 2020-08-23 Listing Removed — HARMLS
• 2020-08-14 Listing Removed — HARMLS
• 2020-08-14 Listed $99,900 HARMLS
• 2020-07-31 Price Changed $104,900 HARMLS
• 2020-07-30 Price Changed $109,900 HARMLS
• 2020-07-20 Listed $119,900 HARMLS

Property tax history

+28.2%/yr

Latest (2025): $2,171 · -0.8% YoY. Source: county tax records.