Is 210 Morett Dr in Uhland, TX a good investment?

CashFlowRE grades it D- with a 5.2% cap rate and $-247/mo modeled cash flow at a $265,543 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 210 Morett Dr?

The modeled cap rate is 5.2% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,070/month, from CashFlowRE's rent model.

D- Composite 35.35

Why this score? — see what drove the D- 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 +10.8/15.0
Cash flow +8.2/30.0
Condition / age +3.8/5.0
1% rule +2.8/10.0
Livability +2.7/5.0
Rent growth +2.4/5.0
Schools +2.4/10.0
DSCR +2.2/10.0
Appreciation +0.0/10.0

$265,543

210 Morett Dr · Uhland, TX 78640

4 bd · 2.0 ba · 1,676 sqft · SingleFamily · 108 Days on market

Built 2026 Good condition 6,011 sqft lot 2-car garage $158/sqft · 7% below area Est $287k · 7% under $47/mo HOA · 2% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

This inviting, single-story home showcases an open floor plan with luxury vinyl plank flooring and a spacious great room for relaxing or entertaining. The kitchen boasts flat-panel upper cabinets, sleek tile backsplash, a gas range and Silestone® countertops. Retreat to the primary bedroom, which features plush carpeting, a walk-in closet and connecting bath that offers a dual-sink vanity and luxurious walk-in shower with tile surround. Additional highlights include a smart thermostat, Sherwin-Williams® interior paint, modern Moen® fixtures throughout and ceiling fans at great room and primary bedroom. Outside, the covered back patio provides a comfortable space for outdoor enjoyment.

Key facts

Open floor plan
Spacious great room
Tile backsplash

What this means for you Summary

Snapshot

This is a 4-bed/2.0-bath single-family listed at $266k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-247 ($-3k/yr) — negative.
To cash-flow at today's rent, offer at most $230k (13.5% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (22.0% below list).
Recommended offer: $207k (22.0% below list) — sets the bar for 1% rule.

Location & tenants

Location reads 54/100 on livability (#1,385 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
Hays CISD (rural): math 35% / reading 41% proficiency, ranked #390 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
Zoned schools: Hemphill El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 577 students, 71% FRL); D J Red Simon Middle (math 16% / reading 22%, grade F, #1,466 of 1,662 statewide, top 89%, 733 students, 78% FRL); Lehman H S (math 20% / reading 32%, grade F, #1,234 of 1,632 statewide, top 76%, 2,120 students, 59% FRL) — zoned schools average 70% FRL vs 43% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
Zoned-school proficiency averages 24% at this address vs 38% district-wide (-14 pts) — the specific schools serving this property underperform the Hays CISD average; the district grade overstates school quality for this exact location.
Market conditions: Rents soft (-0.3%/yr); 2089 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 48d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 5,270 units permitted in Hays County in 2024 (1,464 in 5+ unit buildings).

Forward outlook

Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
Hays County population projected at +93% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

It's been on market 108 days — a 9% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
2 sale attempts 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, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,994 (22.0% below list)

Questions for the listing agent

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?
It's been on market 108 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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?
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.
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.
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: 0.78% ✗
Cap rate: 5.18%
Cash-on-cash: -3.98%
DSCR: 0.82
GRM: 10.7

CMA / ARV

ARV (median comp): $286,851
List price: $265,543
Delta: -7.43%
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
416 Sandringham Loop	0.14mi	4/2.0	1,615 (-4%)	6mo	$275,990	$171	82
332 Ebbsfleet Dr	0.10mi	3/2.5 (-1)	1,696 (+1%)	5mo	$277,990	$164	82
317 Ebbsfleet Dr	0.13mi	3/2.5 (-1)	1,696 (+1%)	4mo	$284,530	$168	81
277 Ebbsfleet Dr	0.13mi	3/2.5 (-1)	1,696 (+1%)	6mo	$279,990	$165	80
162 Sandringham Loop	0.24mi	4/2.0	1,615 (-4%)	4mo	$264,990	$164	79
449 Frogmore Loop	0.33mi	4/2.0	1,608 (-4%)	6mo	$270,990	$169	72
519 Sandringham Loop	0.15mi	3/2.0 (-1)	1,521 (-9%)	1mo	$225,900	$149	72
381 Ebbsfleet Dr	0.09mi	3/2.0 (-1)	1,434 (-14%)	2mo	$239,990	$167	65
464 Sandringham Loop	0.15mi	3/2.5 (-1)	1,470 (-12%)	3mo	$239,570	$163	64
456 Sandringham Loop	0.15mi	5/2.5 (+1)	1,892 (+13%)	3mo	$269,990	$143	62
441 Sandringham Loop	0.11mi	3/2.0 (-1)	1,434 (-14%)	4mo	$239,990	$167	62
472 Sandringham Loop	0.15mi	3/2.0 (-1)	1,434 (-14%)	3mo	$239,990	$167	62

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: -26.5%
Equity multiple: 0.13×
Total profit: $-64,758
Equity at exit: $39,593

10-year hold

IRR: -38.8%
Equity multiple: -0.34×
Total profit: $-99,834
Equity at exit: $22,959

Cash invested: $74,352 (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: 24 active · 9 under contract
Months of supply: 11.1 mo (9%/mo absorbed)
Median asking: $274,990 ($177/sqft)
Median days on market: 196 d
This list price: 42% of active listings are priced below it
ARV vs active asking: -3.3% vs current asking $/sqft

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

ZIP-level market 78640

Home prices YoY: -33.8%
Rents YoY: -0.3%
Active inventory: 2089
Price-to-rent: 10.7×

Monthly cashflow live

Estimated rent: $2,070 high interval (Pro) →
Mortgage (P&I): −$1,393
Tax est. 1.5%: −$332 /mo · $3,983/yr
Insurance: −$111
HOA: −$47
Lot rent: −$0
Vacancy / Maint / Mgmt: −$435
Net cashflow: $-247

Break-even live

Break-even rent $2,382

Max offer price $229,823

Occupancy floor —

Sensitivity live

Price	-10% $-63	-5% $-155	+0% $-247	+5% $-339	+10% $-430
Rent	-10% $-410	-5% $-329	+0% $-247	+5% $-165	+10% $-83
Rate	-1.0pp $-113	-0.5pp $-179	base $-247	+0.5pp $-316	+1.0pp $-386

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: $66,386
Closing costs: $7,966
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
456 Sandringham Loop Kyle, TX	5.0	2.5	1892	$2,250	$1.19	31d	1	0.15mi
176 Gerasa Dr Kyle, TX	4.0	2.5	2064	$2,100	$1.02	47d	1	0.17mi
408 Frogmore Loop Kyle, TX	3.0	2.0	1533	$1,695	$1.11	42d	1	0.32mi
235 Frogmore Loop Kyle, TX	4.0	2.5	2034	$1,995	$0.98	21d	1	0.37mi
191 Frogmore Loop Kyle, TX	4.0	2.5	2068	$1,899	$0.92	93d	1	0.37mi
129 Pineland Ave Niederwald, TX	3.0	2.0	1512	$1,349	$0.89	13d	1	1.16mi
151 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,600	$1.08	73d	1	1.36mi
177 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,525	$1.03	73d	1	1.36mi
177 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,525	$1.03	93d	1	1.36mi
263 Speckled Belly Bnd Uhland, TX	4.0	2.0	1600	$1,600	$1.00	34d	1	1.49mi

Property features AI

Finance

HOA & community: Homeowners association managed by Preferred Association ManagementHOA fee of $47 per month (includes common area maintenance)Community amenities include a playground and trails/paths

Exterior

Parking: Driveway2 total parking spaces2 covered parking spaces2-car garage
Utilities: Electricity connectedNatural gas connectedPublic waterPublic sewer
Home design: Single-story homeFaces southeastCurrently under construction
Construction: Built by KB HomeCement siding constructionShingle roofSlab foundationConstruction year per public records
Exterior features: Private yardCovered patioPatioFront yardBack yardPrivacy fencing

Interior

Kitchen: Breakfast barPantryENERGY STAR qualified appliances
Bedrooms: Four main-level bedrooms
Flooring: CarpetVinyl
Bathrooms: Two full bathroomsDouble vanity in at least one bathroom
Heating & cooling: Central heating (ENERGY STAR qualified equipment)Central air conditioning (ENERGY STAR qualified equipment)
Interior features: Open floorplanMain level primary bedroomBreakfast barPantryDouble vanityWalk-in closet(s)Smart thermostatWaterSense fixturesENERGY STAR qualified windows
Laundry & utility: Dedicated laundry room

HOA detail $47/mo · $564/yr

Likely covers: gas

Listing history 50 events

2026-08-08

days on market $265,543 Active 108 DOM
2026-08-06

days on market $265,543 Active 106 DOM
2026-08-05

days on market $265,543 Active 105 DOM
2026-08-04

days on market $265,543 Active 104 DOM
2026-08-03

days on market $265,543 Active 103 DOM
2026-07-31

days on market $265,543 Active 100 DOM
2026-07-30

days on market $265,543 Active 98 DOM
2026-07-28

days on market $265,543 Active 97 DOM
2026-07-26

pricedays on market $265,543 Active 95 DOM
2026-07-24

days on market $268,543 Active 93 DOM
2026-07-23

days on market $268,543 Active 92 DOM
2026-07-22

days on market $268,543 Active 91 DOM
2026-07-21

days on market $268,543 Active 90 DOM
2026-07-20

days on market $268,543 Active 89 DOM
2026-07-18

days on market $268,543 Active 87 DOM
2026-07-18

days on market $268,543 Active 86 DOM
2026-07-16

days on market $268,543 Active 85 DOM
2026-07-15

days on market $268,543 Active 84 DOM
2026-07-14

days on market $268,543 Active 83 DOM
2026-07-13

days on market $268,543 Active 82 DOM
2026-07-13

days on market $268,543 Active 81 DOM
2026-07-11

days on market $268,543 Active 80 DOM
2026-07-10

days on market $268,543 Active 79 DOM
2026-07-09

days on market $268,543 Active 78 DOM
2026-07-07

days on market $268,543 Active 76 DOM
2026-07-06

days on market $268,543 Active 75 DOM
2026-07-05

days on market $268,543 Active 74 DOM
2026-07-03

days on market $268,543 Active 72 DOM
2026-07-02

days on market $268,543 Active 71 DOM
2026-07-01

days on market $268,543 Active 70 DOM
2026-06-30

days on market $268,543 Active 69 DOM
2026-06-29

days on market $268,543 Active 68 DOM
2026-06-28

days on market $268,543 Active 67 DOM
2026-06-27

pricedays on market $268,543 Active 66 DOM
2026-06-26

days on market $270,543 Active 65 DOM
2026-06-24

days on market $270,543 Active 63 DOM
2026-06-22

days on market $270,543 Active 61 DOM
2026-06-21

days on market $270,543 Active 60 DOM
2026-06-18

days on market $270,543 Active 57 DOM
2026-06-17

days on market $270,543 Active 56 DOM
2026-06-16

days on market $270,543 Active 55 DOM
2026-06-15

days on market $270,543 Active 54 DOM
2026-06-13

days on market $270,543 Active 52 DOM
2026-06-09

days on market $270,543 Active 48 DOM
2026-06-08

days on market $270,543 Active 47 DOM
2026-06-07

pricedays on market $270,543 Active 46 DOM
2026-06-05

days on market $266,893 Active 43 DOM
2026-06-03

days on market $266,893 Active 42 DOM
2026-06-02

days on market $266,893 Active 41 DOM
2026-06-01

days on market $266,893 Active 40 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 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $24,839
− Mortgage interest: −$14,875
− Property taxes: −$3,983
− Insurance: −$1,328
− Repairs & maintenance: −$1,987
− Management: −$1,987
− HOA: −$564
− Depreciation: −$7,725
Taxable loss: −$7,609

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,826
After-tax cash flow: $-1,136/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 · 3 photos

Good 75/100 Cosmetic rehab Est. rehab $8,380–$25,140 screening

This single-story home features an open floor plan with luxury vinyl plank flooring and modern finishes, making it move-in ready with minimal cosmetic upgrades needed.

Value-add opportunities

Both Painting exterior siding — Enhances curb appeal and value ↑
Both Landscaping improvements — Enhances curb appeal and value ↑
Both Smart thermostat upgrade — Improves energy efficiency and comfort ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Hemphill El F TX #2,791/4,322 Nat'l #28,475/41,679 Middle D J Red Simon Middle F TX #1,466/1,662 Nat'l #11,948/14,009 High Lehman H S F TX #1,234/1,632 Nat'l #12,251/17,239

Schools (NCES district)

District: Hays CISD
NCES district ID: 4800010
Math proficiency: 35% ▼ -15.00%
Reading proficiency: 41% ▼ -5.00%
Median HH income: $70,570
Composite: 34.78/100
National rank: #5118
State rank: #390 of 826 in TX

D Composite livability gradescore 54/100

Livability — Uhland

Score: 54/100
State rank: #1385
US rank: #23774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

County: Hays County · 286,948 people
Metro: Austin-Round Rock-Georgetown, TX
Population (ZIP): 77,531
Household income: $90,075
Rent vs Own: 29.0% rent · 71.0% own
Severe rent burden: 11% of renters

Population outlook (Hays County) Hauer SSP2

Today (2025): 286,948 people
By 2030: 336,923 · +17.4%
By 2040: 441,894 · +54.0%
By 2050: 553,462 · +92.9%
By 2075: 838,261 · +192.1%
By 2100: 1,063,658 · +270.7%

Race, ethnicity, and origin ACS 2023

Neighborhood character: Diverse neighborhood (Simpson 0.56)
Race & ethnicity: Hispanic / Latino 55% White 36% Two or more races 29% Black 5% Native American 1%
Hispanic origin (detail): Mexican 47% Puerto Rican 1%
Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
Foreign-born: 13% · Canada
Languages at home: 63% English-only · Spanish 35%

Political lean MEDSL · Hays

2024 margin: Lean D (+5.7) · D 52.1% · R 46.5% · Other 1.4%
2008→2024 swing: +7.7pp toward D · 2008: -2.0pp · 2024: 5.7pp
All cycles: 2024: D+5.7 2020: D+10.8 2016: R+0.9 2012: R+10.4 2008: R+2.0

Not yet ingested

Civics: —

Market trends

HPI YoY: ▼ -92.64%
Current HPI: 181.7969
Rent YoY: ▼ -0.34%
Metro: Austin-Round Rock-Georgetown, 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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

-0.3% since first listed

8 events — show timeline

2026-06-06 Price Changed $270,543 Zillow
2026-06-05 Price Changed $270,543 Unlock MLS
2026-05-16 Price Changed $266,893 Zillow
2026-05-15 Price Changed $266,893 Unlock MLS
2026-04-29 Price Changed $267,246 Zillow
2026-04-28 Price Changed $267,246 Unlock MLS
2026-04-22 Listed $271,246 Zillow
2026-04-22 Listed $271,246 Unlock MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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