200 Langston Dr · Uhland, TX 78640

$234,990

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 161 Days on market

Built 2026 Excellent condition $184/sqft · 13% below area Est $270k · 13% under ↓ 4% since listing

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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 +13.3/15.0
• Cash flow +11.0/30.0
• Condition / age +5.0/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.4/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out the Barton, one of our one-story floorplans available at Bollinger in Maxwell, Texas. This 3 bedroom, 2 bathroom home includes a 2-car garage all within 1,280 square feet of comfortable living space. Our homes in Bollinger feature our modern farmhouse exteriors and the Barton is available in 2 exterior options. As you enter the home from the front porch, you'll be in the foyer, which includes the utility room and hall closet. Moving further into the home, you'll find the kitchen, dining and family room. Built as an open concept living space, you're sure to make many memories here. The kitchen features an island with a stainless-steel sink, quartz countertops, 42" upper 'picture frame' cabinets, a pantry closet, and stainless-steel appliances. The secondary bedrooms and bathroom are located off the kitchen. The bedrooms include carpet and closets with wood shelving. The secondary bathroom has a shower/tub combination and a cultured marble vanity with trench sink. The primary bedroom is tucked away at the back of the home and includes an attached bathroom. Start your mornings off right in this private space, which includes a walk-in shower, cultured marble vanity with trench sink and a walk-in closet. This home features our America's Smart Home base package, which includes the Video Front Doorbell, Front Door Deadbolt Lock, Home Hub, Thermostat, and Deako® Smart Switches. Contact us today and find your home at Bollinger.

Key facts

• Quartz countertops
• Pantry closet
• Walk in shower

Tags

• MODERN FARMHOUSE EXTERIORS
• OPEN CONCEPT LIVING SPACE
• QUARTZ COUNTERTOPS
• PANTRY CLOSET
• STAINLESS STEEL APPLIANCES
• WALK IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (17.8% below list).
• Recommended offer: $193k (17.8% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 529 units permitted in Caldwell County in 2024 (6 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 $7k of value loss. Plan a longer hold.
• Caldwell County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $193,066 (17.8% 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 161 days. Have you received any prior offers? Is the seller open to a 18% 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 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?
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: 0.82% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $269,990
• List price: $234,990
• Delta: -12.96%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Langston Dr	0.04mi	3/2.0	1,434 (+12%)	0mo	$269,990	$188	78
219 Langston Dr	0.40mi	3/2.0	1,288 (+1%)	12mo	$289,990	$225	70
125 Kendall Ln	0.35mi	3/2.5	1,419 (+11%)	10mo	$239,990	$169	55
201 Varner Way	0.37mi	2/2.5 (-1)	1,130 (-12%)	6mo	$219,990	$195	51
200 Kendall Ln	0.51mi	3/2.5	1,419 (+11%)	6mo	$239,990	$169	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: -22.7%
• Equity multiple: 0.24×
• Total profit: $-49,996
• Equity at exit: $35,038

10-year hold

• IRR: -27.3%
• Equity multiple: -0.12×
• Total profit: $-73,381
• Equity at exit: $20,318

Cash invested: $65,797 (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: 21 active · 3 under contract
• Months of supply: 42.0 mo (2%/mo absorbed)
• Median asking: $264,000 ($195/sqft)
• Median days on market: 135 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +8.0% 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: 10.1×

Monthly cashflow live

• Estimated rent: $1,931 medium
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-99

Break-even live

Break-even rent $2,056

Max offer price $220,702

Occupancy floor —

Sensitivity live

Price	-10% $64	-5% $-18	+0% $-99	+5% $-180	+10% $-261
Rent	-10% $-251	-5% $-175	+0% $-99	+5% $-22	+10% $54
Rate	-1.0pp $20	-0.5pp $-39	base $-99	+0.5pp $-160	+1.0pp $-222

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: $58,748
• Closing costs: $7,050
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 Varner Way Kyle, TX	4.0	2.5	1543	$1,795	$1.16	42d	1	0.25mi
131 Kendall Ln Kyle, TX	4.0	2.5	1543	$1,895	$1.23	69d	1	0.26mi
271 Cottonwood Trl Maxwell, TX	3.0	2.0	1568	$2,000	$1.28	93d	1	1.40mi

Listing history 50 events

1. 2026-08-08
   days on market $234,990 Active 161 DOM
2. 2026-08-06
   days on market $234,990 Active 159 DOM
3. 2026-08-05
   days on market $234,990 Active 158 DOM
4. 2026-08-04
   days on market $234,990 Active 157 DOM
5. 2026-08-03
   days on market $234,990 Active 156 DOM
6. 2026-07-31
   days on market $234,990 Active 153 DOM
7. 2026-07-30
   days on market $234,990 Active 151 DOM
8. 2026-07-28
   days on market $234,990 Active 150 DOM
9. 2026-07-26
   days on market $234,990 Active 148 DOM
10. 2026-07-24
    days on market $234,990 Active 146 DOM
11. 2026-07-23
    days on market $234,990 Active 145 DOM
12. 2026-07-22
    days on market $234,990 Active 144 DOM
13. 2026-07-21
    days on market $234,990 Active 143 DOM
14. 2026-07-20
    days on market $234,990 Active 142 DOM
15. 2026-07-18
    days on market $234,990 Active 140 DOM
16. 2026-07-18
    days on market $234,990 Active 139 DOM
17. 2026-07-16
    days on market $234,990 Active 138 DOM
18. 2026-07-15
    days on market $234,990 Active 137 DOM
19. 2026-07-14
    days on market $234,990 Active 136 DOM
20. 2026-07-13
    days on market $234,990 Active 135 DOM
21. 2026-07-13
    days on market $234,990 Active 134 DOM
22. 2026-07-11
    days on market $234,990 Active 133 DOM
23. 2026-07-10
    days on market $234,990 Active 132 DOM
24. 2026-07-09
    days on market $234,990 Active 131 DOM
25. 2026-07-07
    days on market $234,990 Active 129 DOM
26. 2026-07-06
    days on market $234,990 Active 128 DOM
27. 2026-07-05
    days on market $234,990 Active 127 DOM
28. 2026-07-03
    days on market $234,990 Active 125 DOM
29. 2026-07-02
    pricedays on market $234,990 Active 124 DOM
30. 2026-07-01
    days on market $229,990 Active 123 DOM
31. 2026-06-30
    days on market $229,990 Active 122 DOM
32. 2026-06-29
    days on market $229,990 Active 121 DOM
33. 2026-06-28
    days on market $229,990 Active 120 DOM
34. 2026-06-27
    days on market $229,990 Active 119 DOM
35. 2026-06-26
    days on market $229,990 Active 118 DOM
36. 2026-06-24
    days on market $229,990 Active 116 DOM
37. 2026-06-22
    days on market $229,990 Active 114 DOM
38. 2026-06-21
    days on market $229,990 Active 113 DOM
39. 2026-06-18
    days on market $229,990 Active 110 DOM
40. 2026-06-17
    days on market $229,990 Active 109 DOM
41. 2026-06-16
    days on market $229,990 Active 108 DOM
42. 2026-06-15
    days on market $229,990 Active 107 DOM
43. 2026-06-13
    pricedays on market $229,990 Active 105 DOM
44. 2026-06-09
    days on market $249,990 Active 101 DOM
45. 2026-06-08
    days on market $249,990 Active 100 DOM
46. 2026-06-07
    days on market $249,990 Active 99 DOM
47. 2026-06-05
    days on market $249,990 Active 96 DOM
48. 2026-06-03
    days on market $249,990 Active 95 DOM
49. 2026-06-02
    days on market $249,990 Active 94 DOM
50. 2026-06-01
    days on market $249,990 Active 93 DOM

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

Taxation est. · year 1

• Rental income: $23,168
• − Mortgage interest: −$13,163
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − Depreciation: −$6,836
• Taxable loss: −$5,238
• Est. tax savings @ 24.0%: +$1,257
• After-tax cash flow: $72/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 · 1 photo

Excellent 100/100 None rehab

This home is in excellent condition with a modern farmhouse exterior and well-maintained interior. It is move-in ready and ideal for both resale and rental.

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 · 46,557 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

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Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 46,557 people
• By 2030: 49,673 · +6.7%
• By 2040: 55,827 · +19.9%
• By 2050: 61,832 · +32.8%
• By 2075: 77,212 · +65.8%
• By 2100: 89,225 · +91.6%

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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%

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Political lean MEDSL · Caldwell

• 2024 margin: R (+14.4) · D 42.2% · R 56.6% · Other 1.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -6.0pp · 2024: -14.4pp
• All cycles: 2024: R+14.4 2020: R+9.1 2016: R+15.8 2012: R+11.1 2008: R+6.0

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

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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

-3.8% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $249,990 Zillow
• 2026-03-22 Relisted — Zillow
• 2026-03-05 Delisted — Zillow
• 2026-02-11 Listed $259,990 Zillow