Is 101 Howard Dr in Maxwell, TX a good investment?

CashFlowRE grades it D with a 5.0% cap rate and $-291/mo modeled cash flow at a $269,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 101 Howard Dr?

The modeled cap rate is 5.0% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,092/month, from CashFlowRE's rent model.

D Composite 42.02

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 +15.0/15.0
Cash flow +7.9/30.0
Appreciation +4.5/10.0
Condition / age +4.0/5.0
1% rule +2.7/10.0
Livability +2.5/5.0
Schools +2.3/10.0
DSCR +1.9/10.0
Rent growth +1.2/5.0

$269,990

101 Howard Dr · Maxwell, TX 78656

4 bd · 2.0 ba · 1,572 sqft · SingleFamily · 85 Days on market

Built 2026 Good condition 8,276 sqft lot 2-car garage $172/sqft · 31% below area Est $392k · 31% under $77/mo HOA · 4% of rent ↓ 13% since listing

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

Listing remarks MLS

JUNE ESTIMATED COMPLETION DATE. CORNER LOT. Check out the Emma, one of our one-story floorplans available at Bollinger in Maxwell, Texas. This new home offers 4 bedrooms, 2 bathrooms and a 2-car garage within 1,572 square feet of living space. Our homes in Bollinger feature our modern farmhouse exteriors. As you enter the home from the front porch, you'll cross the foyer to the open concept living area. The kitchen faces out to the dining room and family room, allowing for conversations to flow easily across the space as you make dinner and unwind from your day. The kitchen features an island with a stainless-steel sink, quartz countertops, 42" upper 'picture frame' cabinets, a pantry closet, and stainless-steel appliances. Two secondary bedrooms are located off the kitchen as well as the secondary bathroom. The utility room is in this part of the home and connects to the garage, creating an optional mud room. The other secondary bedroom is located off the dining room and all bedrooms include carpet and closets with wood shelving. The secondary bathroom features a shower/tub combination and a cultured marble vanity with trench sink. The primary bedroom is at the back of the home and includes an attached bathroom. This private ensuite is sure to become your oasis at the end of the day. Enjoy the walk-in shower, cultured marble vanity with trench sink and a large 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 a Smart Switch.

Key facts

Quartz countertops
Kitchen island
Pantry closet

What this means for you Summary

Snapshot

This is a 4-bed/2.0-bath single-family listed at $270k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-291 ($-3k/yr) — negative.
To cash-flow at today's rent, offer at most $228k (15.6% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (22.5% below list).
Recommended offer: $209k (22.5% below list) — sets the bar for 1% rule.

Location & tenants

Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
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 falling (-5.4%/yr); 399 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).
This rent runs 31% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

Local home prices are declining (-1.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k 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 85 days — a 6% lower offer ($254k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,156 (22.5% 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 85 days. Have you received any prior offers? Is the seller open to a 23% 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.
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: 0.77% ✗
Cap rate: 5.00%
Cash-on-cash: -4.61%
DSCR: 0.79
GRM: 10.8

CMA / ARV

ARV (median comp): $391,978
List price: $269,990
Delta: -31.12%
Verdict: UNDERPRICED
Comps: 1 within 2.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Hodges St	0.10mi	3/2.0 (-1)	1,575 (+0%)	6mo	$324,990	$206	85
128 Langston Dr	0.14mi	3/2.0 (-1)	1,434 (-9%)	0mo	$269,990	$188	74
439 Hodges St	0.27mi	3/2.0 (-1)	1,575 (+0%)	10mo	$289,990	$184	73
205 Varner Way	0.26mi	4/2.5	1,543 (-2%)	14mo	$263,615	$171	71
341 Hodges St	0.13mi	4/2.0	1,796 (+14%)	8mo	$330,990	$184	64
223 Langston Dr	0.38mi	3/2.0 (-1)	1,488 (-5%)	12mo	$289,490	$195	58
125 Kendall Ln	0.24mi	3/2.5 (-1)	1,419 (-10%)	10mo	$239,990	$169	57
418 Hodges St	0.39mi	4/2.0	1,796 (+14%)	2mo	$299,990	$167	56
431 Hodges St	0.24mi	4/2.0	1,796 (+14%)	11mo	$299,990	$167	56
200 Kendall Ln	0.41mi	3/2.5 (-1)	1,419 (-10%)	6mo	$239,990	$169	52
506 Hodges St	0.29mi	4/2.0	1,796 (+14%)	13mo	$332,385	$185	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.02% appreciation · 0.0% rent growth · sell at horizon

5-year hold

IRR: -14.3%
Equity multiple: 0.40×
Total profit: $-45,183
Equity at exit: $64,852

10-year hold

IRR: -10.5%
Equity multiple: 0.14×
Total profit: $-64,856
Equity at exit: $67,827

Cash invested: $75,597 (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: 28 active · 5 under contract
Months of supply: 56.0 mo (2%/mo absorbed)
Median asking: $274,995 ($178/sqft)
Median days on market: 133 d
This list price: 36% of active listings are priced below it
ARV vs active asking: +40.3% above current asking $/sqft

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

ZIP-level market 78656

Home prices YoY: -0.5%
Rents YoY: -5.4%
Active inventory: 399
Price-to-rent: 10.8×

Monthly cashflow live

Estimated rent: $2,092 medium interval (Pro) →
Mortgage (P&I): −$1,416
Tax est. 1.5%: −$337 /mo · $4,050/yr
Insurance: −$112
HOA: −$77
Lot rent: −$0
Vacancy / Maint / Mgmt: −$439
Net cashflow: $-291

Break-even live

Break-even rent $2,459

Max offer price $227,953

Occupancy floor —

Sensitivity live

Price	-10% $-104	-5% $-197	+0% $-291	+5% $-384	+10% $-477
Rent	-10% $-456	-5% $-373	+0% $-291	+5% $-208	+10% $-125
Rate	-1.0pp $-155	-0.5pp $-222	base $-291	+0.5pp $-360	+1.0pp $-432

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: $67,498
Closing costs: $8,100
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 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	0.20mi
131 Kendall Ln Kyle, TX	4.0	2.5	1543	$1,895	$1.23	69d	1	0.21mi
271 Cottonwood Trl Maxwell, TX	3.0	2.0	1568	$2,000	$1.28	93d	1	1.34mi

Property features AI

Finance

HOA & community: Homeowners association with monthly feeHOA fee covers common area maintenanceCommunity features include common grounds and community mailbox

Exterior

Parking: 2-car garage (covered)
Security: Smoke detector(s)
Utilities: Electricity connectedNatural gas connectedWater connected (municipal)Sewer connected (municipal)
Home design: Single-story homeNew constructionFaces southwestBuilt by D.R. Horton
Construction: Board and batten sidingCement sidingComposition roofSlab foundationNew construction (builder source)
Exterior features: Private yardFront yardBack yardFront porchCorner lotWood fencingSmoke detectors

Interior

Kitchen: DishwasherFree-standing gas rangeMicrowaveDisposalPlumbed for ice makerEnergy Star qualified appliances
Bedrooms: Four main-level bedrooms
Flooring: CarpetTile
Bathrooms: 2 full bathrooms
Heating & cooling: Central heatingCentral air conditioning
Interior features: Granite countersKitchen islandMain level primary bedroomSmart thermostatDouble pane windowsSmart technology
Laundry & utility: Laundry room

Listing history 50 events

2026-08-08

days on market $269,990 Active 85 DOM
2026-08-06

days on market $269,990 Active 83 DOM
2026-08-05

days on market $269,990 Active 82 DOM
2026-08-04

days on market $269,990 Active 81 DOM
2026-08-03

days on market $269,990 Active 80 DOM
2026-07-31

days on market $269,990 Active 77 DOM
2026-07-30

pricedays on market $269,990 Active 76 DOM
2026-07-30

days on market $259,990 Active 75 DOM
2026-07-28

days on market $259,990 Active 74 DOM
2026-07-26

days on market $259,990 Active 72 DOM
2026-07-24

days on market $259,990 Active 70 DOM
2026-07-23

days on market $259,990 Active 69 DOM
2026-07-22

days on market $259,990 Active 68 DOM
2026-07-21

days on market $259,990 Active 67 DOM
2026-07-20

days on market $259,990 Active 66 DOM
2026-07-18

days on market $259,990 Active 64 DOM
2026-07-18

days on market $259,990 Active 63 DOM
2026-07-16

days on market $259,990 Active 62 DOM
2026-07-15

days on market $259,990 Active 61 DOM
2026-07-14

days on market $259,990 Active 60 DOM
2026-07-13

days on market $259,990 Active 59 DOM
2026-07-13

days on market $259,990 Active 58 DOM
2026-07-11

days on market $259,990 Active 57 DOM
2026-07-10

days on market $259,990 Active 56 DOM
2026-07-09

days on market $259,990 Active 55 DOM
2026-07-07

days on market $259,990 Active 53 DOM
2026-07-06

days on market $259,990 Active 52 DOM
2026-07-05

days on market $259,990 Active 51 DOM
2026-07-03

days on market $259,990 Active 49 DOM
2026-07-02

days on market $259,990 Active 48 DOM
2026-07-01

days on market $259,990 Active 47 DOM
2026-06-30

days on market $259,990 Active 46 DOM
2026-06-29

days on market $259,990 Active 45 DOM
2026-06-28

days on market $259,990 Active 44 DOM
2026-06-27

days on market $259,990 Active 43 DOM
2026-06-26

days on market $259,990 Active 42 DOM
2026-06-24

days on market $259,990 Active 40 DOM
2026-06-22

days on market $259,990 Active 38 DOM
2026-06-21

days on market $259,990 Active 37 DOM
2026-06-18

days on market $259,990 Active 34 DOM
2026-06-17

days on market $259,990 Active 33 DOM
2026-06-16

days on market $259,990 Active 32 DOM
2026-06-15

days on market $259,990 Active 31 DOM
2026-06-13

days on market $259,990 Active 29 DOM
2026-06-09

days on market $259,990 Active 25 DOM
2026-06-08

days on market $259,990 Active 24 DOM
2026-06-07

pricedays on market $259,990 Active 23 DOM
2026-06-04

days on market $269,990 Active 20 DOM
2026-06-03

days on market $269,990 Active 19 DOM
2026-06-02

days on market $269,990 Active 18 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 2/10 Low
🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $25,099
− Mortgage interest: −$15,124
− Property taxes: −$4,050
− Insurance: −$1,350
− Repairs & maintenance: −$2,008
− Management: −$2,008
− HOA: −$924
− Depreciation: −$7,854
Taxable loss: −$8,219

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

Est. tax savings @ 24.0%: +$1,973
After-tax cash flow: $-1,514/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

Good 80/100 None rehab

This move-in ready home offers a good condition with no visible repairs needed. It has a good curb appeal and interior condition, making it a solid investment.

Value-add opportunities

Both Painting exterior siding — Enhances curb appeal and value. ↑
Both Landscaping improvements — Enhances curb appeal and value. ↑
Both Interior touch-ups — Enhances interior appearance and value. ↑

F Composite school gradezoned avg 23/100

Zoned Schools

Elementary George W Carver Early Education Center Middle D J Red Simon Middle F TX #1,466/1,662 Nat'l #11,948/14,009 High Lockhart H S F TX #1,204/1,632 Nat'l #11,887/17,239

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

Livability — Maxwell

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

County: Caldwell County · 46,557 people
City population: 2,847
Metro: Austin-Round Rock-Georgetown, TX
Population (ZIP): 2,847
Household income: $81,346
Rent vs Own: 30.8% rent · 69.2% own
Severe rent burden: 5% of renters

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%

Race, ethnicity, and origin ACS 2023

Neighborhood character: Predominantly Hispanic (76%)
Race & ethnicity: Hispanic / Latino 76% Two or more races 21% White 20% Black 4%
Hispanic origin (detail): Mexican 72%
Common ancestry: Romanian 4% Slovak 2% Lithuanian 1%
Foreign-born: 18% · Canada
Languages at home: 45% English-only · Spanish 55%

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: ▼ -1.02%
Current HPI: 228.3622
Rent YoY: ▼ -5.36%
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

-13.0% since first listed

5 events — show timeline

2026-06-12 Price Changed $259,990 LERA
2026-06-05 Price Changed $259,990 Unlock MLS
2026-05-15 Listed $269,990 Unlock MLS
2026-05-08 Price Changed $269,990 LERA
2026-04-18 Listed $298,990 LERA

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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