140 Kendall Ln · Maxwell, TX 78656

$218,500

3 bd · 2.5 ba · 1,130 sqft · SingleFamily · 135 Days on market

Built 2025 Good condition 3,833 sqft lot $193/sqft · 8% below area Est $238k · 8% under $77/mo HOA · 3% of rent ↓ 9% since listing

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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 +18.2/30.0
• ARV discount +11.2/15.0
• DSCR +5.7/10.0
• 1% rule +5.3/10.0
• Appreciation +4.5/10.0
• Condition / age +4.0/5.0
• Livability +2.5/5.0
• Schools +2.4/10.0
• Rent growth +1.2/5.0

Listing remarks MLS

Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. Introducing the Robin floorplan at Bollinger in Maxwell, Texas. This two-story home is perfect for first time homeowners or smaller families. Featuring 2 bedrooms and 2.5 bathrooms, this home also includes a 1-car garage all within 1,130 square feet. Our homes in Bollinger feature our modern farmhouse exterior and the Robin floorplan is available in 2 exterior options. Stepping inside the home from the covered front porch, you’ll enter a long foyer that leads into the heart of the home, the open concept living space. This cozy area of the kitchen, dining and family room makes cooking and entertaining enjoyable for everyone. The kitchen features laminate countertops with 50/50 stainless steel drop-in bowl, 4” laminate backsplash, 36” upper cabinets and stainless-steel appliances, including a gas range. The pantry and powder room are off the kitchen to complete this downstairs space. Ascending the stairs, you’ll find the primary bedroom with an attached bathroom. This space will become your retreat at the end of the day. The bathroom features a walk-in shower, laminate countertop, and a walk-in closet. Outside the primary bedroom is the utility room, making your laundry chores easy to complete. Moving down the hall towards the front of the house, you’ll discover the secondary bathroom and bedroom. Bath 2 includes a shower/tub combination. The Robin includes vinyl flooring throughout the common areas of the home, and carpet in the bedrooms. All our new homes feature Bermuda sod, an irrigation system in the front and back yard, and a 6’ privacy fence around the back yard. This home comes with our America’s Smart Home base package, which includes the Amazon Echo Pop, Front Doorbell, Front Door Deadbolt Lock, Home Hub, Thermostat, and Deako® Smart Switches.

Key facts

• 3,833 sq ft lot
• Garage
• Built 2025

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $218k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $218k).
• Recommended offer: $192k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.6% in Maxwell — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Boerne ISD (town): math 59% / reading 61% proficiency, ranked #42 of 826 in TX (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Kendall El (math 57% / reading 57%, grade C+, #505 of 4,322 statewide, top 13%, 816 students, 23% FRL); Boerne Middle South (math 62% / reading 57%, grade B, #166 of 1,662 statewide, top 11%, 911 students, 18% FRL); Boerne - Samuel V Champion H S (math 59% / reading 83%, grade B+, #114 of 1,632 statewide, top 7%, 2,014 students, 12% FRL) — zoned schools at 18% FRL track the district average.
• Market conditions: Rents falling (-5.4%/yr); 399 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 52d 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; 517 units permitted in Kendall County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $2k of value loss. Plan a longer hold.
• Kendall County population projected at +76% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $12k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $192,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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: 1.03% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 8.1

CMA / ARV

• ARV (median comp): $237,878
• List price: $218,500
• Delta: -8.15%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9363 Tarpon Dr	2.02mi	3/2.0	1,098 (-3%)	35mo	$365,000	$332	38
121 S Wagon Wheel Dr	1.56mi	2/2.0 (-1)	1,131 (+0%)	58mo	$140,000	$124	38
112 N Wagon Wheel Dr	1.81mi	3/2.0	1,344 (+19%)	0mo	$295,000	$219	38
9207 Tarpon Dr	2.01mi	3/1.0	1,186 (+5%)	55mo	$360,000	$304	31
9240 Marlin Dr	2.24mi	3/2.0	1,438 (+27%)	58mo	$300,000	$209	18
148 N Wagon Wheel Dr	1.51mi	3/1.5	936 (-17%)	29mo	$178,800	$191	16
29055 Strawberry	1.33mi	2/1.0 (-1)	840 (-26%)	52mo	$235,000	$280	9

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: -4.1%
• Equity multiple: 0.82×
• Total profit: $-10,799
• Equity at exit: $52,484

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-1,074
• Equity at exit: $54,892

Cash invested: $61,180 (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 78656

• Home prices YoY: -0.5%
• Rents YoY: -5.4%
• Active inventory: 399
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,256 medium
• Mortgage (P&I): −$1,146
• Tax est. 1.5%: −$273 /mo · $3,278/yr
• Insurance: −$91
• HOA: −$77
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $195

Break-even live

Break-even rent $2,009

Max offer price $218,500

Occupancy floor 86%

Sensitivity live

Price	-10% $346	-5% $271	+0% $195	+5% $120	+10% $44
Rent	-10% $17	-5% $106	+0% $195	+5% $284	+10% $373
Rate	-1.0pp $305	-0.5pp $251	base $195	+0.5pp $138	+1.0pp $81

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: $54,625
• Closing costs: $6,555
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9135 Dietz Elkhorn Rd Boerne, TX	1.0–3.0	1.0–2.0	939	$2,125	$2.26	13d	87	0.96mi
9193 Dietz Elkhorn Rd Apt 36 Boerne, TX	3.0	2.5	1380	$2,149	$1.56	69d	1	1.00mi
9512 Lemon Creek Blvd Boerne, TX	1.0–3.0	1.0–2.0	1044	$2,640	$2.53	9d	20	1.08mi
9193 Dietz Elkhorn Rd Boerne, TX	3.0	2.5	1380	$2,137	$1.55	52d	2	1.11mi

HOA detail $77/mo · $924/yr

• Likely covers: gas

Listing history 50 events

1. 2026-08-08
   days on market $218,500 Active 135 DOM
2. 2026-08-06
   days on market $218,500 Active 133 DOM
3. 2026-08-05
   days on market $218,500 Active 132 DOM
4. 2026-08-04
   days on market $218,500 Active 131 DOM
5. 2026-08-03
   days on market $218,500 Active 130 DOM
6. 2026-07-31
   days on market $218,500 Active 127 DOM
7. 2026-07-30
   days on market $218,500 Active 125 DOM
8. 2026-07-28
   days on market $218,500 Active 124 DOM
9. 2026-07-26
   days on market $218,500 Active 122 DOM
10. 2026-07-24
    days on market $218,500 Active 120 DOM
11. 2026-07-23
    days on market $218,500 Active 119 DOM
12. 2026-07-22
    days on market $218,500 Active 118 DOM
13. 2026-07-21
    days on market $218,500 Active 117 DOM
14. 2026-07-20
    days on market $218,500 Active 116 DOM
15. 2026-07-18
    days on market $218,500 Active 114 DOM
16. 2026-07-18
    days on market $218,500 Active 113 DOM
17. 2026-07-16
    days on market $218,500 Active 112 DOM
18. 2026-07-15
    days on market $218,500 Active 111 DOM
19. 2026-07-14
    days on market $218,500 Active 110 DOM
20. 2026-07-13
    days on market $218,500 Active 109 DOM
21. 2026-07-13
    days on market $218,500 Active 108 DOM
22. 2026-07-11
    days on market $218,500 Active 107 DOM
23. 2026-07-10
    days on market $218,500 Active 106 DOM
24. 2026-07-09
    days on market $218,500 Active 105 DOM
25. 2026-07-07
    days on market $218,500 Active 103 DOM
26. 2026-07-06
    days on market $218,500 Active 102 DOM
27. 2026-07-05
    days on market $218,500 Active 101 DOM
28. 2026-07-03
    days on market $218,500 Active 99 DOM
29. 2026-07-02
    days on market $218,500 Active 98 DOM
30. 2026-07-01
    days on market $218,500 Active 97 DOM
31. 2026-06-30
    days on market $218,500 Active 96 DOM
32. 2026-06-29
    days on market $218,500 Active 95 DOM
33. 2026-06-28
    days on market $218,500 Active 94 DOM
34. 2026-06-27
    pricedays on market $218,500 Active 93 DOM
35. 2026-06-26
    days on market $219,000 Active 92 DOM
36. 2026-06-24
    days on market $219,000 Active 90 DOM
37. 2026-06-22
    days on market $219,000 Active 88 DOM
38. 2026-06-21
    days on market $219,000 Active 87 DOM
39. 2026-06-18
    days on market $219,000 Active 84 DOM
40. 2026-06-17
    days on market $219,000 Active 83 DOM
41. 2026-06-16
    days on market $219,000 Active 82 DOM
42. 2026-06-15
    days on market $219,000 Active 81 DOM
43. 2026-06-13
    days on market $219,000 Active 79 DOM
44. 2026-06-13
    days on market $219,000 Active 78 DOM
45. 2026-06-09
    days on market $219,000 Active 75 DOM
46. 2026-06-08
    days on market $219,000 Active 74 DOM
47. 2026-06-07
    days on market $219,000 Active 73 DOM
48. 2026-06-04
    days on market $219,000 Active 70 DOM
49. 2026-06-03
    days on market $219,000 Active 69 DOM
50. 2026-06-02
    days on market $219,000 Active 68 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: $27,070
• − Mortgage interest: −$12,239
• − Property taxes: −$3,278
• − Insurance: −$1,092
• − Repairs & maintenance: −$2,166
• − Management: −$2,166
• − HOA: −$924
• − Depreciation: −$6,356
• Taxable loss: −$1,151
• Est. tax savings @ 24.0%: +$276
• After-tax cash flow: $2,617/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $5,650–$16,950 screening

This two-story home in Fair Oaks Ranch, Texas, is in good condition with a modern farmhouse exterior and a well-maintained interior. It offers a good balance of curb appeal and functionality, making it an attractive option for first-time homeowners or smaller families.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more appealing to potential buyers. ↑
• Rental Landscaping improvements — A well-maintained lawn and landscaping can attract more renters and increase rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ 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: Boerne ISD
• NCES district ID: 4810710
• Math proficiency: 59% ▼ -9.00%
• Reading proficiency: 61% ▼ -6.00%
• Median HH income: $85,478
• Composite: 54.47/100
• National rank: #1350
• State rank: #42 of 826 in TX

Livability — Maxwell

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

Census & demographics

• County: Caldwell County · 56,273 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

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Population outlook (Kendall County) Hauer SSP2

• Today (2025): 56,273 people
• By 2030: 64,578 · +14.8%
• By 2040: 81,624 · +45.1%
• By 2050: 99,180 · +76.2%
• By 2075: 144,012 · +155.9%
• By 2100: 177,185 · +214.9%

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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%

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Political lean MEDSL · Kendall

• 2024 margin: Solid R (+55.7) · D 21.7% · R 77.4%
• 2008→2024 swing: +0.3pp no change · 2008: -56.0pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+53.2 2016: R+60.4 2012: R+64.5 2008: R+56.0

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

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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

-8.5% since first listed

15 events — show timeline

• 2026-05-01 Price Changed $224,500 Unlock MLS
• 2026-04-23 Price Changed $225,000 CTXMLS
• 2026-04-22 Listed $230,000 CTXMLS
• 2026-04-09 Price Changed $225,000 Unlock MLS
• 2026-03-26 Listed $230,000 Unlock MLS
• 2026-03-05 Pending — CTXMLS
• 2026-03-05 Pending — LERA
• 2026-03-02 Listing Removed — LERA
• 2026-03-01 Listing Removed — CTXMLS
• 2026-02-02 Price Changed $229,990 CTXMLS
• 2026-02-02 Price Changed $229,990 LERA
• 2026-01-03 Price Changed $224,990 CTXMLS
• 2026-01-03 Price Changed $224,990 LERA
• 2025-12-10 Listed $245,480 CTXMLS
• 2025-12-04 Listed $245,480 LERA