109 Ellendale Pl · Fredericksburg, TX 78624

$248,500

3 bd · 2.0 ba · 1,260 sqft · SingleFamily · 64 Days on market

Built 2025 Good condition 4,791 sqft lot $197/sqft · 9% below area Est $274k · 9% under $29/mo HOA · 1% of rent ↓ 7% 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 +16.3/30.0
• ARV discount +11.6/15.0
• DSCR +5.1/10.0
• 1% rule +4.6/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Beckman - This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer. Estimated COE January 2026.

Key facts

• 4,791 sq ft lot
• 2 garage spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $248k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (4.0% below list).
• Recommended offer: $234k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 1.7% in Fredericksburg — 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 74/100 on livability (#182 in TX, #4,711 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety B+, cost of living B; Watch: employment C-, amenities D, commute F.
• Fredericksburg ISD (town): math 44% / reading 48% proficiency, ranked #241 of 826 in TX (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 966 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 52 units permitted in Gillespie County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Gillespie County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $233,590 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.96% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 8.7

CMA / ARV

• ARV (median comp): $273,613
• List price: $248,500
• Delta: -9.18%
• 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
108 Ciarans Crossing Dr	0.11mi	3/2.0	1,260 (0%)	0mo	$299,000	$237	95
127 Alameda Dr	0.14mi	3/2.0	1,260 (0%)	7mo	$241,999	$192	88
133 Alameda Dr	0.17mi	3/2.0	1,260 (0%)	7mo	$280,999	$223	87
136 Alameda Dr	0.15mi	3/2.0	1,260 (0%)	8mo	$260,899	$207	86
118 Bens Blf	0.20mi	3/2.0	1,260 (0%)	15mo	$287,999	$229	78
117 Bens Blf	0.18mi	3/2.0	1,260 (0%)	19mo	$266,999	$212	76
111 Bens Blf	0.20mi	3/2.0	1,260 (0%)	19mo	$264,999	$210	75
103 Bens Blf	0.23mi	3/2.0	1,260 (0%)	18mo	$259,999	$206	74
108 Bens Blf	0.23mi	3/2.0	1,260 (0%)	19mo	$276,999	$220	74
102 Bens Blf	0.25mi	3/2.0	1,260 (0%)	18mo	$286,999	$228	73
153 Juanita Way	0.26mi	3/2.0	1,217 (-3%)	20mo	$269,999	$222	65
807 S Eagle St	0.60mi	2/2.0 (-1)	1,104 (-12%)	10mo	$599,500	$543	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-31,392
• Equity at exit: $37,052

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-15,757
• Equity at exit: $21,486

Cash invested: $69,580 (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 78624

• Active inventory: 966
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,386 high
• Mortgage (P&I): −$1,303
• Tax est. 1.5%: −$311 /mo · $3,728/yr
• Insurance: −$104
• HOA: −$29
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $139

Break-even live

Break-even rent $2,211

Max offer price $248,500

Occupancy floor 89%

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: $62,125
• Closing costs: $7,455
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Ciarans Xing Fredericksburg, TX	3.0	2.0	1474	$2,300	$1.56	3d	1	0.21mi
1019 Friendship Ln Fredericksburg, TX	2.0–3.0	1.0–2.0	912	$1,750	$1.92	2d	11	0.71mi
510 S Olive St Fredericksburg, TX	3.0	2.0	1335	$2,950	$2.21	44d	1	0.78mi
915 E Highway St Unit NA Fredericksburg, TX	3.0	2.0	1407	$1,950	$1.39	4d	1	0.83mi
501 S Olive St Fredericksburg, TX	2.0	2.5	1400	$2,500	$1.79	44d	1	0.84mi
1006 E Highway St Fredericksburg, TX	3.0	2.0	1588	$2,250	$1.42	44d	1	0.89mi
1004 E Hill St Unit B Fredericksburg, TX	3.0	2.0	1431	$1,895	$1.32	24d	1	0.92mi
1004 W Hill St Fredericksburg, TX	3.0	2.0	1432	$1,895	$1.32	24d	1	0.94mi
247 Sunday Cir Fredericksburg, TX	3.0	2.0	1366	$2,600	$1.90	2d	1	1.26mi
405 Summit Cir Fredericksburg, TX	3.0	2.0	1532	$2,100	$1.37	44d	1	1.28mi
202 E Ufer St Fredericksburg, TX	3.0	1.0–2.0	993	$2,355	$2.37	2d	11	1.32mi
104 N Elk St Fredericksburg, TX	2.0	2.0	1620	$2,000	$1.23	11d	1	1.32mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 30 events

1. 2026-06-18
   days on market $248,500 Active 64 DOM
2. 2026-06-17
   days on market $248,500 Active 63 DOM
3. 2026-06-16
   days on market $248,500 Active 62 DOM
4. 2026-06-15
   days on market $248,500 Active 61 DOM
5. 2026-06-13
   days on market $248,500 Active 59 DOM
6. 2026-06-09
   days on market $248,500 Active 55 DOM
7. 2026-06-08
   days on market $248,500 Active 54 DOM
8. 2026-06-07
   days on market $248,500 Active 53 DOM
9. 2026-06-04
   days on market $248,500 Active 50 DOM
10. 2026-06-03
    days on market $248,500 Active 49 DOM
11. 2026-06-02
    days on market $248,500 Active 48 DOM
12. 2026-06-01
    days on market $248,500 Active 47 DOM
13. 2026-05-31
    days on market $248,500 Active 46 DOM
14. 2026-05-01
    price $249,000 539-char remark

    Show marketing remark (539 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Beckman - This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer. Estimated COE January 2026.

15. 2026-05-01
    price $249,000 539-char remark

    Show marketing remark (539 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Beckman - This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer. Estimated COE January 2026.

16. 2026-04-15
    listed $249,500 Active 539-char remark

    Show marketing remark (539 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Beckman - This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer. Estimated COE January 2026.

17. 2026-04-10
    price $249,500 539-char remark

    Show marketing remark (539 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Beckman - This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer. Estimated COE January 2026.

18. 2026-03-24
    price $250,000 539-char remark

    Show marketing remark (539 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Beckman - This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer. Estimated COE January 2026.

19. 2026-02-20
    price $260,000 539-char remark

    Show marketing remark (539 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Beckman - This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer. Estimated COE January 2026.

20. 2026-01-26
    listed $265,000 New 539-char remark

    Show marketing remark (539 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Beckman - This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer. Estimated COE January 2026.

21. 2026-01-14
    soldstatus Sold
22. 2025-12-19
    status Pending
23. 2025-12-10
    price $261,999
24. 2025-12-06
    price $264,999
25. 2025-12-03
    price $265,999
26. 2025-11-22
    price $279,999
27. 2025-11-18
    price $265,999
28. 2025-11-11
    price $267,999
29. 2025-10-19
    price $269,999
30. 2025-10-17
    listed $267,999 New

ⓘ 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: $28,631
• − Mortgage interest: −$13,920
• − Property taxes: −$3,728
• − Insurance: −$1,242
• − Repairs & maintenance: −$2,290
• − Management: −$2,290
• − HOA: −$348
• − Depreciation: −$7,229
• Taxable loss: −$2,417
• Est. tax savings @ 24.0%: +$580
• After-tax cash flow: $2,242/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 Cosmetic rehab

This single-family home is in good condition with a fresh exterior and well-maintained interior. It is ready for a new owner and could benefit from a fresh coat of paint and some landscaping to further enhance its curb appeal.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping — Aesthetic improvements can attract more buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Aesthetic improvements can attract more buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fredericksburg ISD
• NCES district ID: 4819840
• Math proficiency: 44% ▼ -7.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $54,655
• Composite: 39.9/100
• National rank: #3857
• State rank: #241 of 826 in TX

Livability — Fredericksburg

• Score: 74/100
• State rank: #182
• US rank: #4711

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fredericksburg, TX
• County: Gillespie County · 23,741 people
• City population: 23,741
• Metro: Fredericksburg, TX
• Population (ZIP): 23,741
• Household income: $75,237
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 470.0

Population outlook (Gillespie County) Hauer SSP2

• Today (2025): 28,213 people
• By 2030: 29,243 · +3.7%
• By 2040: 31,133 · +10.3%
• By 2050: 32,854 · +16.4%
• By 2075: 37,597 · +33.3%
• By 2100: 39,369 · +39.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 23% Two or more races 9%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Slovak 4% Serbian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, Dominican Republic
• Languages at home: 84% English-only · Spanish 13% German/W. Germanic 2% Other Asian/Pacific 1%

Political lean MEDSL · Gillespie

• 2024 margin: Solid R (+60.9) · D 19.2% · R 80.1%
• 2008→2024 swing: -4.3pp toward R · 2008: -56.6pp · 2024: -60.9pp
• All cycles: 2024: R+60.9 2020: R+58.9 2016: R+62.2 2012: R+65.8 2008: R+56.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -209.14%
• Current HPI: 218.7201
• Rent YoY: —
• Metro: Fredericksburg, 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

-7.1% since first listed

17 events — show timeline

• 2026-05-01 Price Changed $249,000 LERA
• 2026-05-01 Price Changed $249,000 Unlock MLS
• 2026-04-15 Listed $249,500 Unlock MLS
• 2026-04-10 Price Changed $249,500 LERA
• 2026-03-24 Price Changed $250,000 LERA
• 2026-02-20 Price Changed $260,000 LERA
• 2026-01-26 Listed $265,000 LERA
• 2026-01-14 Sold (MLS) — LERA
• 2025-12-19 Pending — LERA
• 2025-12-10 Price Changed $261,999 LERA
• 2025-12-06 Price Changed $264,999 LERA
• 2025-12-03 Price Changed $265,999 LERA
• 2025-11-22 Price Changed $279,999 LERA
• 2025-11-18 Price Changed $265,999 LERA
• 2025-11-11 Price Changed $267,999 LERA
• 2025-10-19 Price Changed $269,999 LERA
• 2025-10-17 Listed $267,999 LERA