Is Hymeadow 1074 Plan in Maxwell, TX a good investment?

CashFlowRE grades it F with a 4.3% cap rate and $-443/mo modeled cash flow at a $219,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for Hymeadow 1074 Plan?

The modeled cap rate is 4.3% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,808/month, from CashFlowRE's rent model.

🏗️ New Construction

F Composite 30.97

Why this score? — see what drove the F 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 +7.5/15.0
Cash flow +6.6/30.0
Appreciation +4.5/10.0
Condition / age +3.8/5.0
Livability +2.5/5.0
Schools +2.4/10.0
1% rule +1.7/10.0
Rent growth +1.2/5.0
DSCR +0.9/10.0

$219,990

Hymeadow 1074 Plan · Maxwell, TX 78656

3 bd · 2.0 ba · 1,074 sqft · SingleFamily · 638 Days on market

Good condition ↓ 17% since listing

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

Listing remarks MLS

Discover Hymeadow, a master-planned community in Maxwell, Texas, just south of Austin and minutes from Kyle. Enjoy the charm of small-town living without city taxes, perfectly situated for easy commutes and nearby attractions. Choose from new homes ranging from 1,074 to 2,595 square feet, with customizable floor plans to suit any lifestyle-whether you’re starting out, growing your family, or downsizing. Enjoy community amenities like pickleball courts, a resort-style pool, and open green spaces. Explore the San Marcos River, designer outlet shopping, the historic town square, and renowned Texas wineries just beyond your doorstep. Come home to Hymeadow, where Hill Country living meets convenience.

Key facts

Quick access to i-35
Flexible designs
2 garage spots

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $220k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-443 ($-5k/yr) — negative.
To cash-flow at today's rent, offer at most $207k (6.0% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (17.8% below list).
Recommended offer: $181k (17.8% below list) — sets the bar for 1% rule.

Location & tenants

Location reads: area grade F — 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; 21 comparable units currently listed for rent nearby; rentals lingering (median 37d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 76% 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 (-1.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k 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 638 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

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 $180,819 (17.8% 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 638 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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: 0.67% ✗
Cap rate: 4.33%
Cash-on-cash: -7.01%
DSCR: 0.69
GRM: 12.5

CMA / ARV

ARV (median comp): $270,828
List price: $219,990
Delta: -18.77%
Verdict: UNDERPRICED
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 Tempest Trl	0.18mi	3/2.0	1,074 (0%)	6mo	$225,140	$210	86
264 Estallo Way	0.25mi	3/2.0	1,074 (0%)	8mo	$226,775	$211	82
127 Tempest Trl	0.20mi	3/2.0	1,230 (+14%)	3mo	$238,310	$194	64
319 Haywood Mnr	0.26mi	3/2.0	1,230 (+14%)	1mo	$238,310	$194	62
273 Estallo Way	0.22mi	3/2.0	1,230 (+14%)	4mo	$242,110	$197	62
219 Estallo Way	0.21mi	3/2.0	1,230 (+14%)	8mo	$238,780	$194	59
627 Alterra Way	0.43mi	3/2.0	1,207 (+12%)	3mo	$189,990	$157	57
468 Low Pasture Trl	0.64mi	3/2.0	1,156 (+8%)	4mo	$258,990	$224	54
1246 Delta Crst	0.50mi	3/2.0	1,200 (+12%)	4mo	$227,030	$189	54
505 Cliff Dr	0.52mi	3/2.0	1,200 (+12%)	3mo	$252,365	$210	54
1149 Delta Crst	0.48mi	3/2.0	1,200 (+12%)	6mo	$227,350	$189	53
502 Aplite Pass	0.69mi	2/2.0 (-1)	996 (-7%)	5mo	$286,900	$288	46

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: -17.2%
Equity multiple: 0.29×
Total profit: $-54,191
Equity at exit: $65,053

10-year hold

IRR: -13.3%
Equity multiple: -0.08×
Total profit: $-82,152
Equity at exit: $68,037

Cash invested: $75,832 (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: 26 active · 9 under contract
Months of supply: 12.0 mo (8%/mo absorbed)
Median asking: $252,678 ($213/sqft)
Median days on market: 146 d
This list price: 19% of active listings are priced below it
ARV vs active asking: +18.6% 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: 10.1×

Monthly cashflow live

Estimated rent: $1,808 high interval (Pro) →
Mortgage (P&I): −$1,420
Tax est. 1.5%: −$339 /mo · $4,062/yr
Insurance: −$113
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$380
Net cashflow: $-443

Break-even live

Break-even rent $2,369

Max offer price $206,702

Occupancy floor —

Sensitivity live

Price	-10% $-256	-5% $-350	+0% $-443	+5% $-537	+10% $-630
Rent	-10% $-586	-5% $-515	+0% $-443	+5% $-372	+10% $-300
Rate	-1.0pp $-307	-0.5pp $-374	base $-443	+0.5pp $-513	+1.0pp $-585

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: $67,707
Closing costs: $8,125
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 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
170 Living Reef Dr Maxwell, TX	3.0	2.0	1500	$1,850	$1.23	93d	1	0.06mi
160 Light Timber Rd Maxwell, TX	3.0	2.0	1425	$1,800	$1.26	29d	1	0.08mi
202 Peridot Pass Maxwell, TX	3.0	2.0	1432	$1,649	$1.15	33d	1	0.12mi
202 Peridot Pass Maxwell, TX	3.0	2.0	1412	$1,649	$1.17	35d	1	0.12mi
274 Jade St Maxwell, TX	4.0	2.0	1468	$1,795	$1.22	93d	1	0.19mi
704 Delta Crst Maxwell, TX	3.0–5.0	2.0–3.0	1904	$1,694	$0.89	13d	16	0.22mi
839 Gully St Maxwell, TX	3.0–4.0	2.0	1265	$1,199	$0.95	9d	34	0.36mi
242 Surrey Oaks Maxwell, TX	3.0	2.0	1425	$1,800	$1.26	37d	1	0.72mi
351 Cobb Branch Dr Maxwell, TX	3.0–4.0	2.0–3.0	1616	$1,760	$1.09	9d	9	0.77mi
158 Surrey Oaks Maxwell, TX	3.0	2.0	1425	$1,800	$1.26	37d	1	0.79mi
520 Gabbro Gdns Maxwell, TX	4.0	2.5	1500	$1,800	$1.20	38d	1	0.79mi
427 Gabbro Gdns Maxwell, TX	3.0	2.0	1402	$1,550	$1.11	35d	1	0.86mi
275 Aplite Pass Maxwell, TX	2.0–5.0	2.0–3.5	1733	$2,160	$1.25	9d	1	0.90mi
283 Soapstone Pass Maxwell, TX	3.0	2.0	1440	$1,609	$1.12	65d	1	0.94mi
312 Soapstone Pass Maxwell, TX	3.0	2.0	1450	$1,600	$1.10	93d	1	0.98mi
230 Gabbro Gdns Maxwell, TX	3.0	2.0	1440	$1,500	$1.04	67d	1	1.00mi
1546 Soapstone Pass Maxwell, TX	3.0	2.5	1450	$1,850	$1.28	33d	1	1.05mi
296 Agate Cliff Dr Maxwell, TX	3.0	2.0	1421	$1,675	$1.18	47d	1	1.07mi
147 Gabbro Gdns Maxwell, TX	3.0	2.0	1450	$1,441	$0.99	93d	1	1.09mi
184 Agate Cliff Dr Maxwell, TX	3.0	2.0	1450	$1,515	$1.04	40d	1	1.14mi
5353 Airport Hwy Maxwell, TX	3.0	2.0	1068	$1,395	$1.31	36d	1	1.46mi

Listing history 50 events

2026-08-08

days on market $219,990 Active 638 DOM
2026-08-06

days on market $219,990 Active 636 DOM
2026-08-05

days on market $219,990 Active 635 DOM
2026-08-04

days on market $219,990 Active 634 DOM
2026-08-03

days on market $219,990 Active 633 DOM
2026-07-31

days on market $219,990 Active 630 DOM
2026-07-30

days on market $219,990 Active 628 DOM
2026-07-28

days on market $219,990 Active 627 DOM
2026-07-26

days on market $219,990 Active 625 DOM
2026-07-24

days on market $219,990 Active 623 DOM
2026-07-23

days on market $219,990 Active 622 DOM
2026-07-22

days on market $219,990 Active 621 DOM
2026-07-21

days on market $219,990 Active 620 DOM
2026-07-20

days on market $219,990 Active 619 DOM
2026-07-18

days on market $219,990 Active 617 DOM
2026-07-18

days on market $219,990 Active 616 DOM
2026-07-16

days on market $219,990 Active 615 DOM
2026-07-15

days on market $219,990 Active 614 DOM
2026-07-14

days on market $219,990 Active 613 DOM
2026-07-13

days on market $219,990 Active 612 DOM
2026-07-13

days on market $219,990 Active 611 DOM
2026-07-11

days on market $219,990 Active 610 DOM
2026-07-10

days on market $219,990 Active 609 DOM
2026-07-09

days on market $219,990 Active 608 DOM
2026-07-07

days on market $219,990 Active 606 DOM
2026-07-06

days on market $219,990 Active 605 DOM
2026-07-05

days on market $219,990 Active 604 DOM
2026-07-03

days on market $219,990 Active 602 DOM
2026-07-02

days on market $219,990 Active 601 DOM
2026-07-01

days on market $219,990 Active 600 DOM
2026-06-30

days on market $219,990 Active 599 DOM
2026-06-29

days on market $219,990 Active 598 DOM
2026-06-28

days on market $219,990 Active 597 DOM
2026-06-27

days on market $219,990 Active 596 DOM
2026-06-26

days on market $219,990 Active 595 DOM
2026-06-24

days on market $219,990 Active 593 DOM
2026-06-22

days on market $219,990 Active 591 DOM
2026-06-21

days on market $219,990 Active 590 DOM
2026-06-18

days on market $219,990 Active 587 DOM
2026-06-17

days on market $219,990 Active 586 DOM
2026-06-15

days on market $219,990 Active 584 DOM
2026-06-13

days on market $219,990 Active 582 DOM
2026-06-09

days on market $219,990 Active 578 DOM
2026-06-08

days on market $219,990 Active 577 DOM
2026-06-07

days on market $219,990 Active 576 DOM
2026-06-05

days on market $219,990 Active 573 DOM
2026-06-03

days on market $219,990 Active 572 DOM
2026-06-02

days on market $219,990 Active 571 DOM
2026-06-01

days on market $219,990 Active 570 DOM
2026-05-31

days on market $219,990 Active 569 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 · 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: $21,698
− Mortgage interest: −$15,171
− Property taxes: −$4,062
− Insurance: −$1,354
− Repairs & maintenance: −$1,736
− Management: −$1,736
− Depreciation: −$7,879
Taxable loss: −$10,239

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

Est. tax savings @ 24.0%: +$2,457
After-tax cash flow: $-2,861/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 · 4 photos

Good 75/100 Cosmetic rehab Est. rehab $5,370–$16,110 screening

This single-family home in Kyle, Texas, is in good condition with a well-maintained exterior and interior. It offers a good investment opportunity with potential for value increase through landscaping and interior updates.

Value-add opportunities

Both Landscaping — A well-maintained landscape can enhance curb appeal and attract potential buyers or renters. ↑
Both Interior paint — Fresh paint can make the interior look more inviting and modern, appealing to a wider range of buyers and renters. ↑

ⓘ 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

Livability — Maxwell

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

Census & demographics

County: Caldwell County · 286,948 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 (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: 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 · 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: ▼ -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

-16.7% since first listed

6 events — show timeline

2025-09-19 Price Changed $219,990 Zillow
2025-07-17 Price Changed $249,990 Zillow
2025-06-13 Price Changed $249,987 Zillow
2025-03-08 Price Changed $244,990 Zillow
2024-12-10 Price Changed $249,990 Zillow
2024-11-08 Listed $263,990 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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