Hymeadow 1074 Plan · Maxwell, TX 78656

$219,990

3 bd · 2.0 ba · 1,074 sqft · SingleFamily · 684 Days on market

Good condition ↓ 17% since listing

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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

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

Tags

• MASTER-PLANNED COMMUNITY
• CLOSE PROXIMITY TO KYLE TEXAS
• UPSCALE COMMUNITY AMENITIES
• QUICK ACCESS TO I-35
• FLEXIBLE DESIGNS

🏗️ New construction. The $219,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $270,482.

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 $-445 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (18.1% below list).
• Recommended offer: $180k (18.1% 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); 492 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 82d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 684 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 $180,265 (18.1% 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 684 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. 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?
6. 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.
7. 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.
8. 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: 4.32%
• Cash-on-cash: -7.05%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $270,482
• List price: $219,990
• Delta: -18.67%
• 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%)	8mo	$225,140	$210	85
264 Estallo Way	0.25mi	3/2.0	1,074 (0%)	10mo	$226,775	$211	81
127 Tempest Trl	0.20mi	3/2.0	1,230 (+14%)	4mo	$238,310	$194	63
319 Haywood Mnr	0.26mi	3/2.0	1,230 (+14%)	3mo	$238,310	$194	61
273 Estallo Way	0.22mi	3/2.0	1,230 (+14%)	5mo	$242,110	$197	61
219 Estallo Way	0.21mi	3/2.0	1,230 (+14%)	10mo	$238,780	$194	58
627 Alterra Way	0.43mi	3/2.0	1,207 (+12%)	4mo	$189,990	$157	56
468 Low Pasture Trl	0.64mi	3/2.0	1,156 (+8%)	5mo	$258,990	$224	53
1246 Delta Crst	0.50mi	3/2.0	1,200 (+12%)	6mo	$227,030	$189	53
505 Cliff Dr	0.52mi	3/2.0	1,200 (+12%)	5mo	$252,365	$210	52
1149 Delta Crst	0.48mi	3/2.0	1,200 (+12%)	7mo	$227,350	$189	52
502 Aplite Pass	0.69mi	2/2.0 (-1)	996 (-7%)	7mo	$286,900	$288	45

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: 0.28×
• Total profit: $-54,275
• Equity at exit: $64,970

10-year hold

• IRR: -13.3%
• Equity multiple: -0.09×
• Total profit: $-82,353
• Equity at exit: $67,951

Cash invested: $75,735 (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: 32 active · 11 under contract
• Months of supply: 17.5 mo (6%/mo absorbed)
• Median asking: $252,445 ($217/sqft)
• Median days on market: 104 d
• This list price: 16% of active listings are priced below it
• ARV vs active asking: +15.9% 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: 492
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,803 high
• Mortgage (P&I): −$1,418
• Tax est. 1.5%: −$338 /mo · $4,057/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-445

Break-even live

Break-even rent $2,366

Max offer price $206,069

Occupancy floor —

Sensitivity live

Price	-10% $-258	-5% $-352	+0% $-445	+5% $-539	+10% $-632
Rent	-10% $-588	-5% $-516	+0% $-445	+5% $-374	+10% $-303
Rate	-1.0pp $-309	-0.5pp $-376	base $-445	+0.5pp $-515	+1.0pp $-587

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: $67,621
• Closing costs: $8,114
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 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	139d	1	0.06mi
160 Light Timber Rd Maxwell, TX	3.0	2.0	1425	$1,800	$1.26	76d	1	0.08mi
202 Peridot Pass Maxwell, TX	3.0	2.0	1432	$1,649	$1.15	80d	1	0.12mi
202 Peridot Pass Maxwell, TX	3.0	2.0	1412	$1,649	$1.17	82d	1	0.12mi
274 Jade St Maxwell, TX	4.0	2.0	1468	$1,795	$1.22	139d	1	0.19mi
704 Delta Crst Maxwell, TX	3.0–5.0	2.0–3.0	1904	$1,694	$0.89	2d	16	0.22mi
839 Gully St Maxwell, TX	3.0–4.0	2.0	1265	$1,249	$0.99	1d	12	0.36mi
242 Surrey Oaks Maxwell, TX	3.0	2.0	1425	$1,800	$1.26	83d	1	0.72mi
351 Cobb Branch Dr Maxwell, TX	3.0–4.0	2.0–3.0	1616	$1,771	$1.10	0d	12	0.77mi
158 Surrey Oaks Maxwell, TX	3.0	2.0	1425	$1,800	$1.26	83d	1	0.79mi
520 Gabbro Gdns Maxwell, TX	4.0	2.5	1500	$1,800	$1.20	85d	1	0.79mi
427 Gabbro Gdns Maxwell, TX	3.0	2.0	1402	$1,550	$1.11	82d	1	0.86mi
275 Aplite Pass Maxwell, TX	2.0–5.0	2.0–3.5	1733	$2,160	$1.25	2d	1	0.90mi
355 Geode Gln Maxwell, TX	3.0	2.0	1250	$1,625	$1.30	42d	1	0.92mi
258 Soapstone Pass Maxwell, TX	3.0	2.0	1450	$1,509	$1.04	4d	1	0.94mi
258 Soapstone Pass Maxwell, TX	3.0	2.0	1440	$1,599	$1.11	23d	1	0.94mi
283 Soapstone Pass Maxwell, TX	3.0	2.0	1440	$1,609	$1.12	112d	1	0.94mi
274 Gabbro Gdns Maxwell, TX	3.0	2.0	1325	$1,450	$1.09	23d	1	0.97mi
312 Soapstone Pass Maxwell, TX	3.0	2.0	1450	$1,600	$1.10	139d	1	0.98mi
230 Gabbro Gdns Maxwell, TX	3.0	2.0	1440	$1,500	$1.04	113d	1	1.00mi
1563 Soapstone Pass Maxwell, TX	3.0	2.0	1402	$1,850	$1.32	9d	1	1.02mi
1546 Soapstone Pass Maxwell, TX	3.0	2.5	1450	$1,850	$1.28	80d	1	1.05mi
296 Agate Cliff Dr Maxwell, TX	3.0	2.0	1421	$1,675	$1.18	94d	1	1.07mi
147 Gabbro Gdns Maxwell, TX	3.0	2.0	1450	$1,441	$0.99	139d	1	1.09mi
184 Agate Cliff Dr Maxwell, TX	3.0	2.0	1450	$1,515	$1.04	87d	1	1.14mi
5353 Airport Hwy Maxwell, TX	3.0	2.0	1068	$1,295	$1.21	43d	1	1.46mi

Listing history 50 events

1. 2026-09-23
   days on market $219,990 Active 684 DOM
2. 2026-09-22
   days on market $219,990 Active 683 DOM
3. 2026-09-21
   days on market $219,990 Active 682 DOM
4. 2026-09-20
   days on market $219,990 Active 681 DOM
5. 2026-09-19
   days on market $219,990 Active 680 DOM
6. 2026-09-18
   days on market $219,990 Active 679 DOM
7. 2026-09-17
   days on market $219,990 Active 678 DOM
8. 2026-09-16
   days on market $219,990 Active 677 DOM
9. 2026-09-15
   days on market $219,990 Active 676 DOM
10. 2026-09-14
    days on market $219,990 Active 675 DOM
11. 2026-09-13
    days on market $219,990 Active 674 DOM
12. 2026-09-12
    days on market $219,990 Active 673 DOM
13. 2026-09-11
    days on market $219,990 Active 672 DOM
14. 2026-09-05
    days on market $219,990 Active 666 DOM
15. 2026-09-04
    days on market $219,990 Active 665 DOM
16. 2026-09-03
    days on market $219,990 Active 664 DOM
17. 2026-08-31
    days on market $219,990 Active 661 DOM
18. 2026-08-30
    days on market $219,990 Active 660 DOM
19. 2026-08-29
    days on market $219,990 Active 659 DOM
20. 2026-08-28
    days on market $219,990 Active 658 DOM
21. 2026-08-27
    days on market $219,990 Active 657 DOM
22. 2026-08-25
    days on market $219,990 Active 655 DOM
23. 2026-08-24
    days on market $219,990 Active 654 DOM
24. 2026-08-23
    days on market $219,990 Active 653 DOM
25. 2026-08-22
    days on market $219,990 Active 652 DOM
26. 2026-08-21
    days on market $219,990 Active 651 DOM
27. 2026-08-20
    days on market $219,990 Active 650 DOM
28. 2026-08-19
    days on market $219,990 Active 649 DOM
29. 2026-08-18
    days on market $219,990 Active 648 DOM
30. 2026-08-17
    days on market $219,990 Active 647 DOM
31. 2026-08-16
    days on market $219,990 Active 646 DOM
32. 2026-08-15
    days on market $219,990 Active 645 DOM
33. 2026-08-14
    days on market $219,990 Active 644 DOM
34. 2026-08-13
    days on market $219,990 Active 643 DOM
35. 2026-08-11
    days on market $219,990 Active 641 DOM
36. 2026-08-10
    days on market $219,990 Active 640 DOM
37. 2026-08-09
    days on market $219,990 Active 639 DOM
38. 2026-08-08
    days on market $219,990 Active 638 DOM
39. 2026-08-06
    days on market $219,990 Active 636 DOM
40. 2026-08-05
    days on market $219,990 Active 635 DOM
41. 2026-08-04
    days on market $219,990 Active 634 DOM
42. 2026-08-03
    days on market $219,990 Active 633 DOM
43. 2026-07-31
    days on market $219,990 Active 630 DOM
44. 2026-07-30
    days on market $219,990 Active 628 DOM
45. 2026-07-28
    days on market $219,990 Active 627 DOM
46. 2026-07-26
    days on market $219,990 Active 625 DOM
47. 2026-07-24
    days on market $219,990 Active 623 DOM
48. 2026-07-23
    days on market $219,990 Active 622 DOM
49. 2026-07-22
    days on market $219,990 Active 621 DOM
50. 2026-07-21
    days on market $219,990 Active 620 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

Taxation est. · year 1

• Rental income: $21,632
• − Mortgage interest: −$15,151
• − Property taxes: −$4,057
• − Insurance: −$1,352
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$7,869
• Taxable loss: −$10,259
• Est. tax savings @ 24.0%: +$2,462
• After-tax cash flow: $-2,880/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

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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%

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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 · 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

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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

-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