101 Greinert Dr · Taylor, TX 76574

$349,990

5 bd · 3.0 ba · 2,740 sqft · Other · 132 Days on market

Built 2026 4,983 sqft lot $128/sqft · 15% below area Est $412k · 15% under $54/mo HOA · 2% of rent ↓ 10% since listing

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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 +14.3/15.0
• Cash flow +9.4/30.0
• Livability +3.6/5.0
• DSCR +2.6/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The only new build natural gas community in Taylor! Welcome to this stunning Meyerson floorplan, thoughtfully designed for modern living and available May 2026. This brand-new home offers 4 spacious bedrooms, 2.5 baths, and a versatile layout that adapts to your lifestyle. Enjoy a flex space perfect for a home office, gym, or playroom, plus an upstairs game room ideal for entertaining or relaxing. The home is loaded with designer upgrades, including upgraded tile flooring, plush upgraded carpet, upgraded cabinets, upgraded countertops, a stylish upgraded backsplash, and an upgraded lavatory sink that adds a touch of elegance. Additional highlights include pre-plumbing for a water softener loop, ensuring future convenience, and quality finishes throughout that reflect both style and functionality. Don’t miss this rare opportunity to own in Taylor’s only new-build gas community—where comfort, efficiency, and modern design come together in one exceptional home.

Key facts

• Designer upgrades
• Flex space
• Upstairs game room

Tags

• FLEX SPACE
• UPSTAIRS GAME ROOM
• DESIGNER UPGRADES

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $350k.

Deal economics

• At list price, monthly cash flow is $-252 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (30.3% below list).
• Recommended offer: $244k (30.3% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.3% in Taylor — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#312 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Taylor ISD (town): math 20% / reading 27% proficiency, ranked #726 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Naomi Pasemann El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 649 students, 68% FRL); Taylor Middle (math 16% / reading 25%, grade F, #1,407 of 1,662 statewide, top 86%, 651 students, 69% FRL); Taylor H S (math 17% / reading 27%, grade F, #1,366 of 1,632 statewide, top 84%, 907 students, 61% FRL).
• Market conditions: Rents flat; 319 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 7,543 units permitted in Williamson County in 2024 (1,425 in 5+ unit buildings).
• This rent runs 37% of the median local income ($79k/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 $10k of value loss. Plan a longer hold.
• Williamson County population projected at +69% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $243,976 (30.3% 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 132 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.08%
• DSCR: 0.86
• GRM: 12.0

CMA / ARV

• ARV (median comp): $412,490
• List price: $349,990
• Delta: -15.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -24.1%
• Equity multiple: 0.19×
• Total profit: $-79,002
• Equity at exit: $52,185

10-year hold

• IRR: -27.5%
• Equity multiple: -0.16×
• Total profit: $-113,854
• Equity at exit: $30,261

Cash invested: $97,997 (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 76574

• Home prices YoY: -32.3%
• Rents YoY: 0.4%
• Active inventory: 319
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,440 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$144 /mo · $1,726/yr
• Insurance: −$146
• HOA: −$54
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $-252

Break-even live

Break-even rent $2,758

Max offer price $305,537

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-153	+0% $-252	+5% $-351	+10% $-450
Rent	-10% $-444	-5% $-348	+0% $-252	+5% $-155	+10% $-59
Rate	-1.0pp $-75	-0.5pp $-163	base $-252	+0.5pp $-342	+1.0pp $-435

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: $87,498
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1717 T H Johnson Dr Taylor, TX	4.0	2.5	2450	$2,600	$1.06	0d	1	0.69mi
903 Grand Teton Trl Taylor, TX	4.0	2.5	2962	$2,295	$0.77	13d	1	0.70mi
180 Pivot Dr Taylor, TX	4.0	3.0	1906	$1,950	$1.02	25d	1	0.73mi
2005 Whistling Way Taylor, TX	4.0	2.5	2209	$2,050	$0.93	6d	1	1.12mi
2005 Whistling Way Taylor, TX	4.0	2.5	2209	$1,999	$0.90	0d	1	1.12mi
1800 Grace St Taylor, TX	4.0	3.5	2503	$2,050	$0.82	13d	1	1.49mi

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: watergasgym

Listing history 20 events

1. 2026-06-21
   days on market $349,990 Active 132 DOM
2. 2026-06-18
   days on market $349,990 Active 129 DOM
3. 2026-06-17
   days on market $349,990 Active 128 DOM
4. 2026-06-16
   days on market $349,990 Active 127 DOM
5. 2026-06-15
   days on market $349,990 Active 126 DOM
6. 2026-06-13
   days on market $349,990 Active 124 DOM
7. 2026-06-09
   days on market $349,990 Active 120 DOM
8. 2026-06-08
   days on market $349,990 Active 119 DOM
9. 2026-06-07
   days on market $349,990 Active 118 DOM
10. 2026-06-05
    days on market $349,990 Active 115 DOM
11. 2026-06-03
    days on market $349,990 Active 114 DOM
12. 2026-06-02
    days on market $349,990 Active 113 DOM
13. 2026-06-01
    days on market $349,990 Active 112 DOM
14. 2026-05-31
    days on market $349,990 Active 111 DOM
15. 2026-05-20
    price $359,990 990-char remark

    Show marketing remark (990 chars)

    The only new build natural gas community in Taylor! Welcome to this stunning Meyerson floorplan, thoughtfully designed for modern living and available May 2026. This brand-new home offers 4 spacious bedrooms, 2.5 baths, and a versatile layout that adapts to your lifestyle. Enjoy a flex space perfect for a home office, gym, or playroom, plus an upstairs game room ideal for entertaining or relaxing. The home is loaded with designer upgrades, including upgraded tile flooring, plush upgraded carpet, upgraded cabinets, upgraded countertops, a stylish upgraded backsplash, and an upgraded lavatory sink that adds a touch of elegance. Additional highlights include pre-plumbing for a water softener loop, ensuring future convenience, and quality finishes throughout that reflect both style and functionality. Don’t miss this rare opportunity to own in Taylor’s only new-build gas community—where comfort, efficiency, and modern design come together in one exceptional home.

16. 2026-05-12
    price $369,990 990-char remark

    Show marketing remark (990 chars)

    The only new build natural gas community in Taylor! Welcome to this stunning Meyerson floorplan, thoughtfully designed for modern living and available May 2026. This brand-new home offers 4 spacious bedrooms, 2.5 baths, and a versatile layout that adapts to your lifestyle. Enjoy a flex space perfect for a home office, gym, or playroom, plus an upstairs game room ideal for entertaining or relaxing. The home is loaded with designer upgrades, including upgraded tile flooring, plush upgraded carpet, upgraded cabinets, upgraded countertops, a stylish upgraded backsplash, and an upgraded lavatory sink that adds a touch of elegance. Additional highlights include pre-plumbing for a water softener loop, ensuring future convenience, and quality finishes throughout that reflect both style and functionality. Don’t miss this rare opportunity to own in Taylor’s only new-build gas community—where comfort, efficiency, and modern design come together in one exceptional home.

17. 2026-04-22
    price $379,990 990-char remark

    Show marketing remark (990 chars)

    The only new build natural gas community in Taylor! Welcome to this stunning Meyerson floorplan, thoughtfully designed for modern living and available May 2026. This brand-new home offers 4 spacious bedrooms, 2.5 baths, and a versatile layout that adapts to your lifestyle. Enjoy a flex space perfect for a home office, gym, or playroom, plus an upstairs game room ideal for entertaining or relaxing. The home is loaded with designer upgrades, including upgraded tile flooring, plush upgraded carpet, upgraded cabinets, upgraded countertops, a stylish upgraded backsplash, and an upgraded lavatory sink that adds a touch of elegance. Additional highlights include pre-plumbing for a water softener loop, ensuring future convenience, and quality finishes throughout that reflect both style and functionality. Don’t miss this rare opportunity to own in Taylor’s only new-build gas community—where comfort, efficiency, and modern design come together in one exceptional home.

18. 2026-04-09
    price $399,890 990-char remark

    Show marketing remark (990 chars)

    The only new build natural gas community in Taylor! Welcome to this stunning Meyerson floorplan, thoughtfully designed for modern living and available May 2026. This brand-new home offers 4 spacious bedrooms, 2.5 baths, and a versatile layout that adapts to your lifestyle. Enjoy a flex space perfect for a home office, gym, or playroom, plus an upstairs game room ideal for entertaining or relaxing. The home is loaded with designer upgrades, including upgraded tile flooring, plush upgraded carpet, upgraded cabinets, upgraded countertops, a stylish upgraded backsplash, and an upgraded lavatory sink that adds a touch of elegance. Additional highlights include pre-plumbing for a water softener loop, ensuring future convenience, and quality finishes throughout that reflect both style and functionality. Don’t miss this rare opportunity to own in Taylor’s only new-build gas community—where comfort, efficiency, and modern design come together in one exceptional home.

19. 2026-02-24
    listed $399,990 Active 1106-char remark

    Show marketing remark (1106 chars)

    Elegant and expansive, the Meyerson brings spacious two-story living to life with sophistication and smart design. A bright, open kitchen anchors the main level, seamlessly connected to the dining area and great room for effortless entertaining and everyday ease. The thoughtful layout allows light to flow freely through the space, creating an airy, inviting atmosphere from morning to night. The downstairs owner's suite provides a private retreat with a luxurious bath and oversized closet. The included flex space can be personalized to suit your lifestyle as a playroom, home office or relaxation room. Upstairs, three more bedrooms surround a large game room that offers space for fun, creativity, and relaxation. Thoughtful storage space makes this home as functional as it is family-friendly, keeping everything in its place. With a layout that adapts to your lifestyle, the Meyerson delivers both charm and convenience. Whether you're hosting friends, enjoying quiet moments with family, or seeking a home that evolves with your needs, the Meyerson blends luxury and livability in perfect harmony.

20. 2026-02-09
    listed $399,990 Active 990-char remark

    Show marketing remark (990 chars)

    The only new build natural gas community in Taylor! Welcome to this stunning Meyerson floorplan, thoughtfully designed for modern living and available May 2026. This brand-new home offers 4 spacious bedrooms, 2.5 baths, and a versatile layout that adapts to your lifestyle. Enjoy a flex space perfect for a home office, gym, or playroom, plus an upstairs game room ideal for entertaining or relaxing. The home is loaded with designer upgrades, including upgraded tile flooring, plush upgraded carpet, upgraded cabinets, upgraded countertops, a stylish upgraded backsplash, and an upgraded lavatory sink that adds a touch of elegance. Additional highlights include pre-plumbing for a water softener loop, ensuring future convenience, and quality finishes throughout that reflect both style and functionality. Don’t miss this rare opportunity to own in Taylor’s only new-build gas community—where comfort, efficiency, and modern design come together in one exceptional home.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,726 · $144/mo
• Projected year-2 tax: $6,405 · $534/mo
• Expected delta: +$4,679/yr (+$390/mo · 271.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,277
• − Mortgage interest: −$19,605
• − Property taxes: −$1,726
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,342
• − Management: −$2,342
• − HOA: −$648
• − Depreciation: −$10,182
• Taxable loss: −$9,318
• Est. tax savings @ 24.0%: +$2,236
• After-tax cash flow: $-783/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.

Schools (NCES district)

• District: Taylor ISD
• NCES district ID: 4842280
• Math proficiency: 20% ▼ -15.00%
• Reading proficiency: 27% ▼ -11.00%
• Median HH income: $45,330
• Composite: 20.35/100
• National rank: #8606
• State rank: #726 of 826 in TX

Livability — Taylor

• Score: 71/100
• State rank: #312
• US rank: #7013

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylor, TX
• County: Williamson County · 680,029 people
• City population: 20,242
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 20,242
• Household income: $78,568
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 371.0

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 699,027 people
• By 2030: 795,537 · +13.8%
• By 2040: 990,683 · +41.7%
• By 2050: 1,184,292 · +69.4%
• By 2075: 1,623,825 · +132.3%
• By 2100: 1,924,153 · +175.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 50% Hispanic / Latino 42% Two or more races 22% Black 5%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Romanian 2% Italian 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 74% English-only · Spanish 23% Russian/Polish/Slavic 1%

Political lean MEDSL · Williamson

• 2024 margin: Toss-up / Even · D 48.0% · R 50.4% · Other 1.6%
• 2008→2024 swing: +10.6pp toward D · 2008: -13.0pp · 2024: -2.5pp
• All cycles: 2024: R+2.5 2020: D+1.4 2016: R+9.9 2012: R+21.5 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.71%
• Current HPI: 227.58
• Rent YoY: ▲ 0.43%
• 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
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-10.0% since first listed

6 events — show timeline

• 2026-05-20 Price Changed $359,990 Unlock MLS
• 2026-05-12 Price Changed $369,990 Unlock MLS
• 2026-04-22 Price Changed $379,990 Unlock MLS
• 2026-04-09 Price Changed $399,890 Unlock MLS
• 2026-02-24 Listed $399,990 Zillow
• 2026-02-09 Listed $399,990 Unlock MLS

Property tax history

+17.6%/yr

Latest (2026): $1,726 · +16.8% YoY. Source: county tax records.