Brazos Plan · Taylor, TX 76574

$253,990

3 bd · 2.5 ba · 1,780 sqft · SingleFamily · 1 Days on market

Good condition ↓ 14% 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).

• Cash flow +10.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Rent growth +2.6/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spring - Brazos

Key facts

• Open layout
• Two story home
• Owner's suite

Tags

• TWO STORY HOME
• OPEN LAYOUT
• SPACIOUS LIVING ROOM
• OWNER'S SUITE
• GAME ROOM

🏗️ New construction. The $253,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $292,490.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $254k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (6.3% below list).
• Recommended offer: $238k (6.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.3% in Taylor — 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 71/100 on livability (#312 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D-, amenities 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.
• Market conditions: Rents flat; 314 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 36% 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 $9k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $238,053 (6.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.81% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.06%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $292,490
• List price: $253,990
• Delta: -13.16%
• 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
116 Greinert Dr	0.06mi	3/2.5	1,880 (+6%)	3mo	$274,990	$146	85
223 Tribute Blvd	0.07mi	3/3.0	1,900 (+7%)	4mo	$294,990	$155	81
514 Ansley Ct	0.08mi	3/3.0	1,900 (+7%)	3mo	$289,990	$153	80
129 Greinert Dr	0.03mi	3/2.0	1,610 (-10%)	1mo	$324,990	$202	80
526 Ansley Ct	0.09mi	3/3.0	1,900 (+7%)	6mo	$279,990	$147	78
1644 T H Johnson Dr	0.56mi	4/2.0 (+1)	1,786 (+0%)	2mo	$300,000	$168	64
105 Onna St	0.71mi	3/2.0	1,743 (-2%)	2mo	$319,500	$183	59
3006 Greenlawn St	0.69mi	4/2.0 (+1)	1,757 (-1%)	6mo	$199,900	$114	54
1944 T H Johnson Dr	0.74mi	4/2.0 (+1)	1,783 (+0%)	6mo	$299,500	$168	53
117 Break Ave	0.53mi	4/2.5 (+1)	1,944 (+9%)	4mo	$350,000	$180	51
109 Gunther Way	0.73mi	3/2.0	1,564 (-12%)	1mo	$265,000	$169	43
2100 Oaklawn Dr	0.70mi	4/2.0 (+1)	1,532 (-14%)	0mo	$315,000	$206	37

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 · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.24×
• Total profit: $-62,324
• Equity at exit: $43,611

10-year hold

• IRR: -25.2%
• Equity multiple: -0.09×
• Total profit: $-89,057
• Equity at exit: $25,289

Cash invested: $81,897 (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: 314
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,381 high
• Mortgage (P&I): −$1,534
• Tax est. 1.5%: −$366 /mo · $4,387/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-141

Break-even live

Break-even rent $2,559

Max offer price $272,128

Occupancy floor —

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: $73,122
• Closing costs: $8,775
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Hartson Dr Taylor, TX	3.0	2.5	1806	$1,925	$1.07	4d	1	0.03mi
108 Hartson Dr Taylor, TX	3.0	2.5	1806	$1,850	$1.02	15d	1	0.03mi
140 Hartson Dr Taylor, TX	3.0	3.0	1780	$2,100	$1.18	44d	1	0.05mi
211 Tribute Blvd Unit Front Main Unit Taylor, TX	3.0	3.0	1900	$4,250	$2.24	2d	1	0.05mi
124 Marcel Ct Taylor, TX	3.0	2.0	1557	$1,795	$1.15	44d	1	0.54mi
1717 T H Johnson Dr Taylor, TX	4.0	2.5	2450	$2,600	$1.06	2d	1	0.62mi
180 Pivot Dr Taylor, TX	4.0	3.0	1906	$1,950	$1.02	24d	1	0.66mi
120 Onna St Taylor, TX	3.0	2.0	1734	$2,150	$1.24	3d	1	0.68mi
108 Pivot Dr Taylor, TX	3.0	2.0	1605	$1,800	$1.12	22d	1	0.78mi
1006 Cottonbowl Dr Taylor, TX	4.0	2.0	1615	$2,300	$1.42	44d	1	0.83mi
2109 Brewers Pl Taylor, TX	3.0	2.0	1296	$1,950	$1.50	44d	1	0.99mi
2005 Whistling Way Taylor, TX	4.0	2.5	2209	$2,050	$0.93	4d	1	1.05mi
1800 Grace St Taylor, TX	3.0	2.0	2503	$2,050	$0.82	13d	1	1.42mi
1800 Grace St Taylor, TX	4.0	3.5	2503	$2,050	$0.82	11d	1	1.42mi
1707 Lexington St Taylor, TX	3.0	2.0	2140	$2,500	$1.17	24d	1	1.49mi

Listing history 23 events

1. 2026-06-17
   remarks 457-char remark
2. 2026-06-17
   days on marketlisting id $253,990 Active 1 DOM
3. 2026-06-17
   days on market $253,990 Active 266 DOM
4. 2026-06-16
   days on market $253,990 Active 265 DOM
5. 2026-06-15
   days on market $253,990 Active 264 DOM
6. 2026-06-13
   days on market $253,990 Active 262 DOM
7. 2026-06-09
   days on market $253,990 Active 258 DOM
8. 2026-06-08
   days on market $253,990 Active 257 DOM
9. 2026-06-07
   days on market $253,990 Active 256 DOM
10. 2026-06-05
    days on market $253,990 Active 253 DOM
11. 2026-06-03
    days on market $253,990 Active 252 DOM
12. 2026-06-02
    days on market $253,990 Active 251 DOM
13. 2026-06-01
    days on market $253,990 Active 250 DOM
14. 2026-05-31
    days on market $253,990 Active 249 DOM
15. 2026-04-01
    price $253,990 15-char remark

    Show marketing remark (15 chars)

    Spring - Brazos

16. 2026-03-03
    price $251,990 15-char remark

    Show marketing remark (15 chars)

    Spring - Brazos

17. 2026-01-01
    price $249,990 15-char remark

    Show marketing remark (15 chars)

    Spring - Brazos

18. 2025-12-03
    price $246,990 15-char remark

    Show marketing remark (15 chars)

    Spring - Brazos

19. 2025-10-31
    price $244,990 15-char remark

    Show marketing remark (15 chars)

    Spring - Brazos

20. 2025-10-30
    price $239,990 15-char remark

    Show marketing remark (15 chars)

    Spring - Brazos

21. 2025-10-30
    price $244,990 15-char remark

    Show marketing remark (15 chars)

    Spring - Brazos

22. 2025-09-28
    price $239,990 15-char remark

    Show marketing remark (15 chars)

    Spring - Brazos

23. 2025-09-24
    listed $294,990 Active 15-char remark

    Show marketing remark (15 chars)

    Spring - Brazos

ⓘ 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: $28,566
• − Mortgage interest: −$16,384
• − Property taxes: −$4,387
• − Insurance: −$1,462
• − Repairs & maintenance: −$2,285
• − Management: −$2,285
• − Depreciation: −$8,509
• Taxable loss: −$6,747
• Est. tax savings @ 24.0%: +$1,619
• After-tax cash flow: $-69/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 in Taylor, TX, is in good condition with a fresh exterior and well-maintained interior. Minor updates to the exterior and lighting can significantly enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and value
• Both Replace window seals — Seals improve energy efficiency and appearance
• Both Upgrade lighting fixtures — Modern lighting enhances curb appeal and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint enhances curb appeal and value ↑
• Both Replace window seals — Seals improve energy efficiency and appearance ↑
• Both Upgrade lighting fixtures — Modern lighting enhances curb appeal and functionality ↑

ⓘ 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: 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

-13.9% since first listed

9 events — show timeline

• 2026-04-01 Price Changed $253,990 Zillow
• 2026-03-03 Price Changed $251,990 Zillow
• 2026-01-01 Price Changed $249,990 Zillow
• 2025-12-03 Price Changed $246,990 Zillow
• 2025-10-31 Price Changed $244,990 Zillow
• 2025-10-30 Price Changed $239,990 Zillow
• 2025-10-30 Price Changed $244,990 Zillow
• 2025-09-28 Price Changed $239,990 Zillow
• 2025-09-24 Listed $294,990 Zillow