Brazos Plan · Taylor, TX 76574

$253,990

3 bd · 2.5 ba · 1,780 sqft · SingleFamily · 52 Days on market

Good condition 2-car garage $54/mo HOA · 2% of rent

---

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).

• Cash flow +8.6/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Rent growth +2.6/5.0
• DSCR +2.4/10.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Exclusively offered in the Spring Series at Spring Creek, the Brazos brings together thoughtful design and flexible living with a two-story layout created for today's lifestyle. Featuring a first-floor primary suite and spacious upstairs living areas, this home offers the perfect balance of privacy, convenience, and versatility. Home Features 3 Bedrooms 2.5 Bathrooms 1,780 Sq. Ft. of Living Space Two-Story Design 2-Car Alley-Load Garage The first-floor primary suite provides a private retreat with a walk-in closet, while the open-concept kitchen, dining area, and great room create a welcoming space for everyday living.

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 $-249 ($-3k/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 $231k (9.0% below list).
• Recommended offer: $231k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.2% 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; 403 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 7,543 units permitted in Williamson County in 2024 (1,425 in 5+ unit buildings).
• This rent runs 35% 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

• It's been on market 52 days — a 3% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $231,165 (9.0% 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 52 days. Have you received any prior offers? Is the seller open to a 9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.65%
• DSCR: 0.84
• GRM: 10.5

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
112 Hartson Dr	0.06mi	3/2.5	1,880 (+6%)	0mo	$259,990	$138	88
311 Greinert Dr	0.11mi	3/2.0	1,850 (+4%)	0mo	$349,990	$189	86
136 Greinert Dr	0.04mi	3/2.5	1,640 (-8%)	0mo	$244,990	$149	85
116 Greinert Dr	0.06mi	3/2.5	1,880 (+6%)	4mo	$274,990	$146	84
129 Greinert Dr	0.03mi	3/2.0	1,610 (-10%)	3mo	$324,990	$202	78
1644 T H Johnson Dr	0.56mi	4/2.0 (+1)	1,786 (+0%)	4mo	$300,000	$168	63
125 Janice Rd	0.65mi	3/2.0	1,743 (-2%)	2mo	$325,000	$186	63
105 Onna St	0.71mi	3/2.0	1,743 (-2%)	4mo	$319,500	$183	58
1915 T H Johnson Dr	0.72mi	3/2.0	1,659 (-7%)	1mo	$325,000	$196	52
1910 Oaklawn Dr	0.66mi	3/2.0	1,560 (-12%)	1mo	$275,000	$176	46
109 Gunther Way	0.73mi	3/2.0	1,564 (-12%)	2mo	$265,000	$169	42
2100 Oaklawn Dr	0.70mi	4/2.0 (+1)	1,532 (-14%)	2mo	$315,000	$206	35

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: -25.4%
• Equity multiple: 0.16×
• Total profit: $-69,023
• Equity at exit: $43,611

10-year hold

• IRR: -32.5%
• Equity multiple: -0.26×
• Total profit: $-102,975
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 39 active · 21 under contract
• Months of supply: 8.1 mo (12%/mo absorbed)
• Median asking: $299,990 ($169/sqft)
• Median days on market: 73 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: -2.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76574

• Home prices YoY: -32.3%
• Rents YoY: 0.4%
• Active inventory: 403
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,312 high
• Mortgage (P&I): −$1,534
• Tax est. 1.5%: −$366 /mo · $4,387/yr
• Insurance: −$122
• HOA: −$54
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-249

Break-even live

Break-even rent $2,627

Max offer price $256,441

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-148	+0% $-249	+5% $-350	+10% $-451
Rent	-10% $-432	-5% $-340	+0% $-249	+5% $-158	+10% $-67
Rate	-1.0pp $-102	-0.5pp $-175	base $-249	+0.5pp $-325	+1.0pp $-402

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Hartson Dr Taylor, TX	3.0	2.5	1883	$2,100	$1.12	9d	1	0.03mi
120 Hartson Dr Taylor, TX	3.0	2.5	1806	$1,925	$1.07	53d	1	0.03mi
108 Hartson Dr Taylor, TX	3.0	2.5	1806	$1,850	$1.02	29d	1	0.03mi
140 Hartson Dr Taylor, TX	3.0	3.0	1780	$2,100	$1.18	93d	1	0.05mi
211 Tribute Blvd Unit Front Main Unit Taylor, TX	3.0	3.0	1900	$4,250	$2.24	47d	1	0.05mi
124 Marcel Ct Taylor, TX	3.0	2.0	1557	$1,795	$1.15	93d	1	0.54mi
200 Janice Taylor, TX	4.0	2.0	1743	$2,200	$1.26	9d	1	0.57mi
1717 T H Johnson Dr Taylor, TX	4.0	2.5	2450	$2,450	$1.00	9d	1	0.62mi
180 Pivot Dr Taylor, TX	4.0	3.0	1906	$1,950	$1.02	73d	1	0.66mi
120 Onna St Taylor, TX	3.0	2.0	1734	$2,150	$1.24	52d	1	0.68mi
109 Gunther Way Taylor, TX	3.0	2.0	1564	$2,100	$1.34	9d	1	0.72mi
3007 Zachary Ln Taylor, TX	3.0	2.0	1630	$1,825	$1.12	32d	1	0.74mi
3004 Zachary Ln Taylor, TX	4.0	2.0	2336	$2,150	$0.92	9d	1	0.74mi
108 Pivot Dr Taylor, TX	3.0	2.0	1605	$1,800	$1.12	71d	1	0.78mi
1006 Cottonbowl Dr Taylor, TX	4.0	2.0	1615	$2,300	$1.42	93d	1	0.83mi
2109 Brewers Pl Taylor, TX	3.0	2.0	1296	$1,950	$1.50	93d	1	0.99mi
2005 Whistling Way Taylor, TX	4.0	2.5	2209	$2,050	$0.93	53d	1	1.05mi
2005 Whistling Way Taylor, TX	4.0	2.5	2209	$1,999	$0.90	47d	1	1.05mi
1910 Muscovy Cv Taylor, TX	3.0	2.0	1626	$2,000	$1.23	22d	1	1.06mi
1800 Grace St Taylor, TX	4.0	3.5	2503	$2,050	$0.82	60d	1	1.42mi
1800 Grace St Taylor, TX	3.0	2.0	2503	$2,050	$0.82	61d	1	1.42mi
1707 Lexington St Taylor, TX	3.0	2.0	2140	$2,300	$1.07	42d	1	1.49mi

Property features AI

Finance

• Other: List price $253,990
• HOA & community: Monthly association fee of $54

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family home (Plan: Brazos)New construction

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area (approx. 1780 living area)New construction plan (Brazos)

Listing history 50 events

1. 2026-08-08
   days on market $253,990 Active 52 DOM
2. 2026-08-06
   days on market $253,990 Active 50 DOM
3. 2026-08-05
   days on market $253,990 Active 49 DOM
4. 2026-08-04
   days on market $253,990 Active 48 DOM
5. 2026-08-03
   days on market $253,990 Active 47 DOM
6. 2026-07-31
   remarks 699-char remark
7. 2026-07-31
   days on market $253,990 Active 44 DOM
8. 2026-07-30
   days on market $253,990 Active 42 DOM
9. 2026-07-28
   days on market $253,990 Active 41 DOM
10. 2026-07-26
    days on market $253,990 Active 39 DOM
11. 2026-07-24
    days on market $253,990 Active 37 DOM
12. 2026-07-23
    days on market $253,990 Active 36 DOM
13. 2026-07-22
    days on market $253,990 Active 35 DOM
14. 2026-07-21
    days on market $253,990 Active 34 DOM
15. 2026-07-20
    days on market $253,990 Active 33 DOM
16. 2026-07-18
    days on market $253,990 Active 31 DOM
17. 2026-07-18
    days on market $253,990 Active 30 DOM
18. 2026-07-16
    days on market $253,990 Active 29 DOM
19. 2026-07-15
    days on market $253,990 Active 28 DOM
20. 2026-07-14
    days on market $253,990 Active 27 DOM
21. 2026-07-13
    days on market $253,990 Active 26 DOM
22. 2026-07-13
    days on market $253,990 Active 25 DOM
23. 2026-07-12
    days on market $253,990 Active 24 DOM
24. 2026-07-10
    days on market $253,990 Active 23 DOM
25. 2026-07-09
    days on market $253,990 Active 22 DOM
26. 2026-07-07
    days on market $253,990 Active 20 DOM
27. 2026-07-06
    days on market $253,990 Active 19 DOM
28. 2026-07-05
    days on market $253,990 Active 18 DOM
29. 2026-07-03
    days on market $253,990 Active 16 DOM
30. 2026-07-02
    days on market $253,990 Active 15 DOM
31. 2026-07-01
    days on market $253,990 Active 14 DOM
32. 2026-06-30
    days on market $253,990 Active 13 DOM
33. 2026-06-29
    days on market $253,990 Active 12 DOM
34. 2026-06-28
    days on market $253,990 Active 11 DOM
35. 2026-06-27
    days on market $253,990 Active 10 DOM
36. 2026-06-26
    days on market $253,990 Active 9 DOM
37. 2026-06-24
    days on market $253,990 Active 7 DOM
38. 2026-06-22
    days on market $253,990 Active 5 DOM
39. 2026-06-21
    days on market $253,990 Active 4 DOM
40. 2026-06-17
    remarks 457-char remark
41. 2026-06-17
    days on marketlisting id $253,990 Active 1 DOM
42. 2026-06-17
    days on market $253,990 Active 266 DOM
43. 2026-06-16
    days on market $253,990 Active 265 DOM
44. 2026-06-15
    days on market $253,990 Active 264 DOM
45. 2026-06-13
    days on market $253,990 Active 262 DOM
46. 2026-06-09
    days on market $253,990 Active 258 DOM
47. 2026-06-08
    days on market $253,990 Active 257 DOM
48. 2026-06-07
    days on market $253,990 Active 256 DOM
49. 2026-06-05
    days on market $253,990 Active 253 DOM
50. 2026-06-03
    days on market $253,990 Active 252 DOM

ⓘ 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: $27,740
• − Mortgage interest: −$16,384
• − Property taxes: −$4,387
• − Insurance: −$1,462
• − Repairs & maintenance: −$2,219
• − Management: −$2,219
• − HOA: −$648
• − Depreciation: −$8,509
• Taxable loss: −$8,089
• Est. tax savings @ 24.0%: +$1,941
• After-tax cash flow: $-1,048/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 Est. rehab $8,900–$26,700 screening

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 ↑

ⓘ 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 20/100

Zoned Schools

Elementary Naomi Pasemann El F TX #3,836/4,322 Nat'l #35,191/41,679 Middle Taylor Middle F TX #1,407/1,662 Nat'l #11,564/14,009 High Taylor H S F TX #1,366/1,632 Nat'l #13,673/17,239

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

B Composite livability gradescore 71/100

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 · 699,027 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: 7% of renters

---

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

Property features AI

Finance

• Other: List price $253,990
• HOA & community: Monthly association fee of $54

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family home (Plan: Brazos)New construction

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area (approx. 1780 living area)New construction plan (Brazos)