231 Harrison Xing Unit A · Uhland, TX 78640

$200,000

3 bd · 2.0 ba · 1,093 sqft · Land · 19 Days on market

Built 2025 3,645 sqft lot $40/mo HOA · 2% of rent

---

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 +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +3.5/10.0
• Schools +3.5/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

231A Harrison Crossing is a single-story townhome that offers 1,093 square feet of living space across 3 bedrooms and 2 bathrooms. As you enter the home, you'll find the open-concept kitchen and living space. Bedroom 1 is located near the back of the home and features a spacious bathroom with a large walk in closet. The other bedrooms and secondary bathroom sit closer to the front of the home. This home comes included with a professionally designed landscape package and a full irrigation system as well as our America's Smart Home® package that offers devices such as the Qolsys IQ Panel, Video Doorbell, Alarm.com app, Honeywell Thermostat, Deako Smart Light Switch, Kwikset Smart lock, an

Key facts

• Spacious island
• Quartz countertops
• Pantry storage

Tags

• MODERN KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SPACIOUS ISLAND
• PANTRY STORAGE
• PRIVATE PRIMARY SUITE

Property features AI

Finance

• HOA & community: Part of WAYSIDE HOA; HOA fee $40 monthly (includes grounds maintenance)

Exterior

• Parking: 2-car garage; Garage with door opener; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Cable available; Electricity connected; Natural gas available; Phone available; Public sewer; Public water
• Home design: Single-story; New construction; Faces north; Entry level: Main
• Construction: Cement siding; Composition roof; Slab foundation; Built by DR Horton; New construction
• Exterior features: Private entrance; Private yard; Front yard; Landscaped; In-ground sprinklers; Few trees; Back yard with wood fencing

Interior

• Kitchen: Built-in range; Dishwasher; Disposal; Microwave
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Entrance foyer; High ceilings; Open floorplan; Pantry; Walk-in closet(s)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $200k.

Deal economics

• At list price, monthly cash flow is $39 ($470/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (14.8% below list).
• Recommended offer: $170k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.0% in Uhland — 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 54/100 on livability (#1,385 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools F, amenities F.
• 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.
• Market conditions: Rents soft (-0.3%/yr); 1819 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 19 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Recommended offer $170,310 (14.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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: 0.85% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.38×
• Total profit: $-34,926
• Equity at exit: $29,821

10-year hold

• IRR: -17.4%
• Equity multiple: 0.17×
• Total profit: $-46,574
• Equity at exit: $17,292

Cash invested: $56,000 (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 78640

• Home prices YoY: -33.8%
• Rents YoY: -0.3%
• Active inventory: 1819
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,703 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$134 /mo · $1,610/yr
• Insurance: −$83
• HOA: −$40
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $39

Break-even live

Break-even rent $1,654

Max offer price $200,000

Occupancy floor 93%

Sensitivity live

Price	-10% $152	-5% $96	+0% $39	+5% $-17	+10% $-74
Rent	-10% $-95	-5% $-28	+0% $39	+5% $106	+10% $174
Rate	-1.0pp $140	-0.5pp $90	base $39	+0.5pp $-13	+1.0pp $-65

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
177 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,525	$1.03	45d	1	0.83mi
177 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,525	$1.03	25d	1	0.83mi
151 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,600	$1.08	25d	1	0.84mi
129 Pineland Ave Niederwald, TX	3.0	2.0	1460	$1,464	$1.00	0d	1	1.07mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 11 events

1. 2026-06-21
   days on market $200,000 Active 19 DOM
2. 2026-06-18
   days on market $200,000 Active 16 DOM
3. 2026-06-17
   days on market $200,000 Active 15 DOM
4. 2026-06-16
   days on market $200,000 Active 14 DOM
5. 2026-06-15
   days on market $200,000 Active 13 DOM
6. 2026-06-13
   days on market $200,000 Active 11 DOM
7. 2026-06-09
   days on market $200,000 Active 7 DOM
8. 2026-06-08
   days on market $200,000 Active 6 DOM
9. 2026-06-07
   days on market $200,000 Active 5 DOM
10. 2026-06-05
    days on market $200,000 Active 2 DOM
11. 2026-06-03
    pricestatusdays on marketlisting id $200,000 Active 1 DOM

ⓘ 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: $1,610 · $134/mo
• Projected year-2 tax: $3,660 · $305/mo
• Expected delta: +$2,050/yr (+$171/mo · 127.4%)

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

Taxation est. · year 1

• Rental income: $20,437
• − Mortgage interest: −$11,203
• − Property taxes: −$1,610
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − HOA: −$480
• − Depreciation: −$5,818
• Taxable loss: −$2,944
• Est. tax savings @ 24.0%: +$706
• After-tax cash flow: $1,176/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: 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 — Uhland

• Score: 54/100
• State rank: #1385
• US rank: #23774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hays County · 280,138 people
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 77,531
• Household income: $90,075
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 2552.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 55% White 36% Two or more races 29% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 47% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 63% English-only · Spanish 35%

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: ▼ -92.64%
• Current HPI: 181.7969
• Rent YoY: ▼ -0.34%
• 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

2 events — show timeline

• 2026-06-02 Listed $200,000 Unlock MLS
• 2026-05-29 Sold (Public Records) — Public Records

Property tax history

+163.5%/yr

Latest (2025): $1,610 · +163.5% YoY. Source: county tax records.