The Emma Plan · Maxwell, TX 78656

$289,990

4 bd · 2.0 ba · 1,572 sqft · SingleFamily · 204 Days on market

Excellent condition

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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 +7.3/30.0
• Condition / age +5.0/5.0
• Appreciation +4.5/10.0
• Livability +2.5/5.0
• Schools +2.4/10.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Rent growth +1.2/5.0

Listing remarks MLS

Check out the Emma, one of our one-story floorplans available at Bollinger in Maxwell, Texas. This new home offers 4 bedrooms, 2 bathrooms and a 2-car garage within 1,572 square feet of living space. Our homes in Bollinger feature our modern farmhouse exteriors and the Emma is available in 2 exterior options. As you enter the home from the front porch, you'll cross the foyer to the open concept living area. The kitchen faces out to the dining room and family room, allowing for conversations to flow easily across the space as you make dinner and unwind from your day. The kitchen features an island with a stainless-steel sink, quartz countertops, 42" upper 'picture frame' cabinets, a pantry closet, and stainless-steel appliances. Two secondary bedrooms are located off the kitchen as well as the secondary bathroom. The utility room is in this part of the home and connects to the garage, creating an optional mud room. The other secondary bedroom is located off the dining room and all bedrooms include carpet and closets with wood shelving. The secondary bathroom features a shower/tub combination and a cultured marble vanity with trench sink. The primary bedroom is at the back of the home and includes an attached bathroom. This private ensuite is sure to become your oasis at the end of the day. Enjoy the walk-in shower, cultured marble vanity with trench sink and a large walk-in closet.

Key facts

• One story floorplans
• Quartz countertops
• Kitchen island

Tags

• ONE STORY FLOORPLANS
• MODERN FARMHOUSE EXTERIORS
• OPEN CONCEPT LIVING AREA
• KITCHEN ISLAND
• QUARTZ COUNTERTOPS
• PANTRY CLOSET

🏗️ New construction. The $289,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $294,711.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-387 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (28.0% below list).
• Recommended offer: $209k (28.0% 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); 399 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 529 units permitted in Caldwell County in 2024 (6 in 5+ unit buildings).
• This rent runs 31% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Caldwell County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Recommended offer $208,867 (28.0% 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 204 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.71% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.62%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

• ARV (median comp): $294,711
• List price: $289,990
• Delta: -1.60%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Hodges St	0.14mi	3/2.0 (-1)	1,575 (+0%)	6mo	$324,990	$206	83
439 Hodges St	0.16mi	3/2.0 (-1)	1,575 (+0%)	10mo	$289,990	$184	78
205 Varner Way	0.22mi	4/2.5	1,543 (-2%)	14mo	$263,615	$171	73
128 Langston Dr	0.24mi	3/2.0 (-1)	1,434 (-9%)	0mo	$269,990	$188	69
341 Hodges St	0.10mi	4/2.0	1,796 (+14%)	8mo	$330,990	$184	65
125 Kendall Ln	0.14mi	3/2.5 (-1)	1,419 (-10%)	10mo	$239,990	$169	62
223 Langston Dr	0.32mi	3/2.0 (-1)	1,488 (-5%)	12mo	$289,490	$195	61
431 Hodges St	0.14mi	4/2.0	1,796 (+14%)	11mo	$299,990	$167	61
418 Hodges St	0.30mi	4/2.0	1,796 (+14%)	2mo	$299,990	$167	60
506 Hodges St	0.18mi	4/2.0	1,796 (+14%)	13mo	$332,385	$185	56
200 Kendall Ln	0.34mi	3/2.5 (-1)	1,419 (-10%)	6mo	$239,990	$169	56

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: -15.5%
• Equity multiple: 0.35×
• Total profit: $-53,233
• Equity at exit: $70,790

10-year hold

• IRR: -11.5%
• Equity multiple: 0.06×
• Total profit: $-77,923
• Equity at exit: $74,037

Cash invested: $82,519 (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: 28 active · 5 under contract
• Months of supply: 56.0 mo (2%/mo absorbed)
• Median asking: $269,995 ($175/sqft)
• Median days on market: 133 d
• This list price: 71% of active listings are priced below it
• ARV vs active asking: +7.0% vs 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: 399
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,089 medium
• Mortgage (P&I): −$1,545
• Tax est. 1.5%: −$368 /mo · $4,421/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-387

Break-even live

Break-even rent $2,578

Max offer price $238,765

Occupancy floor —

Sensitivity live

Price	-10% $-183	-5% $-285	+0% $-387	+5% $-488	+10% $-590
Rent	-10% $-552	-5% $-469	+0% $-387	+5% $-304	+10% $-222
Rate	-1.0pp $-238	-0.5pp $-312	base $-387	+0.5pp $-463	+1.0pp $-541

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: $73,678
• Closing costs: $8,841
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 Varner Way Kyle, TX	4.0	2.5	1543	$1,795	$1.16	42d	1	0.06mi
131 Kendall Ln Kyle, TX	4.0	2.5	1543	$1,895	$1.23	69d	1	0.07mi
271 Cottonwood Trl Maxwell, TX	3.0	2.0	1568	$2,000	$1.28	93d	1	1.23mi

Listing history 50 events

1. 2026-08-08
   days on market $289,990 Active 204 DOM
2. 2026-08-06
   days on market $289,990 Active 202 DOM
3. 2026-08-05
   days on market $289,990 Active 201 DOM
4. 2026-08-04
   days on market $289,990 Active 200 DOM
5. 2026-08-03
   days on market $289,990 Active 199 DOM
6. 2026-07-31
   days on market $289,990 Active 196 DOM
7. 2026-07-30
   days on market $289,990 Active 194 DOM
8. 2026-07-28
   days on market $289,990 Active 193 DOM
9. 2026-07-26
   days on market $289,990 Active 191 DOM
10. 2026-07-24
    days on market $289,990 Active 189 DOM
11. 2026-07-23
    days on market $289,990 Active 188 DOM
12. 2026-07-22
    days on market $289,990 Active 187 DOM
13. 2026-07-21
    days on market $289,990 Active 186 DOM
14. 2026-07-20
    days on market $289,990 Active 185 DOM
15. 2026-07-18
    days on market $289,990 Active 183 DOM
16. 2026-07-18
    days on market $289,990 Active 182 DOM
17. 2026-07-16
    days on market $289,990 Active 181 DOM
18. 2026-07-15
    days on market $289,990 Active 180 DOM
19. 2026-07-14
    days on market $289,990 Active 179 DOM
20. 2026-07-13
    days on market $289,990 Active 178 DOM
21. 2026-07-13
    days on market $289,990 Active 177 DOM
22. 2026-07-11
    days on market $289,990 Active 176 DOM
23. 2026-07-10
    days on market $289,990 Active 175 DOM
24. 2026-07-09
    days on market $289,990 Active 174 DOM
25. 2026-07-07
    days on market $289,990 Active 172 DOM
26. 2026-07-06
    days on market $289,990 Active 171 DOM
27. 2026-07-05
    days on market $289,990 Active 170 DOM
28. 2026-07-03
    days on market $289,990 Active 168 DOM
29. 2026-07-02
    days on market $289,990 Active 167 DOM
30. 2026-07-01
    days on market $289,990 Active 166 DOM
31. 2026-06-30
    days on market $289,990 Active 165 DOM
32. 2026-06-29
    days on market $289,990 Active 164 DOM
33. 2026-06-28
    days on market $289,990 Active 163 DOM
34. 2026-06-27
    days on market $289,990 Active 162 DOM
35. 2026-06-26
    days on market $289,990 Active 161 DOM
36. 2026-06-24
    days on market $289,990 Active 159 DOM
37. 2026-06-22
    days on market $289,990 Active 157 DOM
38. 2026-06-21
    days on market $289,990 Active 156 DOM
39. 2026-06-18
    days on market $289,990 Active 153 DOM
40. 2026-06-17
    days on market $289,990 Active 152 DOM
41. 2026-06-16
    days on market $289,990 Active 151 DOM
42. 2026-06-15
    days on market $289,990 Active 150 DOM
43. 2026-06-13
    days on market $289,990 Active 148 DOM
44. 2026-06-09
    days on market $289,990 Active 144 DOM
45. 2026-06-08
    days on market $289,990 Active 143 DOM
46. 2026-06-07
    days on market $289,990 Active 142 DOM
47. 2026-06-05
    days on market $289,990 Active 139 DOM
48. 2026-06-03
    days on market $289,990 Active 138 DOM
49. 2026-06-02
    days on market $289,990 Active 137 DOM
50. 2026-06-01
    days on market $289,990 Active 136 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: $25,064
• − Mortgage interest: −$16,508
• − Property taxes: −$4,421
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$8,573
• Taxable loss: −$9,922
• Est. tax savings @ 24.0%: +$2,381
• After-tax cash flow: $-2,258/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 · 5 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a modern floor plan and is move-in ready, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

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 · 46,557 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 (Caldwell County) Hauer SSP2

• Today (2025): 46,557 people
• By 2030: 49,673 · +6.7%
• By 2040: 55,827 · +19.9%
• By 2050: 61,832 · +32.8%
• By 2075: 77,212 · +65.8%
• By 2100: 89,225 · +91.6%

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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 · Caldwell

• 2024 margin: R (+14.4) · D 42.2% · R 56.6% · Other 1.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -6.0pp · 2024: -14.4pp
• All cycles: 2024: R+14.4 2020: R+9.1 2016: R+15.8 2012: R+11.1 2008: R+6.0

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

1 event — show timeline

• 2026-01-16 Listed $289,990 Zillow