242 Geode Gln · San Marcos, TX 78656

$239,995

4 bd · 2.5 ba · 1,984 sqft · SingleFamily public records · 101 Days on market

Built 2022 Good condition 4,399 sqft lot $121/sqft · 11% below area Est $271k · 11% under $60/mo HOA · 3% of rent ↓ 4% 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 +12.6/15.0
• Cash flow +7.7/30.0
• Appreciation +4.5/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• Schools +2.4/10.0
• DSCR +1.8/10.0
• Rent growth +1.2/5.0

Listing remarks MLS

Amazing 2022 year built Lennar home that is in move in condition with an excellent lay out! As you enter the home, you are met with the wide open great room that feeds into an upgraded kitchen completed with Stainless Steel Appliances including Gas Cooktop, built in microwave, dishwasher, and refrigerator. Vinyl Laminate flooring through out and paint is in excellent condition!!! Primary and secondary bedrooms are all located upstairs with a spacious loft area for separate living space.

Key facts

• Gas cooktop
• Spacious loft area
• Upgraded kitchen

Tags

• UPGRADED KITCHEN
• STAINLESS STEEL APPLIANCES
• GAS COOKTOP
• VINYL LAMINATE FLOORING
• SPACIOUS LOFT AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-282 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (20.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (15.8% below list).
• Recommended offer: $190k (20.8% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 2.8% in San Marcos — 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 81/100 on livability (#30 in TX, #1,601 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: crime D+, employment 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.
• 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 37d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 (-1.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $2k 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 101 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $190,097 (20.8% 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 101 days. Have you received any prior offers? Is the seller open to a 21% 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 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.84% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.04%
• DSCR: 0.78
• GRM: 9.9

CMA / ARV

• ARV (median comp): $270,925
• List price: $239,995
• Delta: -11.42%
• 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
182 Geode Gln	0.06mi	4/2.5	1,950 (-2%)	7mo	$229,900	$118	88
453 Soapstone Pass	0.13mi	4/2.5	1,984 (0%)	10mo	$237,500	$120	85
385 Soapstone Pass	0.16mi	4/2.5	1,837 (-7%)	2mo	$229,900	$125	78
231 Kyanite Dr	0.44mi	4/2.5	1,954 (-2%)	0mo	$269,990	$138	77
150 Surrey Oaks	0.22mi	5/2.5 (+1)	1,892 (-5%)	1mo	$309,990	$164	76
188 Surrey Oaks	0.24mi	5/2.5 (+1)	1,892 (-5%)	1mo	$312,990	$165	75
409 Low Pasture Trl	0.28mi	5/2.5 (+1)	1,892 (-5%)	0mo	$279,990	$148	74
482 Low Pasture Trl	0.34mi	4/2.5	1,892 (-5%)	4mo	$314,990	$166	73
937 Soapstone Pass	0.48mi	3/2.5 (-1)	1,834 (-8%)	4mo	$264,990	$144	56
961 Soapstone Pass	0.50mi	3/2.5 (-1)	1,834 (-8%)	5mo	$264,990	$144	54
172 Ammolite Ln	0.45mi	4/2.5	1,802 (-9%)	12mo	$243,990	$135	53
1200 Soapstone Pass	0.55mi	4/2.5	1,802 (-9%)	12mo	$241,990	$134	49

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: -15.0%
• Equity multiple: 0.37×
• Total profit: $-42,081
• Equity at exit: $57,647

10-year hold

• IRR: -11.5%
• Equity multiple: 0.07×
• Total profit: $-62,737
• Equity at exit: $60,292

Cash invested: $67,199 (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: 121 active · 33 under contract
• Months of supply: 22.7 mo (4%/mo absorbed)
• Median asking: $274,210 ($149/sqft)
• Median days on market: 76 d
• This list price: 16% of active listings are priced below it
• ARV vs active asking: -8.3% 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: 9.9×

Monthly cashflow live

• Estimated rent: $2,020 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$459 /mo · $5,512/yr
• Insurance: −$100
• HOA: −$60
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-282

Break-even live

Break-even rent $2,377

Max offer price $190,097

Occupancy floor —

Sensitivity live

Price	-10% $-147	-5% $-215	+0% $-282	+5% $-350	+10% $-418
Rent	-10% $-442	-5% $-362	+0% $-282	+5% $-203	+10% $-123
Rate	-1.0pp $-162	-0.5pp $-221	base $-282	+0.5pp $-345	+1.0pp $-408

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: $59,999
• Closing costs: $7,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Geode Gln Maxwell, TX	4.0	2.5	1712	$1,795	$1.05	93d	1	0.03mi
275 Mica Trl Maxwell, TX	3.0	2.0	1568	$1,850	$1.18	21d	1	0.05mi
230 Gabbro Gdns Maxwell, TX	3.0	2.0	1440	$1,500	$1.04	67d	1	0.05mi
232 Mica Trl Maxwell, TX	4.0	2.0	1879	$1,990	$1.06	9d	1	0.05mi
192 Gabbro Gdns Maxwell, TX	4.0	2.5	1610	$1,699	$1.06	93d	1	0.07mi
348 Geode Gln Maxwell, TX	4.0	2.5	1950	$2,000	$1.03	18d	1	0.08mi
231 Gabbro Gdns Maxwell, TX	4.0	2.5	1610	$1,850	$1.15	9d	1	0.08mi
312 Soapstone Pass Maxwell, TX	3.0	2.0	1450	$1,600	$1.10	93d	1	0.10mi
328 Mica Trl Maxwell, TX	4.0	2.0	1627	$1,595	$0.98	93d	1	0.11mi
283 Soapstone Pass Maxwell, TX	3.0	2.0	1440	$1,609	$1.12	65d	1	0.11mi
147 Gabbro Gdns Maxwell, TX	3.0	2.0	1450	$1,441	$0.99	93d	1	0.12mi
237 Fairlawn Way Maxwell, TX	3.0	2.5	1919	$2,330	$1.21	28d	1	0.14mi
253 Fairlawn Way Maxwell, TX	3.0	2.5	1919	$2,235	$1.16	73d	1	0.15mi
385 Silent Meadow Run Maxwell, TX	3.0	2.5	1919	$2,330	$1.21	9d	1	0.18mi
427 Gabbro Gdns Maxwell, TX	3.0	2.0	1402	$1,550	$1.11	35d	1	0.19mi
520 Gabbro Gdns Maxwell, TX	4.0	2.5	1500	$1,800	$1.20	38d	1	0.19mi
184 Agate Cliff Dr Maxwell, TX	3.0	2.0	1450	$1,515	$1.04	40d	1	0.21mi
566 Gabbro Gdns Maxwell, TX	4.0	2.5	1837	$1,750	$0.95	21d	1	0.21mi
566 Gabbro Gdns Maxwell, TX	4.0	2.5	1837	$1,850	$1.01	65d	1	0.21mi
345 Silent Meadow Run Maxwell, TX	4.0	2.5	2356	$2,495	$1.06	18d	1	0.22mi
296 Agate Cliff Dr Maxwell, TX	3.0	2.0	1421	$1,675	$1.18	47d	1	0.22mi
158 Surrey Oaks Maxwell, TX	3.0	2.0	1425	$1,800	$1.26	37d	1	0.22mi
543 Gabbro Gdns Maxwell, TX	4.0	2.0	1627	$1,695	$1.04	71d	1	0.23mi
329 Silent Meadow Run Maxwell, TX	4.0	2.5	2356	$2,495	$1.06	9d	1	0.23mi
242 Surrey Oaks Maxwell, TX	3.0	2.0	1425	$1,800	$1.26	37d	1	0.26mi
275 Aplite Pass Maxwell, TX	2.0–5.0	2.0–3.5	1733	$2,420	$1.40	9d	1	0.28mi
1546 Soapstone Pass Maxwell, TX	3.0	2.5	1450	$1,850	$1.28	33d	1	0.28mi
351 Cobb Branch Dr Maxwell, TX	3.0–4.0	2.0–3.0	1616	$2,020	$1.25	9d	9	0.36mi
1413 Soapstone Pass Maxwell, TX	4.0	3.0	1952	$2,250	$1.15	13d	1	0.38mi
214 Kyanite Dr Maxwell, TX	4.0	2.5	1535	$1,650	$1.07	93d	1	0.42mi
187 Haywood Mnr Maxwell, TX	3.0	2.5	1782	$1,995	$1.12	21d	1	0.72mi
171 Haywood Mnr Maxwell, TX	3.0	2.0	1533	$1,745	$1.14	31d	1	0.72mi
342 Jade St Maxwell, TX	4.0	2.5	2072	$1,975	$0.95	93d	1	0.75mi
131 Hidden Branch Cv Maxwell, TX	3.0	2.5	1796	$1,840	$1.02	37d	1	0.76mi
171 White Dunes Dr Maxwell, TX	3.0	2.0	1556	$1,750	$1.12	13d	1	0.78mi
124 Hidden Branch Cv Maxwell, TX	3.0	2.5	1698	$1,800	$1.06	47d	1	0.79mi
170 White Dunes Dr Maxwell, TX	3.0	3.0	2122	$1,795	$0.85	53d	1	0.81mi
170 White Dunes Dr Maxwell, TX	3.0	2.5	2122	$1,795	$0.85	67d	1	0.81mi
274 Jade St Maxwell, TX	4.0	2.0	1468	$1,795	$1.22	93d	1	0.81mi
146 White Dunes Dr Maxwell, TX	3.0	2.5	1698	$1,795	$1.06	21d	1	0.82mi

HOA detail $60/mo · $720/yr

• Likely covers: gas

Listing history 20 events

1. 2026-06-18
   days on market $239,995 Active 101 DOM
2. 2026-06-17
   days on market $239,995 Active 100 DOM
3. 2026-06-16
   days on market $239,995 Active 99 DOM
4. 2026-06-15
   days on market $239,995 Active 98 DOM
5. 2026-06-13
   days on market $239,995 Active 96 DOM
6. 2026-06-09
   days on market $239,995 Active 92 DOM
7. 2026-06-08
   days on market $239,995 Active 91 DOM
8. 2026-06-07
   days on market $239,995 Active 90 DOM
9. 2026-06-05
   days on market $239,995 Active 87 DOM
10. 2026-06-03
    days on market $239,995 Active 86 DOM
11. 2026-06-02
    days on market $239,995 Active 85 DOM
12. 2026-06-01
    days on market $239,995 Active 84 DOM
13. 2026-05-31
    days on market $239,995 Active 83 DOM
14. 2026-05-08
    price $239,995 491-char remark

    Show marketing remark (491 chars)

    Amazing 2022 year built Lennar home that is in move in condition with an excellent lay out! As you enter the home, you are met with the wide open great room that feeds into an upgraded kitchen completed with Stainless Steel Appliances including Gas Cooktop, built in microwave, dishwasher, and refrigerator. Vinyl Laminate flooring through out and paint is in excellent condition!!! Primary and secondary bedrooms are all located upstairs with a spacious loft area for separate living space.

15. 2026-03-09
    listed $250,000 Active 491-char remark

    Show marketing remark (491 chars)

    Amazing 2022 year built Lennar home that is in move in condition with an excellent lay out! As you enter the home, you are met with the wide open great room that feeds into an upgraded kitchen completed with Stainless Steel Appliances including Gas Cooktop, built in microwave, dishwasher, and refrigerator. Vinyl Laminate flooring through out and paint is in excellent condition!!! Primary and secondary bedrooms are all located upstairs with a spacious loft area for separate living space.

16. 2025-07-21
    price
17. 2025-04-18
    price
18. 2025-03-27
    price
19. 2025-03-20
    price
20. 2025-02-07
    listed Active

ⓘ 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: $5,512 · $459/mo
• Projected year-2 tax: $5,512 · $459/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $24,235
• − Mortgage interest: −$13,443
• − Property taxes: −$5,512
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − HOA: −$720
• − Depreciation: −$6,982
• Taxable loss: −$7,500
• Est. tax savings @ 24.0%: +$1,800
• After-tax cash flow: $-1,589/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $9,920–$29,760 screening

This 2022 Lennar home is in excellent condition with move-in-ready features, including stainless steel appliances and vinyl laminate flooring. Minor touch-ups and smart home integration would further enhance its value.

Value-add opportunities

• Both Paint touch-ups — Enhances curb appeal and interior aesthetics ↑
• Both Replace blinds with curtains — Improves privacy and enhances home's curb appeal ↑
• Both Install smart home devices — Enhances home's value and appeal to tech-savvy buyers ↑

ⓘ 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 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

A Composite livability gradescore 81/100

Livability — San Marcos

• Score: 81/100
• State rank: #30
• US rank: #1601

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Caldwell County · 286,948 people
• City population: 88,583
• 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 (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%

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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 · 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: ▼ -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

-4.0% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $239,995 Unlock MLS
• 2026-03-09 Listed $250,000 Unlock MLS
• 2025-07-21 Price Changed — Unlock MLS
• 2025-04-18 Price Changed — Unlock MLS
• 2025-03-27 Price Changed — Unlock MLS
• 2025-03-20 Price Changed — Unlock MLS
• 2025-02-07 Listed — Unlock MLS

Property tax history

+85.3%/yr

Latest (2025): $5,512 · -4.8% YoY. Source: county tax records.