1035 Brandywine Ct · Elgin, TX 78621

$600,000

4 bd · 2.5 ba · 2,383 sqft · SingleFamily public records · 271 Days on market

Built 2025 1.51 ac lot $252/sqft · 10% below area Est $681k · 12% under $40/mo HOA · 2% of rent ↓ 25% 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 +12.9/15.0
• Appreciation +10.0/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Cash flow +3.1/30.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Nestled in the Hidden Spring Subdivision, this beautifully designed home sits on 1.509 acres and offers a perfect blend of luxury, comfort, and functionality. The exterior boasts charming stone siding, a welcoming front porch, and a spacious 3-car multi-door garage, ideal for multiple vehicles or extra storage. Step inside to discover an open floor plan filled with plenty of natural light, dark wood finished floors, and high ceilings that enhance the airy and elegant feel throughout the main living area. The living room is a true centerpiece, featuring a glass-covered fireplace with built-in shelves on the side, a ceiling fan, recessed lighting, and expansive windows that invite the outdoors in. The gourmet kitchen is both stylish and functional, equipped with 32-inch white cabinetry, a refrigerator, dishwasher, quartz countertops, modern backsplash, recessed lighting, and hanging light fixtures over a spacious kitchen island. A generous pantry with built-in shelves provides excellent storage. Retreat to the luxurious master suite, complete with tray ceilings, a ceiling fan, and elegant dark wood floors that continue through the walk-in closet and spa-inspired bathroom. The master bath features a dual vanity, a relaxing garden tub, a walk-in shower, and a walk-in closet with custom built-ins. Additional conveniences include a laundry room with a washer and dryer, white cabinetry, and a faucet for utility tasks. Step outside to enjoy the covered patio/terrace, perfect for entertaining or relaxing, complete with a ceiling fan, recessed lighting, and a water faucet for added functionality. This home is a rare find offering upscale features and room to grow in a peaceful, spacious setting.

Key facts

• Open floor plan
• Stone siding
• Front porch

Tags

• STONE SIDING
• FRONT PORCH
• OPEN FLOOR PLAN
• NATURAL LIGHT
• DARK WOOD FINISHED FLOORS
• HIGH CEILINGS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $600k.

Deal economics

• At list price, monthly cash flow is $-2k ($-23k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (56.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (62.0% below list).
• Recommended offer: $228k (62.0% below list) — sets the bar for 1% rule.
• Cap rate 2.5% vs local median 4.4% in Elgin — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 74/100 on livability (#167 in TX, #4,404 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Lexington ISD (rural): math 51% / reading 48% proficiency, ranked #184 of 826 in TX (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lexington El (math 54% / reading 50%, grade C-, #742 of 4,322 statewide, top 19%, 498 students, 44% FRL); Lexington Middle (math 48% / reading 45%, grade D+, #443 of 1,662 statewide, top 28%, 242 students, 44% FRL); Lexington H S (math 52% / reading 52%, grade D+, #447 of 1,632 statewide, top 29%, 344 students, 32% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents rising (+3.1%/yr); 814 active listings in the ZIP; solid renter incomes; 18 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $64k of equity ($4k loan paydown + $60k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$103k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($528k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 23900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,262 (62.0% 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 271 days. Have you received any prior offers? Is the seller open to a 62% 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. 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?
8. 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.
9. 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.
10. 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: 0.38% ✗
• Cap rate: 2.46%
• Cash-on-cash: -13.71%
• DSCR: 0.39
• GRM: 21.9

CMA / ARV

• ARV (median comp): $681,486
• List price: $600,000
• Delta: -11.96%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.12% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 2.22×
• Total profit: $204,621
• Equity at exit: $540,528

10-year hold

• IRR: 14.5%
• Equity multiple: 5.16×
• Total profit: $698,788
• Equity at exit: $1,165,668

Cash invested: $168,000 (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 78621

• Home prices YoY: 7.6%
• Rents YoY: 3.1%
• Active inventory: 814
• Price-to-rent: 21.9×

Monthly cashflow live

• Estimated rent: $2,283 medium
• Mortgage (P&I): −$3,146
• Tax from tax record: −$286 /mo · $3,426/yr
• Insurance: −$250
• HOA: −$40
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-1,919

Break-even live

Break-even rent $4,711

Max offer price $261,049

Occupancy floor —

Sensitivity live

Price	-10% $-1,579	-5% $-1,749	+0% $-1,919	+5% $-2,089	+10% $-2,258
Rent	-10% $-2,099	-5% $-2,009	+0% $-1,919	+5% $-1,829	+10% $-1,738
Rate	-1.0pp $-1,617	-0.5pp $-1,766	base $-1,919	+0.5pp $-2,074	+1.0pp $-2,232

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: $150,000
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: water

Listing history 21 events

1. 2026-06-21
   days on market $600,000 Active 271 DOM
2. 2026-06-18
   days on market $600,000 Active 268 DOM
3. 2026-06-17
   days on market $600,000 Active 267 DOM
4. 2026-06-16
   days on market $600,000 Active 266 DOM
5. 2026-06-15
   days on market $600,000 Active 265 DOM
6. 2026-06-13
   days on market $600,000 Active 263 DOM
7. 2026-06-13
   days on market $600,000 Active 262 DOM
8. 2026-06-09
   days on market $600,000 Active 259 DOM
9. 2026-06-08
   days on market $600,000 Active 258 DOM
10. 2026-06-07
    days on market $600,000 Active 257 DOM
11. 2026-06-04
    days on market $600,000 Active 254 DOM
12. 2026-06-03
    days on market $600,000 Active 253 DOM
13. 2026-06-02
    days on market $600,000 Active 252 DOM
14. 2026-06-01
    days on market $600,000 Active 251 DOM
15. 2026-05-31
    days on market $600,000 Active 250 DOM
16. 2026-04-14
    price $600,000 1714-char remark

    Show marketing remark (1714 chars)

    Nestled in the Hidden Spring Subdivision, this beautifully designed home sits on 1.509 acres and offers a perfect blend of luxury, comfort, and functionality. The exterior boasts charming stone siding, a welcoming front porch, and a spacious 3-car multi-door garage, ideal for multiple vehicles or extra storage. Step inside to discover an open floor plan filled with plenty of natural light, dark wood finished floors, and high ceilings that enhance the airy and elegant feel throughout the main living area. The living room is a true centerpiece, featuring a glass-covered fireplace with built-in shelves on the side, a ceiling fan, recessed lighting, and expansive windows that invite the outdoors in. The gourmet kitchen is both stylish and functional, equipped with 32-inch white cabinetry, a refrigerator, dishwasher, quartz countertops, modern backsplash, recessed lighting, and hanging light fixtures over a spacious kitchen island. A generous pantry with built-in shelves provides excellent storage. Retreat to the luxurious master suite, complete with tray ceilings, a ceiling fan, and elegant dark wood floors that continue through the walk-in closet and spa-inspired bathroom. The master bath features a dual vanity, a relaxing garden tub, a walk-in shower, and a walk-in closet with custom built-ins. Additional conveniences include a laundry room with a washer and dryer, white cabinetry, and a faucet for utility tasks. Step outside to enjoy the covered patio/terrace, perfect for entertaining or relaxing, complete with a ceiling fan, recessed lighting, and a water faucet for added functionality. This home is a rare find offering upscale features and room to grow in a peaceful, spacious setting.

17. 2026-02-28
    historical $2,500
18. 2026-02-21
    listed $2,500
19. 2026-01-14
    price $700,000 1714-char remark

    Show marketing remark (1714 chars)

    Nestled in the Hidden Spring Subdivision, this beautifully designed home sits on 1.509 acres and offers a perfect blend of luxury, comfort, and functionality. The exterior boasts charming stone siding, a welcoming front porch, and a spacious 3-car multi-door garage, ideal for multiple vehicles or extra storage. Step inside to discover an open floor plan filled with plenty of natural light, dark wood finished floors, and high ceilings that enhance the airy and elegant feel throughout the main living area. The living room is a true centerpiece, featuring a glass-covered fireplace with built-in shelves on the side, a ceiling fan, recessed lighting, and expansive windows that invite the outdoors in. The gourmet kitchen is both stylish and functional, equipped with 32-inch white cabinetry, a refrigerator, dishwasher, quartz countertops, modern backsplash, recessed lighting, and hanging light fixtures over a spacious kitchen island. A generous pantry with built-in shelves provides excellent storage. Retreat to the luxurious master suite, complete with tray ceilings, a ceiling fan, and elegant dark wood floors that continue through the walk-in closet and spa-inspired bathroom. The master bath features a dual vanity, a relaxing garden tub, a walk-in shower, and a walk-in closet with custom built-ins. Additional conveniences include a laundry room with a washer and dryer, white cabinetry, and a faucet for utility tasks. Step outside to enjoy the covered patio/terrace, perfect for entertaining or relaxing, complete with a ceiling fan, recessed lighting, and a water faucet for added functionality. This home is a rare find offering upscale features and room to grow in a peaceful, spacious setting.

20. 2025-11-02
    price $750,000 1714-char remark

    Show marketing remark (1714 chars)

    Nestled in the Hidden Spring Subdivision, this beautifully designed home sits on 1.509 acres and offers a perfect blend of luxury, comfort, and functionality. The exterior boasts charming stone siding, a welcoming front porch, and a spacious 3-car multi-door garage, ideal for multiple vehicles or extra storage. Step inside to discover an open floor plan filled with plenty of natural light, dark wood finished floors, and high ceilings that enhance the airy and elegant feel throughout the main living area. The living room is a true centerpiece, featuring a glass-covered fireplace with built-in shelves on the side, a ceiling fan, recessed lighting, and expansive windows that invite the outdoors in. The gourmet kitchen is both stylish and functional, equipped with 32-inch white cabinetry, a refrigerator, dishwasher, quartz countertops, modern backsplash, recessed lighting, and hanging light fixtures over a spacious kitchen island. A generous pantry with built-in shelves provides excellent storage. Retreat to the luxurious master suite, complete with tray ceilings, a ceiling fan, and elegant dark wood floors that continue through the walk-in closet and spa-inspired bathroom. The master bath features a dual vanity, a relaxing garden tub, a walk-in shower, and a walk-in closet with custom built-ins. Additional conveniences include a laundry room with a washer and dryer, white cabinetry, and a faucet for utility tasks. Step outside to enjoy the covered patio/terrace, perfect for entertaining or relaxing, complete with a ceiling fan, recessed lighting, and a water faucet for added functionality. This home is a rare find offering upscale features and room to grow in a peaceful, spacious setting.

21. 2025-09-23
    listed $800,000 Active 1714-char remark

    Show marketing remark (1714 chars)

    Nestled in the Hidden Spring Subdivision, this beautifully designed home sits on 1.509 acres and offers a perfect blend of luxury, comfort, and functionality. The exterior boasts charming stone siding, a welcoming front porch, and a spacious 3-car multi-door garage, ideal for multiple vehicles or extra storage. Step inside to discover an open floor plan filled with plenty of natural light, dark wood finished floors, and high ceilings that enhance the airy and elegant feel throughout the main living area. The living room is a true centerpiece, featuring a glass-covered fireplace with built-in shelves on the side, a ceiling fan, recessed lighting, and expansive windows that invite the outdoors in. The gourmet kitchen is both stylish and functional, equipped with 32-inch white cabinetry, a refrigerator, dishwasher, quartz countertops, modern backsplash, recessed lighting, and hanging light fixtures over a spacious kitchen island. A generous pantry with built-in shelves provides excellent storage. Retreat to the luxurious master suite, complete with tray ceilings, a ceiling fan, and elegant dark wood floors that continue through the walk-in closet and spa-inspired bathroom. The master bath features a dual vanity, a relaxing garden tub, a walk-in shower, and a walk-in closet with custom built-ins. Additional conveniences include a laundry room with a washer and dryer, white cabinetry, and a faucet for utility tasks. Step outside to enjoy the covered patio/terrace, perfect for entertaining or relaxing, complete with a ceiling fan, recessed lighting, and a water faucet for added functionality. This home is a rare find offering upscale features and room to grow in a peaceful, spacious setting.

ⓘ 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: $3,426 · $286/mo
• Projected year-2 tax: $10,980 · $915/mo
• Expected delta: +$7,554/yr (+$629/mo · 220.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,391
• − Mortgage interest: −$33,609
• − Property taxes: −$3,426
• − Insurance: −$3,000
• − Repairs & maintenance: −$2,191
• − Management: −$2,191
• − HOA: −$480
• − Depreciation: −$17,455
• Taxable loss: −$34,961
• Est. tax savings @ 24.0%: +$8,391
• After-tax cash flow: $-14,634/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: Lexington ISD
• NCES district ID: 4827330
• Math proficiency: 51% ▲ 3.00%
• Reading proficiency: 48% ▲ 5.00%
• Median HH income: $54,182
• Composite: 42.79/100
• National rank: #3148
• State rank: #184 of 826 in TX

Livability — Elgin

• Score: 74/100
• State rank: #167
• US rank: #4404

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bastrop County · 68,601 people
• City population: 27,860
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 30,411
• Household income: $98,534
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 235.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 17,796 people
• By 2030: 18,082 · +1.6%
• By 2040: 18,377 · +3.3%
• By 2050: 17,950 · +0.9%
• By 2075: 16,005 · -10.1%
• By 2100: 13,413 · -24.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 46% White 38% Two or more races 19% Black 11% Native American 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Slovak 2% Italian 2% Romanian 1%
• Foreign-born: 17% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 36%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+60.4) · D 19.5% · R 79.9%
• 2008→2024 swing: -24.2pp toward R · 2008: -36.3pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+55.7 2016: R+55.6 2012: R+46.3 2008: R+36.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 29.47%
• Current HPI: 416.87
• Rent YoY: ▲ 3.12%
• 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

-25.0% since first listed

6 events — show timeline

• 2026-04-14 Price Changed $600,000 Unlock MLS
• 2026-02-28 Rental Removed $2,500 ACTRIS
• 2026-02-21 Listed for Rent $2,500 ACTRIS
• 2026-01-14 Price Changed $700,000 Unlock MLS
• 2025-11-02 Price Changed $750,000 Unlock MLS
• 2025-09-23 Listed $800,000 Unlock MLS

Property tax history

+1225.9%/yr

Latest (2025): $3,426 · +1225.9% YoY. Source: county tax records.