25540 Flora Bella Ln · Elgin, TX 78621

$355,990

5 bd · 2.5 ba · 2,533 sqft · SingleFamily · 14 Days on market

Built 2026 5,401 sqft lot $141/sqft · 9% below area Est $391k · 9% under $96/mo HOA · 4% 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).

• ARV discount +11.6/15.0
• Appreciation +10.0/10.0
• Cash flow +5.9/30.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +1.6/10.0
• DSCR +0.2/10.0

Listing remarks

New Dream Finders Home! The Reeves floor plan is a spacious two-story home with 5 bedrooms, 2.5 bathrooms, and plenty of room to grow. The first floor features an open kitchen, dining, and family room, along with a flexible front room and a private primary suite. Upstairs, four additional bedrooms surround a large game room, perfect for relaxing or entertaining. With thoughtful design and versatile spaces, the Reeves is built for modern family living.

Key facts

• 5,401 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association: Briarwood Community; Association fee $1,150 annually (includes common area maintenance); Community features: common grounds, fitness center, pet amenities, playground, park, pool, curbs

Exterior

• Parking: Attached garage with inside entrance; Garage faces front; Single garage door; Two covered parking spaces; Driveway parking; Total of 2 parking spaces; Kitchen-level access to garage
• Security: Smoke detector(s)
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Sewer via municipal utility district; Water via municipal utility district; Underground utilities
• Home design: Two-story home; New construction; Faces northeast; Slab foundation
• Construction: Built by Dream Finder Homes; Frame, glass, HardiPlank type, masonry and concrete construction; Composition shingle roof
• Exterior features: Private yard; Rain gutters; Covered front porch and patio; Patio; Privacy wood fencing; Sprinkler system (front, rear, side; automatic, in-ground); Back yard; Front yard; Interior lot; Community pool

Interior

• Kitchen: Dishwasher; Gas cooktop; Disposal; Microwave; Oven; Stainless steel appliances; Vented exhaust fan
• Bedrooms: Primary bedroom on main level; One main-level bedroom
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Entrance foyer; Eat-in kitchen; Interior steps; Kitchen island; Open floorplan; Quartz counters; Recessed lighting; Walk-in closet(s); Double pane windows; ENERGY STAR qualified windows; Insulated windows; Window screens
• Laundry & utility: Laundry room on main level; Washer hookup; Electric dryer hookup; Laundry inside

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $356k.

Deal economics

• At list price, monthly cash flow is $-702 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (28.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (34.1% below list).
• Recommended offer: $235k (34.1% below list) — sets the bar for 1% rule.

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.
• Elgin ISD (rural): math 17% / reading 26% proficiency, ranked #741 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Neidig El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 599 students, 79% FRL); Elgin Middle (math 22% / reading 24%, grade F, #1,327 of 1,662 statewide, top 81%, 780 students, 82% FRL); Elgin H S (math 12% / reading 37%, grade F, #1,264 of 1,632 statewide, top 82%, 1,672 students, 74% FRL).
• Market conditions: Rents rising (+3.1%/yr); 814 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $36k appreciation (10.0% local appreciation)).
• Travis County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$61k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,696 (34.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.66% ✗
• Cap rate: 3.93%
• Cash-on-cash: -8.45%
• DSCR: 0.62
• GRM: 12.6

CMA / ARV

• ARV (median comp): $391,315
• List price: $355,990
• Delta: -9.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25624 Wheat Seed Ln	0.24mi	4/2.5 (-1)	2,348 (-7%)	2mo	$319,995	$136	70
25620 Wheat Seed Ln	0.23mi	4/2.5 (-1)	2,319 (-8%)	2mo	$324,990	$140	69
25605 Flora Bella Ln	0.10mi	4/2.5 (-1)	2,162 (-15%)	2mo	$319,995	$148	64
18436 Windtree Ln	0.47mi	4/3.0 (-1)	2,420 (-4%)	3mo	$282,000	$117	62
18316 Willow Sage Ln	0.39mi	5/2.5	2,209 (-13%)	2mo	$265,000	$120	59
13421 Hamilton Hart Dr	0.26mi	4/3.0 (-1)	2,780 (+10%)	7mo	$394,990	$142	59
13631 Barn Chime St	0.46mi	4/3.0 (-1)	2,640 (+4%)	7mo	$389,990	$148	58
25604 Becky Bourne Ln	0.15mi	4/3.0 (-1)	2,168 (-14%)	6mo	$399,990	$184	57
13605 Hamilton Hart Dr	0.20mi	4/3.0 (-1)	2,211 (-13%)	6mo	$374,990	$170	57
13501 Barn Chime St	0.60mi	5/3.0	2,740 (+8%)	3mo	$349,990	$128	54
18400 Sun Haven Cv	0.59mi	4/3.0 (-1)	2,343 (-8%)	4mo	$273,900	$117	50
13444 Barn Chime St	0.63mi	4/2.0 (-1)	2,257 (-11%)	3mo	$314,990	$140	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 18.4%
• Equity multiple: 2.50×
• Total profit: $149,545
• Equity at exit: $320,704

10-year hold

• IRR: 17.1%
• Equity multiple: 5.78×
• Total profit: $476,314
• Equity at exit: $691,610

Cash invested: $99,677 (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: 12.6×

Monthly cashflow live

• Estimated rent: $2,347 high
• Mortgage (P&I): −$1,867
• Tax est. 1.5%: −$445 /mo · $5,340/yr
• Insurance: −$148
• HOA: −$96
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-702

Break-even live

Break-even rent $3,236

Max offer price $254,400

Occupancy floor —

Sensitivity live

Price	-10% $-456	-5% $-579	+0% $-702	+5% $-825	+10% $-948
Rent	-10% $-887	-5% $-795	+0% $-702	+5% $-609	+10% $-517
Rate	-1.0pp $-523	-0.5pp $-612	base $-702	+0.5pp $-794	+1.0pp $-888

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: $88,998
• Closing costs: $10,680
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18436 Weatherby Ln Elgin, TX	4.0	2.5	2095	$2,000	$0.95	6d	1	0.34mi
18408 Cloudmore Ln Elgin, TX	4.0	3.0	2420	$2,150	$0.89	0d	1	0.39mi
13501 Sierra Wind Ln Elgin, TX	4.0	2.5	2066	$2,500	$1.21	22d	1	0.66mi
19017 Romano Dr Elgin, TX	4.0	3.0	2473	$2,198	$0.89	6d	1	0.72mi
18505 Quiet Range Dr Unit 18505 Elgin, TX	4.0	2.0	1794	$1,785	$0.99	6d	1	0.73mi
18505 Quiet Range Dr Elgin, TX	4.0	2.0	1794	$1,950	$1.09	26d	1	0.73mi
18525 Quiet Range Dr Elgin, TX	4.0	2.0	1794	$1,725	$0.96	19d	1	0.75mi
18721 Quiet Range Dr Elgin, TX	3.0–5.0	2.0–3.5	1773	$2,820	$1.59	0d	1	0.76mi
722 Lavaca Loop Elgin, TX	4.0	2.5	2075	$1,895	$0.91	19d	1	0.78mi
16429 Farmhouse Ln Elgin, TX	5.0	2.5	2542	$2,000	$0.79	5d	1	0.80mi
14101 Prospector Way Unit 14101 Elgin, TX	4.0	2.5	2198	$2,099	$0.95	26d	1	0.82mi
14101 Prospector Way Elgin, TX	4.0	2.5	2198	$2,099	$0.95	45d	1	0.82mi
18612 Allen Welch Dr Elgin, TX	4.0	2.0	1794	$1,935	$1.08	0d	1	0.85mi
11524 Rush Ln Elgin, TX	4.0	3.0	2473	$2,300	$0.93	45d	1	0.87mi
17041 Dusty Boots Ln Elgin, TX	5.0	2.5	2542	$2,370	$0.93	5d	1	0.89mi
14300 Boomtown Way Elgin, TX	4.0	2.0	1794	$2,050	$1.14	26d	1	0.90mi
18741 Speculator Ln Elgin, TX	5.0	2.5	2542	$1,980	$0.78	26d	1	0.93mi
19024 Quiet Range Dr Elgin, TX	5.0	2.5	2542	$1,995	$0.78	45d	1	0.94mi
17001 Dusty Boots Ln Elgin, TX	5.0	2.5	2542	$1,945	$0.77	22d	1	0.96mi
18300 Speculator Ln Elgin, TX	4.0	2.0	1794	$1,995	$1.11	26d	1	0.96mi
14129 Tordillo Dr Unit NA Elgin, TX	4.0	2.5	1874	$2,495	$1.33	0d	1	0.99mi
14129 Tordillo Dr Elgin, TX	4.0	2.5	1874	$2,675	$1.43	26d	1	0.99mi
18501 Spotted Eagle Ln Elgin, TX	5.0	3.5	2891	$2,800	$0.97	5d	1	1.13mi
13725 Knights Branch Dr Elgin, TX	4.0	2.5	1800	$2,100	$1.17	26d	1	1.17mi

HOA detail

• Monthly dues: $96 · $1,152/yr

Listing history 2 events

1. 2026-05-04
   status Pending 455-char remark
2. 2026-04-20
   listed $355,990 Active 455-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 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: $28,164
• − Mortgage interest: −$19,941
• − Property taxes: −$5,340
• − Insurance: −$1,780
• − Repairs & maintenance: −$2,253
• − Management: −$2,253
• − HOA: −$1,152
• − Depreciation: −$10,356
• Taxable loss: −$14,911
• Est. tax savings @ 24.0%: +$3,579
• After-tax cash flow: $-4,846/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: Elgin ISD
• NCES district ID: 4818360
• Math proficiency: 17% ▼ -9.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $55,176
• Composite: 19.62/100
• National rank: #8749
• State rank: #741 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

• Census place: Elgin, TX
• 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 (Travis County) Hauer SSP2

• Today (2025): 1,545,133 people
• By 2030: 1,729,269 · +11.9%
• By 2040: 2,097,596 · +35.8%
• By 2050: 2,463,890 · +59.5%
• By 2075: 3,249,374 · +110.3%
• By 2100: 3,801,868 · +146.1%

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 · Travis

• 2024 margin: Solid D (+39.3) · D 68.8% · R 29.4% · Other 1.8%
• 2008→2024 swing: +9.9pp toward D · 2008: 29.4pp · 2024: 39.3pp
• All cycles: 2024: D+39.3 2020: D+45.0 2016: D+38.9 2012: D+23.9 2008: D+29.4

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

2 events — show timeline

• 2026-05-04 Pending — Unlock MLS
• 2026-04-20 Listed $355,990 Unlock MLS