718 Thea Mdws · Marion, TX 78124

$210,999

3 bd · 2.0 ba · 1,411 sqft · SingleFamily · 41 Days on market

Built 2026 Excellent condition 4,791 sqft lot $150/sqft · 18% below area Est $258k · 18% under $75/mo HOA · 5% of rent ↓ 9% since listing

---

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 +15.0/15.0
• Cash flow +7.1/30.0
• Condition / age +5.0/5.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

The Idlewood - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining, along with access to an outdoor space. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests. Estimated Completion July 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Open floorplan
• Outdoor space

Tags

• OPEN FLOORPLAN
• OUTDOOR SPACE
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• TWO SECONDARY BEDROOMS

Property features AI

Finance

• HOA & community: Mandatory HOA; Quarterly HOA fee ($225); Association transfer fee ($450); Community amenities include pool and park/playground

Exterior

• Parking: 2-car garage
• Utilities: Water service: GVSUD; Sewer service: GVSUD; Gas supplier: CenterPoint; Electric supplier: GVEC; Garbage service: Frontier
• Home design: New construction by Lennar; Cement fiber exterior; Slab foundation; Composition roof
• Construction: Built in 2026 (new)
• Exterior features: Privacy fence

Interior

• Kitchen: Stove/Range; Dishwasher
• Bedrooms: Master bedroom on lower level with full bath (14 x 15); Bedroom 2 (11 x 12); Bedroom 3 (11 x 12)
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bath with tub/shower combination (8 x 6)
• Heating & cooling: Central heating; Electric and natural gas heat; Central air conditioning
• Interior features: Open floor plan; Breakfast bar; Cable TV available; 1 living area; Utility room inside; Laundry on main level
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $211k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-304 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (26.3% below list).
• Recommended offer: $156k (26.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#614 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Marion ISD (suburban): math 44% / reading 47% proficiency, ranked #243 of 826 in TX (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Norma Krueger El (362 students, 50% FRL); Marion Middle (math 37% / reading 45%, grade F, #613 of 1,662 statewide, top 38%, 372 students, 41% FRL); Marion H S (math 47% / reading 62%, grade C-, #379 of 1,632 statewide, top 26%, 456 students, 36% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 418 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,064 units permitted in Guadalupe County in 2024 (133 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.
• Guadalupe County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($205k) is reasonable based on typical stale-listing flexibility.

Recommended offer $155,578 (26.3% 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 41 days. Have you received any prior offers? Is the seller open to a 26% 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. 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: 0.74% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.18%
• DSCR: 0.73
• GRM: 11.3

CMA / ARV

• ARV (median comp): $258,438
• List price: $210,999
• Delta: -18.36%
• 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
2760 Pioneer Rd	0.00mi	3/2.0	1,474 (+4%)	1mo	$250,000	$170	92
713 Thea Mdws	0.46mi	3/2.0	1,402 (-1%)	1mo	$230,999	$165	76
701 Thea Mdws	0.00mi	4/2.0 (+1)	1,575 (+12%)	1mo	$240,999	$153	75
175 Lost Maples Way	0.57mi	3/2.0	1,407 (-0%)	2mo	$289,900	$206	72
721 Thea Mdws	0.46mi	4/2.0 (+1)	1,575 (+12%)	2mo	$223,999	$142	52
305 Gadwall Ave	0.46mi	4/2.0 (+1)	1,575 (+12%)	3mo	$245,999	$156	52
743 Thea Mdws	0.46mi	4/2.0 (+1)	1,575 (+12%)	3mo	$222,999	$142	52
314 Gadwall Ave	0.46mi	4/2.0 (+1)	1,575 (+12%)	3mo	$225,999	$143	51
705 Thea Mdws	0.46mi	4/2.0 (+1)	1,600 (+13%)	1mo	$219,999	$137	50
746 Thea Mdws	0.46mi	4/2.0 (+1)	1,600 (+13%)	1mo	$219,999	$137	50
179 Lost Maples Way	0.57mi	3/2.0	1,594 (+13%)	2mo	$314,000	$197	50
301 Gadwall Ave	0.46mi	4/2.0 (+1)	1,600 (+13%)	3mo	$228,999	$143	49

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

Projected returns pro-forma

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

5-year hold

• IRR: -26.9%
• Equity multiple: 0.09×
• Total profit: $-53,490
• Equity at exit: $31,461

10-year hold

• IRR: -24.3%
• Equity multiple: -0.21×
• Total profit: $-71,235
• Equity at exit: $18,243

Cash invested: $59,080 (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 78124

• Active inventory: 418
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,556 medium
• Mortgage (P&I): −$1,107
• Tax est. 1.5%: −$264 /mo · $3,165/yr
• Insurance: −$88
• HOA: −$75
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-304

Break-even live

Break-even rent $1,941

Max offer price $166,995

Occupancy floor —

Sensitivity live

Price	-10% $-158	-5% $-231	+0% $-304	+5% $-377	+10% $-450
Rent	-10% $-427	-5% $-366	+0% $-304	+5% $-243	+10% $-181
Rate	-1.0pp $-198	-0.5pp $-250	base $-304	+0.5pp $-359	+1.0pp $-414

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: $52,750
• Closing costs: $6,330
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 W Schulz St Marion, TX	3.0	1.5	1109	$1,695	$1.53	6d	1	0.08mi
217 E Schulz St Marion, TX	3.0	2.0	924	$1,050	$1.14	0d	1	0.30mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 4 events

1. 2026-06-01
   status $210,999 Pending 41 DOM
2. 2026-05-31
   statusdays on market $210,999 Active 41 DOM
3. 2026-05-08
   price $212,999 618-char remark
4. 2026-04-20
   listed $232,999 New 618-char remark

ⓘ 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: $18,669
• − Mortgage interest: −$11,819
• − Property taxes: −$3,165
• − Insurance: −$1,055
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − HOA: −$900
• − Depreciation: −$6,138
• Taxable loss: −$7,395
• Est. tax savings @ 24.0%: +$1,775
• After-tax cash flow: $-1,874/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 · 2 photos

Excellent 100/100 None rehab

This single-family home is in excellent condition with no visible repairs or maintenance needed. It offers a spacious floorplan and is move-in ready, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance
• Both New kitchen appliances — Modernizes the space and adds value
• Both New bathroom fixtures — Enhances functionality and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance ↑
• Both New kitchen appliances — Modernizes the space and adds value ↑
• Both New bathroom fixtures — Enhances functionality and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Marion ISD
• NCES district ID: 4829100
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 47% ▼ -4.00%
• Median HH income: $58,465
• Composite: 39.86/100
• National rank: #3867
• State rank: #243 of 826 in TX

Livability — Marion

• Score: 66/100
• State rank: #614
• US rank: #11619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marion, TX
• Population (ZIP): 6,907

Population outlook (Guadalupe County) Hauer SSP2

• Today (2025): 196,854 people
• By 2030: 220,210 · +11.9%
• By 2040: 268,004 · +36.1%
• By 2050: 316,333 · +60.7%
• By 2075: 434,747 · +120.8%
• By 2100: 520,447 · +164.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 49% Hispanic / Latino 38% Two or more races 24% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 35% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 2% Iranian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 18% Tagalog/Filipino 1%

Political lean MEDSL · Guadalupe

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: +1.5pp toward D · 2008: -31.0pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+24.2 2016: R+31.8 2012: R+35.1 2008: R+31.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -126.83%
• Current HPI: 189.5796
• Rent YoY: —
• Metro: —
• 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

-9.4% since first listed

4 events — show timeline

• 2026-05-31 Pending — LERA
• 2026-05-21 Price Changed $210,999 LERA
• 2026-05-08 Price Changed $212,999 LERA
• 2026-04-20 Listed $232,999 LERA