Odyssey Plan · Jarrell, TX 76537

$232,990

3 bd · 2.0 ba · 1,412 sqft · SingleFamily · 317 Days on market

Good condition ↓ 6% since listing

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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 +6.9/30.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.1/5.0
• 1% rule +1.9/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Odyssey is a great place for any couple or family looking for a 3 bedroom, 2 bath home. The kitchen features brand new stainless steel appliances, granite countertops and a spacious island. There's room to spread out with a 2-car garage and a covered patio.

Key facts

• Spacious island
• Covered patio
• Granite countertops

Tags

• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• SPACIOUS ISLAND
• COVERED PATIO

🏗️ New construction. The $232,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $272,594.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $233k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-408 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (19.8% below list).
• Recommended offer: $187k (19.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#313 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F.
• Jarrell ISD (rural): math 19% / reading 28% proficiency, ranked #713 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jarrell El (math 19% / reading 27%, grade F, #3,277 of 4,322 statewide, top 77%, 785 students, 62% FRL); Jarrell Middle (math 21% / reading 29%, grade F, #1,258 of 1,662 statewide, top 77%, 741 students, 64% FRL); Jarrell H S (math 22% / reading 37%, grade F, #1,112 of 1,632 statewide, top 70%, 868 students, 58% FRL).
• Market conditions: Rents soft (-1.7%/yr); 915 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 54d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 7,543 units permitted in Williamson County in 2024 (1,425 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Williamson County population projected at +69% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 317 days — a 12% lower offer ($205k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,777 (19.8% 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 317 days. Have you received any prior offers? Is the seller open to a 20% 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.42%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

• ARV (median comp): $272,594
• List price: $232,990
• Delta: -14.90%
• 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
101 Dirty Harry Dr	0.01mi	3/2.0	1,412 (0%)	2mo	$257,044	$182	98
124 Perfect World Loop	0.36mi	3/2.0	1,422 (+1%)	4mo	$229,000	$161	79
360 Enforcer Loop	0.14mi	3/2.0	1,522 (+8%)	4mo	$234,891	$154	77
329 Enforcer Loop	0.21mi	3/2.0	1,522 (+8%)	2mo	$268,190	$176	75
121 Rowdy Yates Way	0.37mi	3/2.0	1,237 (-12%)	0mo	$195,000	$158	62
220 Escape Way	0.43mi	4/2.0 (+1)	1,531 (+8%)	1mo	$259,990	$170	61
217 Bronco Billy Dr	0.27mi	3/2.5	1,616 (+14%)	1mo	$229,900	$142	61
260 Escape Way	0.45mi	4/2.0 (+1)	1,531 (+8%)	1mo	$279,990	$183	60
312 The Bad Way	0.49mi	3/2.0	1,276 (-10%)	4mo	$199,999	$157	58
265 Escape Way	0.42mi	4/2.0 (+1)	1,531 (+8%)	4mo	$268,990	$176	58
225 Firefox Way	0.45mi	4/2.0 (+1)	1,531 (+8%)	4mo	$259,990	$170	56
468 Josey Wales Dr	0.74mi	3/2.0	1,487 (+5%)	1mo	$272,900	$184	56

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -30.7%
• Equity multiple: 0.01×
• Total profit: $-75,622
• Equity at exit: $40,645

10-year hold

• IRR: -53.3%
• Equity multiple: -0.58×
• Total profit: $-120,375
• Equity at exit: $23,569

Cash invested: $76,326 (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: 22 active · 10 under contract
• Months of supply: 6.9 mo (14%/mo absorbed)
• Median asking: $244,945 ($167/sqft)
• Median days on market: 149 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: +15.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76537

• Home prices YoY: -14.4%
• Rents YoY: -1.7%
• Active inventory: 915
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,868 high
• Mortgage (P&I): −$1,430
• Tax est. 1.5%: −$341 /mo · $4,089/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-408

Break-even live

Break-even rent $2,385

Max offer price $213,513

Occupancy floor —

Sensitivity live

Price	-10% $-220	-5% $-314	+0% $-408	+5% $-502	+10% $-597
Rent	-10% $-556	-5% $-482	+0% $-408	+5% $-335	+10% $-261
Rate	-1.0pp $-271	-0.5pp $-339	base $-408	+0.5pp $-479	+1.0pp $-551

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: $68,148
• Closing costs: $8,178
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 Magnum Force Dr Jarrell, TX	3.0	2.0	1401	$1,995	$1.42	22d	1	0.01mi
125 Kellys Heroes Way Jarrell, TX	3.0	2.0	1641	$1,650	$1.01	93d	1	0.21mi
137 Kellys Heroes Way Jarrell, TX	3.0	2.0	1214	$1,695	$1.40	93d	1	0.21mi
104 Perfect World Loop Jarrell, TX	4.0	2.0	1751	$1,885	$1.08	52d	1	0.31mi
104 Perfect World Loop Jarrell, TX	4.0	2.0	1751	$1,885	$1.08	53d	1	0.31mi
157 Perfect World Loop Jarrell, TX	3.0	2.0	1586	$1,725	$1.09	29d	1	0.33mi
157 Perfect World Loop Jarrell, TX	3.0	2.0	1586	$1,750	$1.10	22d	1	0.33mi
376 Rae Ln Jarrell, TX	3.0	2.0	1200	$1,795	$1.50	17d	1	0.33mi
376 Rae Ln Unit A Jarrell, TX	3.0	2.0	1200	$1,695	$1.41	71d	1	0.33mi
241 Alcatraz Loop Jarrell, TX	3.0	2.0	1288	$1,795	$1.39	10d	1	0.33mi
420 Perfect World Loop Jarrell, TX	3.0	2.0	1242	$1,500	$1.21	53d	1	0.41mi
340 The Bad Way Jarrell, TX	4.0	2.0	1616	$1,695	$1.05	93d	1	0.44mi
340 The Bad Way Jarrell, TX	4.0	2.0	1616	$1,695	$1.05	73d	1	0.44mi
128 Dollars Dr Jarrell, TX	3.0	2.0	1440	$1,500	$1.04	31d	1	0.49mi
617 The Ugly Way Jarrell, TX	4.0	2.0	1683	$1,795	$1.07	17d	1	0.55mi
125 Unforgiven Ln Jarrell, TX	4.0	2.0	1600	$1,700	$1.06	52d	1	0.55mi
140 Drifter Ln Jarrell, TX	3.0	2.5	1623	$1,840	$1.13	27d	1	0.55mi
637 The Ugly Way Jarrell, TX	4.0	2.0	1688	$1,795	$1.06	93d	1	0.59mi
125 Drifter Ln Jarrell, TX	3.0	2.0	1753	$1,795	$1.02	40d	1	0.60mi
465 Unforgiven Ln Jarrell, TX	4.0	2.0	1531	$1,750	$1.14	67d	1	0.64mi
195 Outlaw Dr Jarrell, TX	3.0	2.0	1573	$1,799	$1.14	93d	1	0.69mi
149 Vulcan Dr Jarrell, TX	3.0	2.0	1450	$1,799	$1.24	73d	1	0.75mi
2131 County Road 314 Jarrell, TX	3.0	2.0	1671	$2,000	$1.20	16d	1	0.75mi
744 Xanadu Dr Unit 53K Jarrell, TX	4.0	2.0	1764	$1,750	$0.99	18d	1	0.76mi
873 Circle Way Jarrell, TX	3.0	2.0	1450	$1,650	$1.14	64d	1	0.77mi
117 Galaxy Way Jarrell, TX	3.0	2.0	1276	$1,600	$1.25	41d	1	0.81mi
621 Xanadu Dr Jarrell, TX	3.0	2.0	1586	$1,750	$1.10	53d	1	0.90mi
137 Hematite Ln Unit 1 Jarrell, TX	3.0	2.0	1323	$1,650	$1.25	27d	1	0.90mi
600 Shimek St Unit 19A Jarrell, TX	3.0	2.0	1357	$1,650	$1.22	67d	1	1.04mi
108 Igneous Ln Jarrell, TX	3.0	2.0	1534	$1,800	$1.17	62d	1	1.04mi
344 Circle Way Unit 35E Jarrell, TX	3.0	2.0	1395	$1,575	$1.13	21d	1	1.05mi
324 Circle Way Jarrell, TX	3.0	2.5	1661	$1,650	$0.99	60d	1	1.05mi
1100 Jackson Ln Jarrell, TX	4.0	2.5	1839	$1,695	$0.92	27d	1	1.11mi
244 Circle Way Jarrell, TX	3.0	2.0	1242	$1,545	$1.24	69d	1	1.11mi
224 Amber Ln Jarrell, TX	3.0	2.0	1133	$1,475	$1.30	69d	1	1.21mi
140 Amber Ln Jarrell, TX	3.0	2.0	1584	$1,749	$1.10	67d	1	1.22mi
221 Geode Ln Jarrell, TX	3.0	2.0	1647	$1,800	$1.09	30d	1	1.24mi
104 Hellfighters Way Jarrell, TX	3.0	2.5	1619	$2,000	$1.24	93d	1	1.27mi
449 Stone Water Ln Jarrell, TX	3.0	2.5	1674	$1,900	$1.14	93d	1	1.30mi
417 Sapphire Ln Jarrell, TX	3.0	2.0	1537	$1,499	$0.98	73d	1	1.30mi

Listing history 50 events

1. 2026-08-08
   days on market $232,990 Active 317 DOM
2. 2026-08-06
   days on market $232,990 Active 315 DOM
3. 2026-08-05
   days on market $232,990 Active 314 DOM
4. 2026-08-04
   pricedays on market $232,990 Active 313 DOM
5. 2026-08-03
   days on market $231,990 Active 312 DOM
6. 2026-07-31
   days on market $231,990 Active 309 DOM
7. 2026-07-30
   days on market $231,990 Active 308 DOM
8. 2026-07-30
   days on market $231,990 Active 307 DOM
9. 2026-07-28
   days on market $231,990 Active 306 DOM
10. 2026-07-26
    days on market $231,990 Active 304 DOM
11. 2026-07-24
    days on market $231,990 Active 302 DOM
12. 2026-07-23
    days on market $231,990 Active 301 DOM
13. 2026-07-22
    days on market $231,990 Active 300 DOM
14. 2026-07-21
    days on market $231,990 Active 299 DOM
15. 2026-07-20
    days on market $231,990 Active 298 DOM
16. 2026-07-18
    days on market $231,990 Active 296 DOM
17. 2026-07-18
    days on market $231,990 Active 295 DOM
18. 2026-07-16
    days on market $231,990 Active 294 DOM
19. 2026-07-15
    days on market $231,990 Active 293 DOM
20. 2026-07-14
    days on market $231,990 Active 292 DOM
21. 2026-07-13
    days on market $231,990 Active 291 DOM
22. 2026-07-13
    days on market $231,990 Active 290 DOM
23. 2026-07-11
    pricedays on market $231,990 Active 289 DOM
24. 2026-07-10
    days on market $227,990 Active 288 DOM
25. 2026-07-09
    days on market $227,990 Active 287 DOM
26. 2026-07-07
    days on market $227,990 Active 285 DOM
27. 2026-07-06
    days on market $227,990 Active 284 DOM
28. 2026-07-05
    days on market $227,990 Active 283 DOM
29. 2026-07-03
    days on market $227,990 Active 281 DOM
30. 2026-07-02
    pricedays on market $227,990 Active 280 DOM
31. 2026-07-01
    days on market $224,990 Active 279 DOM
32. 2026-06-30
    days on market $224,990 Active 278 DOM
33. 2026-06-29
    days on market $224,990 Active 277 DOM
34. 2026-06-28
    days on market $224,990 Active 276 DOM
35. 2026-06-27
    days on market $224,990 Active 275 DOM
36. 2026-06-26
    days on market $224,990 Active 274 DOM
37. 2026-06-24
    days on market $224,990 Active 272 DOM
38. 2026-06-22
    days on market $224,990 Active 270 DOM
39. 2026-06-21
    days on market $224,990 Active 269 DOM
40. 2026-06-18
    days on market $224,990 Active 266 DOM
41. 2026-06-17
    days on market $224,990 Active 265 DOM
42. 2026-06-16
    days on market $224,990 Active 264 DOM
43. 2026-06-15
    days on market $224,990 Active 263 DOM
44. 2026-06-13
    days on market $224,990 Active 261 DOM
45. 2026-06-09
    days on market $224,990 Active 257 DOM
46. 2026-06-08
    days on market $224,990 Active 256 DOM
47. 2026-06-07
    days on market $224,990 Active 255 DOM
48. 2026-06-04
    pricedays on market $224,990 Active 252 DOM
49. 2026-06-03
    days on market $250,990 Active 251 DOM
50. 2026-06-02
    days on market $250,990 Active 250 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 26 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,413
• − Mortgage interest: −$15,269
• − Property taxes: −$4,089
• − Insurance: −$1,363
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − Depreciation: −$7,930
• Taxable loss: −$9,824
• Est. tax savings @ 24.0%: +$2,358
• After-tax cash flow: $-2,542/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 None rehab

This home is in excellent condition with no major repairs needed. It offers a great value for both resale and rental due to its well-maintained appearance and modern features.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New countertops in bathrooms — Improves functionality and aesthetics ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Jarrell El F TX #3,277/4,322 Nat'l #31,702/41,679 Middle Jarrell Middle F TX #1,258/1,662 Nat'l #10,338/14,009 High Jarrell H S F TX #1,112/1,632 Nat'l #11,215/17,239

Schools (NCES district)

• District: Jarrell ISD
• NCES district ID: 4824600
• Math proficiency: 19% ▼ -18.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $57,132
• Composite: 21.47/100
• National rank: #8335
• State rank: #713 of 826 in TX

B Composite livability gradescore 71/100

Livability — Jarrell

• Score: 71/100
• State rank: #313
• US rank: #7020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Williamson County · 699,027 people
• City population: 16,272
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 16,272
• Household income: $98,199
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 6% of renters

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Population outlook (Williamson County) Hauer SSP2

• Today (2025): 699,027 people
• By 2030: 795,537 · +13.8%
• By 2040: 990,683 · +41.7%
• By 2050: 1,184,292 · +69.4%
• By 2075: 1,623,825 · +132.3%
• By 2100: 1,924,153 · +175.3%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 48% Hispanic / Latino 36% Two or more races 14% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 30% Puerto Rican 5%
• Common ancestry: Romanian 3% Italian 2% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 69% English-only · Spanish 26% Chinese 2% French/Haitian/Cajun 1%

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Political lean MEDSL · Williamson

• 2024 margin: Toss-up / Even · D 48.0% · R 50.4% · Other 1.6%
• 2008→2024 swing: +10.6pp toward D · 2008: -13.0pp · 2024: -2.5pp
• All cycles: 2024: R+2.5 2020: D+1.4 2016: R+9.9 2012: R+21.5 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.03%
• Current HPI: 184.8935
• Rent YoY: ▼ -1.73%
• 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

-5.6% since first listed

4 events — show timeline

• 2025-12-03 Price Changed $250,990 Zillow
• 2025-10-16 Price Changed $249,990 Zillow
• 2025-10-02 Price Changed $266,990 Zillow
• 2025-09-26 Listed $265,990 Zillow