The Diana Plan · Uhland, TX 78640

$241,990

3 bd · 2.0 ba · 1,518 sqft · SingleFamily · 441 Days on market

Good condition ↓ 19% 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 +6.8/30.0
• Condition / age +4.0/5.0
• Livability +2.7/5.0
• Rent growth +2.4/5.0
• Schools +2.4/10.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Diana is one of our one-story floorplans featured in our Wayside community in Uhland, TX. This quaint 3-bedroom, 2-bathroom, home offers 1,535 sq. ft. of living space perfect for any growing family. As you walk through the long foyer, you'll enter the spacious living room where plenty of memories are soon to be made. The living room flows seamlessly into the kitchen with top-of-the-line features including stainless steel appliances, a gas stove, and white cabinets. The large kitchen island includes a built in undermount sink and dishwasher. Two bedrooms and a full bathroom with a tub are located off the living room. Making your way towards the back of the home, you'll find the back patio door and the private main bedroom. The adjoined main bathroom includes double vanity sinks, a walk-in shower, a separate toilet room, and a walk-in closet. This home comes included with a professionally designed landscape package and a full irrigation system as well as our America's Smart Home® package that offers devices such as the Qolsys IQ Panel, Video Doorbell, Alarm.com app, Honeywell Thermostat, Deako Smart Light Switch, Kwikset Smart lock, and more. Images are representative of plan and may vary as built. Contact us today and find your home at Wayside.

Key facts

• Large kitchen island
• One story floorplans
• Spacious living room

Tags

• ONE STORY FLOORPLANS
• SPACIOUS LIVING ROOM
• LARGE KITCHEN ISLAND
• BUILT IN UNDERMOUNT SINK
• FULL IRRIGATION SYSTEM
• HOME IS CONNECTED BASE PACKAGE

🏗️ New construction. The $241,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $277,648.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $242k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-435 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (22.4% below list).
• Recommended offer: $188k (22.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#1,385 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute 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 soft (-0.3%/yr); 2089 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 34d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 441 days — a 12% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Recommended offer $187,814 (22.4% 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 441 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.68% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.72%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $277,648
• List price: $241,990
• Delta: -12.84%
• 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
140 Schuenemann Way	0.15mi	3/2.5	1,470 (-3%)	4mo	$241,990	$165	83
149 Schuenemann Way	0.14mi	4/2.0 (+1)	1,572 (+4%)	2mo	$247,490	$157	81
110 Schuenemann Way	0.18mi	4/2.0 (+1)	1,572 (+4%)	3mo	$247,490	$157	78
148 Orange Flame Blvd	0.65mi	4/2.0 (+1)	1,485 (-2%)	2mo	$231,990	$156	60
135 Orange Flame Blvd	0.67mi	4/2.0 (+1)	1,485 (-2%)	2mo	$231,990	$156	58
1205 Celosia Loop	0.72mi	4/2.0 (+1)	1,485 (-2%)	1mo	$231,990	$156	57
114 Whoopers Loop	0.57mi	4/2.0 (+1)	1,616 (+6%)	2mo	$225,000	$139	56
127 Orange Flame Blvd	0.68mi	3/2.0	1,329 (-12%)	2mo	$219,990	$166	46
136 Speckled Belly Bnd	0.70mi	4/2.0 (+1)	1,667 (+10%)	4mo	$234,990	$141	43
168 Speckled Belly Bnd	0.71mi	4/2.0 (+1)	1,667 (+10%)	3mo	$235,990	$142	43
474 Whoopers Loop	0.69mi	4/2.0 (+1)	1,707 (+12%)	0mo	$234,999	$138	42
510 Whoopers Loop	0.73mi	4/2.0 (+1)	1,707 (+12%)	1mo	$235,999	$138	39

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: -31.3%
• Equity multiple: -0.01×
• Total profit: $-78,174
• Equity at exit: $41,398

10-year hold

• IRR: -55.3%
• Equity multiple: -0.61×
• Total profit: $-124,906
• Equity at exit: $24,006

Cash invested: $77,741 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 60 active · 61 under contract
• Months of supply: 4.7 mo (21%/mo absorbed)
• Median asking: $241,624 ($154/sqft)
• Median days on market: 133 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +18.5% above current asking $/sqft

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

ZIP-level market 78640

• Home prices YoY: -33.8%
• Rents YoY: -0.3%
• Active inventory: 2089
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,878 high
• Mortgage (P&I): −$1,456
• Tax est. 1.5%: −$347 /mo · $4,165/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-435

Break-even live

Break-even rent $2,429

Max offer price $214,698

Occupancy floor —

Sensitivity live

Price	-10% $-243	-5% $-339	+0% $-435	+5% $-531	+10% $-627
Rent	-10% $-583	-5% $-509	+0% $-435	+5% $-361	+10% $-287
Rate	-1.0pp $-295	-0.5pp $-364	base $-435	+0.5pp $-507	+1.0pp $-580

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: $69,412
• Closing costs: $8,329
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Arnold Loop Kyle, TX	3.0	2.0	1518	$1,673	$1.10	21d	1	0.06mi
787 Arnold Loop , TX	3.0	2.5	1840	$2,300	$1.25	9d	1	0.18mi
263 Speckled Belly Bnd Uhland, TX	4.0	2.0	1600	$1,600	$1.00	34d	1	0.80mi
177 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,525	$1.03	73d	1	0.91mi
177 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,525	$1.03	93d	1	0.91mi
151 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,600	$1.08	73d	1	0.92mi
129 Pineland Ave Niederwald, TX	3.0	2.0	1512	$1,349	$0.89	13d	1	1.16mi

Listing history 50 events

1. 2026-08-08
   days on market $241,990 Active 441 DOM
2. 2026-08-06
   days on market $241,990 Active 439 DOM
3. 2026-08-05
   days on market $241,990 Active 438 DOM
4. 2026-08-04
   days on market $241,990 Active 437 DOM
5. 2026-08-03
   days on market $241,990 Active 436 DOM
6. 2026-07-31
   days on market $241,990 Active 433 DOM
7. 2026-07-30
   days on market $241,990 Active 431 DOM
8. 2026-07-28
   days on market $241,990 Active 430 DOM
9. 2026-07-26
   days on market $241,990 Active 428 DOM
10. 2026-07-24
    days on market $241,990 Active 426 DOM
11. 2026-07-23
    days on market $241,990 Active 425 DOM
12. 2026-07-22
    days on market $241,990 Active 424 DOM
13. 2026-07-21
    days on market $241,990 Active 423 DOM
14. 2026-07-20
    days on market $241,990 Active 422 DOM
15. 2026-07-18
    days on market $241,990 Active 420 DOM
16. 2026-07-18
    days on market $241,990 Active 419 DOM
17. 2026-07-16
    days on market $241,990 Active 418 DOM
18. 2026-07-15
    days on market $241,990 Active 417 DOM
19. 2026-07-14
    days on market $241,990 Active 416 DOM
20. 2026-07-13
    days on market $241,990 Active 415 DOM
21. 2026-07-13
    days on market $241,990 Active 414 DOM
22. 2026-07-11
    days on market $241,990 Active 413 DOM
23. 2026-07-10
    days on market $241,990 Active 412 DOM
24. 2026-07-09
    days on market $241,990 Active 411 DOM
25. 2026-07-07
    days on market $241,990 Active 409 DOM
26. 2026-07-06
    days on market $241,990 Active 408 DOM
27. 2026-07-05
    days on market $241,990 Active 407 DOM
28. 2026-07-03
    days on market $241,990 Active 405 DOM
29. 2026-07-02
    days on market $241,990 Active 404 DOM
30. 2026-07-01
    days on market $241,990 Active 403 DOM
31. 2026-06-30
    days on market $241,990 Active 402 DOM
32. 2026-06-29
    days on market $241,990 Active 401 DOM
33. 2026-06-28
    days on market $241,990 Active 400 DOM
34. 2026-06-27
    days on market $241,990 Active 399 DOM
35. 2026-06-26
    days on market $241,990 Active 398 DOM
36. 2026-06-24
    days on market $241,990 Active 396 DOM
37. 2026-06-22
    days on market $241,990 Active 394 DOM
38. 2026-06-21
    days on market $241,990 Active 393 DOM
39. 2026-06-18
    days on market $241,990 Active 390 DOM
40. 2026-06-17
    days on market $241,990 Active 389 DOM
41. 2026-06-15
    days on market $241,990 Active 387 DOM
42. 2026-06-13
    days on market $241,990 Active 385 DOM
43. 2026-06-09
    days on market $241,990 Active 381 DOM
44. 2026-06-08
    days on market $241,990 Active 380 DOM
45. 2026-06-07
    days on market $241,990 Active 379 DOM
46. 2026-06-05
    days on market $241,990 Active 376 DOM
47. 2026-06-03
    days on market $241,990 Active 375 DOM
48. 2026-06-02
    days on market $241,990 Active 374 DOM
49. 2026-06-01
    days on market $241,990 Active 373 DOM
50. 2026-05-31
    days on market $241,990 Active 372 DOM

ⓘ 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: $22,538
• − Mortgage interest: −$15,553
• − Property taxes: −$4,165
• − Insurance: −$1,388
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$8,077
• Taxable loss: −$10,251
• Est. tax savings @ 24.0%: +$2,460
• After-tax cash flow: $-2,760/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $7,590–$22,770 screening

This single-story home in Uhland, TX is in good condition with modern finishes and a well-maintained exterior. It offers a good return on investment with minor updates to enhance curb appeal and energy efficiency.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace window treatments — Fresh window treatments improve aesthetics and energy efficiency ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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

D Composite livability gradescore 54/100

Livability — Uhland

• Score: 54/100
• State rank: #1385
• US rank: #23774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hays County · 286,948 people
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 77,531
• Household income: $90,075
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 11% 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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 55% White 36% Two or more races 29% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 47% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 63% English-only · Spanish 35%

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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: ▼ -92.64%
• Current HPI: 181.7969
• Rent YoY: ▼ -0.34%
• 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

-18.8% since first listed

4 events — show timeline

• 2026-02-01 Price Changed $241,990 Zillow
• 2025-09-17 Price Changed $306,490 Zillow
• 2025-08-20 Price Changed $298,990 Zillow
• 2025-05-24 Listed $297,990 Zillow