Is The Diana Plan in Uhland, TX a good investment?

CashFlowRE grades it F with a 4.3% cap rate and $-457/mo modeled cash flow at a $241,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for The Diana Plan?

The modeled cap rate is 4.3% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,847/month, from CashFlowRE's rent model.

🏗️ New Construction

F Composite 28.12

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 +6.6/30.0
Condition / age +4.0/5.0
Livability +2.7/5.0
Rent growth +2.4/5.0
Schools +2.4/10.0
1% rule +1.7/10.0
DSCR +0.9/10.0
Appreciation +0.0/10.0

$241,990

The Diana Plan · Uhland, TX 78640

3 bd · 2.0 ba · 1,518 sqft · SingleFamily · 488 Days on market

Good condition ↓ 19% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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

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 $-457 ($-5k/yr) — negative.
To cash-flow at today's rent, offer at most $211k (12.7% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (23.7% below list).
Recommended offer: $185k (23.7% 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); 2407 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 29d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 488 days — a 12% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Recommended offer $184,719 (23.7% below list)

Questions for the listing agent

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?
It's been on market 488 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.67% ✗
Cap rate: 4.31%
Cash-on-cash: -7.07%
DSCR: 0.69
GRM: 12.5

CMA / ARV

ARV (median comp): $277,336
List price: $241,990
Delta: -12.74%
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
149 Schuenemann Way	0.14mi	4/2.0 (+1)	1,572 (+4%)	4mo	$247,490	$157	80
110 Schuenemann Way	0.18mi	4/2.0 (+1)	1,572 (+4%)	4mo	$247,490	$157	77
433 Whoopers Loop	0.66mi	3/2.0	1,474 (-3%)	1mo	$220,999	$150	64
148 Orange Flame Blvd	0.65mi	4/2.0 (+1)	1,485 (-2%)	3mo	$231,990	$156	58
135 Orange Flame Blvd	0.67mi	4/2.0 (+1)	1,485 (-2%)	4mo	$231,990	$156	57
1205 Celosia Loop	0.72mi	4/2.0 (+1)	1,485 (-2%)	3mo	$231,990	$156	56
114 Whoopers Loop	0.57mi	4/2.0 (+1)	1,616 (+6%)	3mo	$225,000	$139	55
183 Muscovy Dr	0.44mi	4/2.0 (+1)	1,707 (+12%)	1mo	$236,999	$139	53
127 Orange Flame Blvd	0.68mi	3/2.0	1,329 (-12%)	4mo	$219,990	$166	44
195 Orange Flame Blvd	0.61mi	4/3.0 (+1)	1,696 (+12%)	1mo	$240,720	$142	42
474 Whoopers Loop	0.69mi	4/2.0 (+1)	1,707 (+12%)	2mo	$234,999	$138	40
510 Whoopers Loop	0.73mi	4/2.0 (+1)	1,707 (+12%)	3mo	$235,999	$138	38

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: -31.9%
Equity multiple: -0.02×
Total profit: $-79,453
Equity at exit: $41,352

10-year hold

IRR: -57.7%
Equity multiple: -0.64×
Total profit: $-127,500
Equity at exit: $23,979

Cash invested: $77,654 (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: 67 active · 71 under contract
Months of supply: 6.5 mo (15%/mo absorbed)
Median asking: $236,720 ($152/sqft)
Median days on market: 114 d
This list price: 61% of active listings are priced below it
ARV vs active asking: +20.0% 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: 2407
Price-to-rent: 10.9×

Monthly cashflow live

Estimated rent: $1,847 high interval (Pro) →
Mortgage (P&I): −$1,454
Tax est. 1.5%: −$347 /mo · $4,160/yr
Insurance: −$116
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$388
Net cashflow: $-457

Break-even live

Break-even rent $2,426

Max offer price $211,160

Occupancy floor —

Sensitivity live

Price	-10% $-266	-5% $-361	+0% $-457	+5% $-553	+10% $-649
Rent	-10% $-603	-5% $-530	+0% $-457	+5% $-384	+10% $-311
Rate	-1.0pp $-318	-0.5pp $-387	base $-457	+0.5pp $-529	+1.0pp $-602

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: $69,334
Closing costs: $8,320
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Arnold Loop Kyle, TX	3.0	2.0	1518	$1,673	$1.10	67d	1	0.06mi
787 Arnold Loop , TX	3.0	2.5	1840	$2,300	$1.25	2d	1	0.18mi
433 Whoopers Loop Uhland, TX	3.0	2.0	1474	$1,599	$1.08	5d	1	0.68mi
190 Celosia Loop Kyle, TX	4.0	2.0	1486	$2,200	$1.48	2d	1	0.72mi
263 Speckled Belly Bnd Uhland, TX	4.0	2.0	1600	$1,600	$1.00	80d	1	0.80mi
785 Whoopers Loop Uhland, TX	4.0	2.0	1614	$1,698	$1.05	9d	1	0.86mi
785 Whoopers Loop Uhland, TX	4.0	2.0	1614	$1,698	$1.05	29d	1	0.86mi
177 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,525	$1.03	119d	1	0.91mi
177 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,525	$1.03	139d	1	0.91mi
151 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,600	$1.08	119d	1	0.92mi
129 Pineland Ave Niederwald, TX	3.0–4.0	2.0	1512	$1,249	$0.83	3d	1	1.16mi

Listing history 50 events

2026-09-24

days on market $241,990 Active 488 DOM
2026-09-23

days on market $241,990 Active 487 DOM
2026-09-22

days on market $241,990 Active 486 DOM
2026-09-21

days on market $241,990 Active 485 DOM
2026-09-20

days on market $241,990 Active 484 DOM
2026-09-19

days on market $241,990 Active 483 DOM
2026-09-18

days on market $241,990 Active 482 DOM
2026-09-17

days on market $241,990 Active 481 DOM
2026-09-16

days on market $241,990 Active 480 DOM
2026-09-15

days on market $241,990 Active 479 DOM
2026-09-14

days on market $241,990 Active 478 DOM
2026-09-13

days on market $241,990 Active 477 DOM
2026-09-12

days on market $241,990 Active 476 DOM
2026-09-11

days on market $241,990 Active 475 DOM
2026-09-05

days on market $241,990 Active 469 DOM
2026-09-04

days on market $241,990 Active 468 DOM
2026-09-03

days on market $241,990 Active 467 DOM
2026-08-31

days on market $241,990 Active 464 DOM
2026-08-30

days on market $241,990 Active 463 DOM
2026-08-29

days on market $241,990 Active 462 DOM
2026-08-28

days on market $241,990 Active 461 DOM
2026-08-27

days on market $241,990 Active 460 DOM
2026-08-25

days on market $241,990 Active 458 DOM
2026-08-24

days on market $241,990 Active 457 DOM
2026-08-23

days on market $241,990 Active 456 DOM
2026-08-22

days on market $241,990 Active 455 DOM
2026-08-21

days on market $241,990 Active 454 DOM
2026-08-20

days on market $241,990 Active 453 DOM
2026-08-19

days on market $241,990 Active 452 DOM
2026-08-18

days on market $241,990 Active 451 DOM
2026-08-17

days on market $241,990 Active 450 DOM
2026-08-16

days on market $241,990 Active 449 DOM
2026-08-15

days on market $241,990 Active 448 DOM
2026-08-14

days on market $241,990 Active 447 DOM
2026-08-13

days on market $241,990 Active 446 DOM
2026-08-11

days on market $241,990 Active 444 DOM
2026-08-10

days on market $241,990 Active 443 DOM
2026-08-09

days on market $241,990 Active 442 DOM
2026-08-08

days on market $241,990 Active 441 DOM
2026-08-06

days on market $241,990 Active 439 DOM
2026-08-05

days on market $241,990 Active 438 DOM
2026-08-04

days on market $241,990 Active 437 DOM
2026-08-03

days on market $241,990 Active 436 DOM
2026-07-31

days on market $241,990 Active 433 DOM
2026-07-30

days on market $241,990 Active 431 DOM
2026-07-28

days on market $241,990 Active 430 DOM
2026-07-26

days on market $241,990 Active 428 DOM
2026-07-24

days on market $241,990 Active 426 DOM
2026-07-23

days on market $241,990 Active 425 DOM
2026-07-22

days on market $241,990 Active 424 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $22,166
− Mortgage interest: −$15,535
− Property taxes: −$4,160
− Insurance: −$1,387
− Repairs & maintenance: −$1,773
− Management: −$1,773
− Depreciation: −$8,068
Taxable loss: −$10,530

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,527
After-tax cash flow: $-2,961/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

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%

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%

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

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
Energy	16	$1,198B
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

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

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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