119 Little Prarie Vly · San Marcos, TX 78666

$249,999

5 bd · 3.0 ba · 2,483 sqft · SingleFamily · 139 Days on market

Built 2025 Excellent condition $101/sqft · 8% below area Est $270k · 8% under ↓ 18% since listing

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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).

• Cash flow +11.1/30.0
• ARV discount +10.9/15.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +3.0/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner's suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room.

Key facts

• Luxe owner's suite
• Walk-in closet
• Versatile game room

Tags

• SECLUDED BEDROOM
• OPEN-CONCEPT LAYOUT
• LUXE OWNER'S SUITE
• WALK-IN CLOSET
• VERSATILE GAME ROOM

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $250k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (17.6% below list).
• Recommended offer: $206k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.8% in San Marcos — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#30 in TX, #1,601 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: crime D+, employment F.
• San Marcos CISD (rural): math 18% / reading 31% proficiency, ranked #731 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dezavala El (math 13% / reading 25%, grade F, #3,739 of 4,322 statewide, top 87%, 575 students, 87% FRL); Goodnight Middle (math 9% / reading 24%, grade F, #1,536 of 1,662 statewide, top 93%, 866 students, 85% FRL); San Marcos H S (math 26% / reading 31%, grade F, #1,157 of 1,632 statewide, top 72%, 2,536 students, 76% FRL) — zoned schools average 83% FRL vs 63% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.0%/yr); 1421 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,064 units permitted in Guadalupe County in 2024 (133 in 5+ unit buildings).
• At $2,059/mo this rent would consume 45% of the median local household income ($55k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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.
• 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 139 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $32k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,894 (17.6% 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 139 days. Have you received any prior offers? Is the seller open to a 18% 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $270,494
• List price: $249,999
• Delta: -2.03%
• 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
119 Little Prairie Vly	0.00mi	5/3.0	2,483 (0%)	1mo	$264,999	$107	99
139 Trinity River Holw	0.16mi	5/3.0	2,524 (+2%)	1mo	$297,990	$118	89
127 Trinity River Holw	0.15mi	5/3.0	2,524 (+2%)	2mo	$291,999	$116	88
144 Navidad River Dr	0.18mi	5/3.0	2,524 (+2%)	2mo	$312,990	$124	87
116 Little Prairie Vly	0.04mi	4/3.0 (-1)	2,314 (-7%)	0mo	$310,999	$134	82
123 Little Prarie Vly	0.01mi	5/3.0	2,171 (-13%)	4mo	$257,990	$119	75
108 Little Prairie Vly	0.05mi	4/3.0 (-1)	2,157 (-13%)	2mo	$315,999	$146	69
216 Stumpy St	0.06mi	4/3.0 (-1)	2,142 (-14%)	1mo	$281,999	$132	68
129 Navidad River Dr	0.21mi	4/3.0 (-1)	2,202 (-11%)	0mo	$273,999	$124	66
204 Trinity River Holw	0.14mi	4/2.0 (-1)	2,162 (-13%)	2mo	$272,990	$126	61
228 Trinity River Holw	0.16mi	4/2.0 (-1)	2,162 (-13%)	1mo	$254,999	$118	61
213 Navidad River Dr	0.23mi	4/2.0 (-1)	2,162 (-13%)	3mo	$251,990	$117	57

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 · 1.98% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.30×
• Total profit: $-49,012
• Equity at exit: $37,276

10-year hold

• IRR: -15.7%
• Equity multiple: 0.15×
• Total profit: $-59,254
• Equity at exit: $21,615

Cash invested: $70,000 (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: 37 active · 23 under contract
• Months of supply: 5.5 mo (18%/mo absorbed)
• Median asking: $296,999 ($126/sqft)
• Median days on market: 108 d
• This list price: 3% of active listings are priced below it
• ARV vs active asking: -13.2% vs current asking $/sqft

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

ZIP-level market 78666

• Rents YoY: 2.0%
• Active inventory: 1421
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,059 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-101

Break-even live

Break-even rent $2,187

Max offer price $235,367

Occupancy floor 100%

Sensitivity live

Price	-10% $72	-5% $-15	+0% $-101	+5% $-188	+10% $-274
Rent	-10% $-264	-5% $-182	+0% $-101	+5% $-20	+10% $62
Rate	-1.0pp $25	-0.5pp $-38	base $-101	+0.5pp $-166	+1.0pp $-232

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: $62,500
• Closing costs: $7,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Navidad River Dr San Marcos, TX	4.0	2.0	2162	$2,100	$0.97	35d	1	0.22mi

Listing history 48 events

1. 2026-06-18
   days on market $249,999 Active 139 DOM
2. 2026-06-17
   pricedays on marketlisting id $249,999 Active 138 DOM
3. 2026-06-17
   days on market $264,999 Active 118 DOM
4. 2026-06-16
   days on market $264,999 Active 117 DOM
5. 2026-06-15
   days on market $264,999 Active 116 DOM
6. 2026-06-13
   days on market $264,999 Active 114 DOM
7. 2026-06-09
   days on market $264,999 Active 110 DOM
8. 2026-06-08
   days on market $264,999 Active 109 DOM
9. 2026-06-07
   days on market $264,999 Active 108 DOM
10. 2026-06-05
    days on market $264,999 Active 105 DOM
11. 2026-06-03
    days on market $264,999 Active 104 DOM
12. 2026-06-02
    days on market $264,999 Active 103 DOM
13. 2026-06-01
    days on market $264,999 Active 102 DOM
14. 2026-05-31
    days on market $264,999 Active 101 DOM
15. 2026-05-06
    price $264,999 411-char remark

    Show marketing remark (619 chars)

    The Mantle - This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner’s suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room. Photos are for illustrative purposes only. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

16. 2026-05-06
    price $266,999 411-char remark

    Show marketing remark (619 chars)

    The Mantle - This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner’s suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room. Photos are for illustrative purposes only. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

17. 2026-05-06
    price $264,999 411-char remark

    Show marketing remark (619 chars)

    The Mantle - This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner’s suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room. Photos are for illustrative purposes only. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

18. 2026-05-06
    price $264,999 619-char remark

    Show marketing remark (619 chars)

    The Mantle - This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner’s suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room. Photos are for illustrative purposes only. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

19. 2026-05-01
    price $266,999 411-char remark

    Show marketing remark (619 chars)

    The Mantle - This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner’s suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room. Photos are for illustrative purposes only. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

20. 2026-05-01
    price $266,999 619-char remark

    Show marketing remark (619 chars)

    The Mantle - This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner’s suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room. Photos are for illustrative purposes only. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

21. 2026-04-27
    status Active 619-char remark

    Show marketing remark (619 chars)

    The Mantle - This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner’s suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room. Photos are for illustrative purposes only. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

22. 2026-04-27
    price $289,999 619-char remark

    Show marketing remark (619 chars)

    The Mantle - This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner’s suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room. Photos are for illustrative purposes only. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

23. 2026-04-25
    status Active 411-char remark

    Show marketing remark (411 chars)

    This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner's suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room.

24. 2026-04-25
    price $289,999 411-char remark

    Show marketing remark (411 chars)

    This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner's suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room.

25. 2026-04-23
    status Pending 619-char remark

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    The Mantle - This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner’s suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room. Photos are for illustrative purposes only. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

26. 2026-04-20
    historical 411-char remark

    Show marketing remark (411 chars)

    This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner's suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room.

27. 2026-04-15
    price $266,990 411-char remark

    Show marketing remark (411 chars)

    This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner's suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room.

28. 2026-04-14
    price $266,990 619-char remark

    Show marketing remark (619 chars)

    The Mantle - This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner’s suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room. Photos are for illustrative purposes only. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

29. 2026-04-07
    price $269,990 411-char remark

    Show marketing remark (411 chars)

    This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner's suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room.

30. 2026-04-06
    price $269,990 619-char remark

    Show marketing remark (619 chars)

    The Mantle - This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner’s suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room. Photos are for illustrative purposes only. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

31. 2026-04-01
    price $272,990 411-char remark

    Show marketing remark (411 chars)

    This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner's suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room.

32. 2026-03-31
    price $272,990 619-char remark

    Show marketing remark (619 chars)

    The Mantle - This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner’s suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room. Photos are for illustrative purposes only. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

33. 2026-03-28
    price $275,990 411-char remark

    Show marketing remark (411 chars)

    This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner's suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room.

34. 2026-03-27
    price $275,990 619-char remark

    Show marketing remark (619 chars)

    The Mantle - This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner’s suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room. Photos are for illustrative purposes only. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

35. 2026-03-22
    price $291,990 411-char remark

    Show marketing remark (411 chars)

    This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner's suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room.

36. 2026-03-22
    status Active 411-char remark

    Show marketing remark (411 chars)

    This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner's suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room.

37. 2026-03-19
    status Active 619-char remark

    Show marketing remark (619 chars)

    The Mantle - This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner’s suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room. Photos are for illustrative purposes only. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

38. 2026-02-12
    historical 411-char remark

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    This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner's suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room.

39. 2026-02-10
    status Pending 619-char remark

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    The Mantle - This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner’s suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room. Photos are for illustrative purposes only. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

40. 2026-02-06
    price $273,990 619-char remark

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    The Mantle - This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner’s suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room. Photos are for illustrative purposes only. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

41. 2026-02-06
    price $291,990 619-char remark

    Show marketing remark (619 chars)

    The Mantle - This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner’s suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room. Photos are for illustrative purposes only. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

42. 2026-01-30
    price $275,990 619-char remark

    Show marketing remark (619 chars)

    The Mantle - This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner’s suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room. Photos are for illustrative purposes only. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

43. 2026-01-23
    price $279,990 619-char remark

    Show marketing remark (619 chars)

    The Mantle - This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner’s suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room. Photos are for illustrative purposes only. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

44. 2026-01-09
    listed $281,990 Active 619-char remark

    Show marketing remark (619 chars)

    The Mantle - This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner’s suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room. Photos are for illustrative purposes only. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

45. 2026-01-06
    price $281,990 411-char remark

    Show marketing remark (411 chars)

    This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner's suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room.

46. 2026-01-02
    price $291,990 411-char remark

    Show marketing remark (411 chars)

    This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner's suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room.

47. 2025-12-19
    price $296,990 411-char remark

    Show marketing remark (411 chars)

    This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner's suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room.

48. 2025-12-18
    listed $321,990 Active 411-char remark

    Show marketing remark (411 chars)

    This new two-story home features a secluded bedroom off the foyer, just steps from a full bathroom, and a nearby open-concept layout encourages simple transitions and multitasking between the kitchen, living and dining areas. On the second floor, the luxe owner's suite sweeps across the back of the home, complete with a full bathroom and walk-in closet, near two additional bedrooms and a versatile game room.

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 18 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: $24,707
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − Depreciation: −$7,273
• Taxable loss: −$5,522
• Est. tax savings @ 24.0%: +$1,325
• After-tax cash flow: $112/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

Excellent 95/100 None rehab

This new two-story home is move-in ready with excellent condition and modern features. It offers a great opportunity for investors looking to capitalize on its prime location and high-end finishes.

Value-add opportunities

• Resale Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑
• Both Add smart home features — Improves convenience and adds modern amenities ↑
• Both Install smart thermostat — Saves energy and adds modern amenities ↑

F Composite school gradezoned avg 21/100

Zoned Schools

Elementary Dezavala El F TX #3,739/4,322 Nat'l #34,564/41,679 Middle Goodnight Middle F TX #1,536/1,662 Nat'l #12,406/14,009 High San Marcos H S F TX #1,157/1,632 Nat'l #11,681/17,239

Schools (NCES district)

• District: San Marcos CISD
• NCES district ID: 4838970
• Math proficiency: 18% ▼ -16.00%
• Reading proficiency: 31% ▼ -8.00%
• Median HH income: $34,538
• Composite: 20.11/100
• National rank: #8644
• State rank: #731 of 826 in TX

A Composite livability gradescore 81/100

Livability — San Marcos

• Score: 81/100
• State rank: #30
• US rank: #1601

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Marcos, TX
• County: Hays County · 196,854 people
• City population: 88,583
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 88,583
• Household income: $54,737
• Rent vs Own: 61.9% rent · 38.1% own
• Severe rent burden: 15% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 45% Hispanic / Latino 44% Two or more races 20% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 73% English-only · Spanish 24% Other Indo-European 1%

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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: ▼ -108.27%
• Current HPI: 187.6679
• Rent YoY: ▲ 1.98%
• 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

-17.7% since first listed

34 events — show timeline

• 2026-05-06 Price Changed $264,999 Zillow
• 2026-05-06 Price Changed $266,999 Zillow
• 2026-05-06 Price Changed $264,999 Zillow
• 2026-05-06 Price Changed $264,999 Unlock MLS
• 2026-05-01 Price Changed $266,999 Zillow
• 2026-05-01 Price Changed $266,999 Unlock MLS
• 2026-04-27 Relisted — Unlock MLS
• 2026-04-27 Price Changed $289,999 Unlock MLS
• 2026-04-25 Price Changed $289,999 Zillow
• 2026-04-25 Relisted — Zillow
• 2026-04-23 Pending — Unlock MLS
• 2026-04-20 Delisted — Zillow
• 2026-04-15 Price Changed $266,990 Zillow
• 2026-04-14 Price Changed $266,990 Unlock MLS
• 2026-04-07 Price Changed $269,990 Zillow
• 2026-04-06 Price Changed $269,990 Unlock MLS
• 2026-04-01 Price Changed $272,990 Zillow
• 2026-03-31 Price Changed $272,990 Unlock MLS
• 2026-03-28 Price Changed $275,990 Zillow
• 2026-03-27 Price Changed $275,990 Unlock MLS
• 2026-03-22 Relisted — Zillow
• 2026-03-22 Price Changed $291,990 Zillow
• 2026-03-19 Relisted — Unlock MLS
• 2026-02-12 Delisted — Zillow
• 2026-02-10 Pending — Unlock MLS
• 2026-02-06 Price Changed $273,990 Unlock MLS
• 2026-02-06 Price Changed $291,990 Unlock MLS
• 2026-01-30 Price Changed $275,990 Unlock MLS
• 2026-01-23 Price Changed $279,990 Unlock MLS
• 2026-01-09 Listed $281,990 Unlock MLS
• 2026-01-06 Price Changed $281,990 Zillow
• 2026-01-02 Price Changed $291,990 Zillow
• 2025-12-19 Price Changed $296,990 Zillow
• 2025-12-18 Listed $321,990 Zillow