The Gaven Plan · Elgin, TX 78621

$309,990

4 bd · 2.0 ba · 1,778 sqft · SingleFamily · 56 Days on market

↓ 3% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.4/30.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +1.5/10.0
• DSCR +0.7/10.0

Listing remarks MLS

The Gaven is one of our versatile one-story floorplans featured in our Briarwood community in Elgin, Texas. With 4 bedrooms and 2 bathrooms across a thoughtfully designed layout, this home offers the perfect balance of shared social spaces and private retreats. As you step inside from the front porch, you are greeted by a wide foyer that immediately gives the home an airy, expansive feel. To your left, three spacious secondary bedrooms are tucked away with easy access to a full bathroom, offering a dedicated wing for children, guests, or even a specialized hobby room. The heart of the Gaven is its massive open-concept living area, where the kitchen, dining, and living rooms flow together effortlessly. The kitchen is designed for the modern chef, featuring a large island that doubles as a breakfast bar and a generous walk-in pantry for plenty of storage. Whether you're hosting a dinner party or enjoying a quiet night in, the seamless transition to the living room ensures you're always part of the conversation. Privately situated at the very back of the home, the primary suite serves as your own personal sanctuary. The attached bathroom is designed for convenience and luxury, featuring a double vanity and an expansive walk-in closet. Just outside the main living area, the covered patio provides a shaded outdoor space perfect for morning coffee or evening sunsets in your private backyard. Rounding out the home's functional design is a dedicated utility room and a two-car gar

Key facts

• One story floorplans
• Private backyard
• Covered patio

Tags

• ONE STORY FLOORPLANS
• WIDE FOYER
• LARGE ISLAND
• WALK IN PANTRY
• COVERED PATIO
• PRIVATE BACKYARD

🏗️ New construction. The $309,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $325,845.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-572 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (21.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (31.4% below list).
• Recommended offer: $213k (31.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#167 in TX, #4,404 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Elgin ISD (rural): math 17% / reading 26% proficiency, ranked #741 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 807 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k appreciation (10.0% local appreciation)).
• Travis County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

Recommended offer $212,667 (31.4% 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 56 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.65% ✗
• Cap rate: 4.19%
• Cash-on-cash: -7.52%
• DSCR: 0.67
• GRM: 12.8

CMA / ARV

• ARV (median comp): $325,845
• List price: $309,990
• Delta: -4.87%
• 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
13701 Scarlett Song Dr	0.12mi	3/2.0 (-1)	1,721 (-3%)	1mo	$299,999	$174	84
13817 Tucker Hedge Pass	0.13mi	3/2.0 (-1)	1,732 (-3%)	3mo	$326,700	$189	82
25641 Flora Bella Ln	0.06mi	3/2.0 (-1)	1,680 (-6%)	2mo	$299,999	$179	82
13601 Hamilton Hart Dr	0.17mi	3/2.0 (-1)	1,840 (+4%)	1mo	$329,890	$179	81
25632 Wheat Seed Ln	0.17mi	3/2.0 (-1)	1,680 (-6%)	0mo	$299,999	$179	78
13709 Tucker Hedge Pass	0.06mi	4/2.0	1,974 (+11%)	3mo	$324,990	$165	77
107 Jefferson Cv	0.29mi	3/2.0 (-1)	1,685 (-5%)	4mo	$259,900	$154	70
18309 Rock Sage Cv	0.68mi	4/2.0	1,766 (-1%)	2mo	$279,900	$158	66
13708 Sierra Wind Ln	0.68mi	3/2.5 (-1)	1,833 (+3%)	1mo	$254,999	$139	56
13609 Barn Chime St	0.67mi	3/2.0 (-1)	1,650 (-7%)	4mo	$299,990	$182	49
13605 Barn Chime St	0.67mi	3/2.0 (-1)	1,610 (-9%)	2mo	$289,990	$180	46
18501 Quiet Range Dr	0.74mi	3/2.0 (-1)	1,520 (-14%)	4mo	$235,000	$155	33

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

Projected returns pro-forma

10.0% appreciation · 3.12% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.55×
• Total profit: $141,336
• Equity at exit: $293,547

10-year hold

• IRR: 17.6%
• Equity multiple: 5.88×
• Total profit: $445,438
• Equity at exit: $633,045

Cash invested: $91,237 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78621

• Home prices YoY: 7.6%
• Rents YoY: 3.1%
• Active inventory: 807
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,127 high
• Mortgage (P&I): −$1,709
• Tax est. 1.5%: −$407 /mo · $4,888/yr
• Insurance: −$136
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-572

Break-even live

Break-even rent $2,850

Max offer price $243,109

Occupancy floor —

Sensitivity live

Price	-10% $-347	-5% $-459	+0% $-572	+5% $-684	+10% $-797
Rent	-10% $-740	-5% $-656	+0% $-572	+5% $-488	+10% $-404
Rate	-1.0pp $-408	-0.5pp $-489	base $-572	+0.5pp $-656	+1.0pp $-742

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: $81,461
• Closing costs: $9,775
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Bandara Woods Blvd Elgin, TX	3.0	2.0	1499	$1,769	$1.18	15d	1	0.17mi
102 Blanco Woods Blvd Elgin, TX	3.0	2.5	2450	$1,800	$0.73	44d	1	0.19mi
401 Bandara Woods Blvd Elgin, TX	3.0	2.0	1665	$1,875	$1.13	44d	1	0.32mi
18436 Weatherby Ln Elgin, TX	4.0	2.5	2095	$2,000	$0.95	5d	1	0.47mi
722 Lavaca Loop Elgin, TX	4.0	2.5	2075	$1,895	$0.91	18d	1	0.54mi
19017 Romano Dr Elgin, TX	4.0	3.0	2473	$2,198	$0.89	5d	1	0.55mi
19405 Bear Grass Dr Elgin, TX	3.0	2.0	1495	$1,760	$1.18	44d	1	0.61mi
18721 Quiet Range Dr Elgin, TX	3.0–5.0	2.0–3.5	1773	$2,452	$1.38	2d	1	0.67mi
11524 Rush Ln Elgin, TX	4.0	3.0	2473	$2,300	$0.93	44d	1	0.71mi
18525 Quiet Range Dr Elgin, TX	4.0	2.0	1794	$1,725	$0.96	18d	1	0.72mi
18505 Quiet Range Dr Unit 18505 Elgin, TX	4.0	2.0	1794	$1,785	$0.99	5d	1	0.72mi
18505 Quiet Range Dr Elgin, TX	4.0	2.0	1794	$1,950	$1.09	24d	1	0.72mi
18612 Allen Welch Dr Elgin, TX	4.0	2.0	1794	$1,885	$1.05	5d	1	0.79mi
18500 Allen Welch Dr Elgin, TX	3.0	2.0	1525	$1,825	$1.20	5d	1	0.81mi
14101 Prospector Way Unit 14101 Elgin, TX	4.0	2.5	2198	$2,099	$0.95	24d	1	0.81mi
14101 Prospector Way Elgin, TX	4.0	2.5	2198	$2,099	$0.95	44d	1	0.81mi
16429 Farmhouse Ln Elgin, TX	5.0	2.5	2542	$2,000	$0.79	3d	1	0.82mi
13501 Sierra Wind Ln Elgin, TX	4.0	2.5	2066	$2,500	$1.21	20d	1	0.82mi
14300 Boomtown Way Elgin, TX	4.0	2.0	1794	$2,050	$1.14	24d	1	0.86mi
19024 Quiet Range Dr Elgin, TX	5.0	2.5	2542	$1,995	$0.78	44d	1	0.86mi
18741 Speculator Ln Elgin, TX	5.0	2.5	2542	$1,980	$0.78	24d	1	0.87mi
14421 Prairie Sod Ln Elgin, TX	3.0	2.0	1525	$1,650	$1.08	2d	1	0.90mi
14141 Prospector Way Elgin, TX	3.0	2.0	1520	$1,650	$1.09	44d	1	0.90mi
107 Tillage Rd Elgin, TX	3.0	2.0	1548	$1,775	$1.15	20d	1	0.92mi
17041 Dusty Boots Ln Elgin, TX	5.0	2.5	2542	$2,370	$0.93	4d	1	0.95mi
419 Gettysburg Loop Elgin, TX	3.0	2.0	1565	$1,850	$1.18	13d	1	0.96mi
18300 Speculator Ln Elgin, TX	4.0	2.0	1794	$1,995	$1.11	24d	1	0.98mi
18224 Speculator Ln Elgin, TX	3.0	2.5	1599	$1,700	$1.06	44d	1	0.98mi
17001 Dusty Boots Ln Elgin, TX	5.0	2.5	2542	$1,945	$0.77	21d	1	1.00mi
234 Heritage Mill Trl Elgin, TX	3.0	2.0	1530	$1,850	$1.21	3d	1	1.02mi
18200 Papuan Cv Elgin, TX	3.0	2.0	1402	$1,900	$1.36	4d	1	1.10mi
14521 Gurneys Eagle Dr Elgin, TX	3.0	2.0	1878	$1,895	$1.01	2d	1	1.11mi
14129 Tordillo Dr Unit NA Elgin, TX	4.0	2.5	1874	$2,595	$1.38	5d	1	1.18mi
14129 Tordillo Dr Elgin, TX	4.0	2.5	1874	$2,675	$1.43	24d	1	1.18mi
116 Honeybee Ln Elgin, TX	3.0	2.5	1782	$2,000	$1.12	4d	1	1.22mi
102 Schuylerville Dr Elgin, TX	3.0	2.0	1479	$1,800	$1.22	44d	1	1.27mi
242 Barley Ln Elgin, TX	3.0	2.5	1782	$2,150	$1.21	2d	1	1.30mi
13804 Knights Branch Dr Elgin, TX	3.0	2.5	1427	$1,900	$1.33	5d	1	1.33mi
13121 Blackeyed Susan Trl Elgin, TX	4.0	2.0	1586	$1,800	$1.13	18d	1	1.35mi
13725 Knights Branch Dr Elgin, TX	4.0	2.5	1800	$2,100	$1.17	24d	1	1.36mi

Listing history 15 events

1. 2026-06-18
   days on market $309,990 Active 56 DOM
2. 2026-06-17
   days on market $309,990 Active 55 DOM
3. 2026-06-16
   days on market $309,990 Active 54 DOM
4. 2026-06-15
   days on market $309,990 Active 53 DOM
5. 2026-06-13
   days on market $309,990 Active 51 DOM
6. 2026-06-09
   days on market $309,990 Active 47 DOM
7. 2026-06-08
   days on market $309,990 Active 46 DOM
8. 2026-06-07
   days on market $309,990 Active 45 DOM
9. 2026-06-04
   days on market $309,990 Active 42 DOM
10. 2026-06-03
    days on market $309,990 Active 41 DOM
11. 2026-06-02
    days on market $309,990 Active 40 DOM
12. 2026-06-01
    days on market $309,990 Active 39 DOM
13. 2026-05-31
    days on market $309,990 Active 38 DOM
14. 2026-05-16
    price $309,990 1496-char remark

    Show marketing remark (1496 chars)

    The Gaven is one of our versatile one-story floorplans featured in our Briarwood community in Elgin, Texas. With 4 bedrooms and 2 bathrooms across a thoughtfully designed layout, this home offers the perfect balance of shared social spaces and private retreats. As you step inside from the front porch, you are greeted by a wide foyer that immediately gives the home an airy, expansive feel. To your left, three spacious secondary bedrooms are tucked away with easy access to a full bathroom, offering a dedicated wing for children, guests, or even a specialized hobby room. The heart of the Gaven is its massive open-concept living area, where the kitchen, dining, and living rooms flow together effortlessly. The kitchen is designed for the modern chef, featuring a large island that doubles as a breakfast bar and a generous walk-in pantry for plenty of storage. Whether you're hosting a dinner party or enjoying a quiet night in, the seamless transition to the living room ensures you're always part of the conversation. Privately situated at the very back of the home, the primary suite serves as your own personal sanctuary. The attached bathroom is designed for convenience and luxury, featuring a double vanity and an expansive walk-in closet. Just outside the main living area, the covered patio provides a shaded outdoor space perfect for morning coffee or evening sunsets in your private backyard. Rounding out the home's functional design is a dedicated utility room and a two-car gar

15. 2026-04-23
    listed $319,990 Active 1496-char remark

    Show marketing remark (1496 chars)

    The Gaven is one of our versatile one-story floorplans featured in our Briarwood community in Elgin, Texas. With 4 bedrooms and 2 bathrooms across a thoughtfully designed layout, this home offers the perfect balance of shared social spaces and private retreats. As you step inside from the front porch, you are greeted by a wide foyer that immediately gives the home an airy, expansive feel. To your left, three spacious secondary bedrooms are tucked away with easy access to a full bathroom, offering a dedicated wing for children, guests, or even a specialized hobby room. The heart of the Gaven is its massive open-concept living area, where the kitchen, dining, and living rooms flow together effortlessly. The kitchen is designed for the modern chef, featuring a large island that doubles as a breakfast bar and a generous walk-in pantry for plenty of storage. Whether you're hosting a dinner party or enjoying a quiet night in, the seamless transition to the living room ensures you're always part of the conversation. Privately situated at the very back of the home, the primary suite serves as your own personal sanctuary. The attached bathroom is designed for convenience and luxury, featuring a double vanity and an expansive walk-in closet. Just outside the main living area, the covered patio provides a shaded outdoor space perfect for morning coffee or evening sunsets in your private backyard. Rounding out the home's functional design is a dedicated utility room and a two-car gar

ⓘ 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: $25,520
• − Mortgage interest: −$18,252
• − Property taxes: −$4,888
• − Insurance: −$1,629
• − Repairs & maintenance: −$2,042
• − Management: −$2,042
• − Depreciation: −$9,479
• Taxable loss: −$12,812
• Est. tax savings @ 24.0%: +$3,075
• After-tax cash flow: $-3,786/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.

Schools (NCES district)

• District: Elgin ISD
• NCES district ID: 4818360
• Math proficiency: 17% ▼ -9.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $55,176
• Composite: 19.62/100
• National rank: #8749
• State rank: #741 of 826 in TX

Livability — Elgin

• Score: 74/100
• State rank: #167
• US rank: #4404

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elgin, TX
• County: Bastrop County · 68,601 people
• City population: 27,860
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 30,411
• Household income: $98,534
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 235.0

Population outlook (Travis County) Hauer SSP2

• Today (2025): 1,545,133 people
• By 2030: 1,729,269 · +11.9%
• By 2040: 2,097,596 · +35.8%
• By 2050: 2,463,890 · +59.5%
• By 2075: 3,249,374 · +110.3%
• By 2100: 3,801,868 · +146.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 46% White 38% Two or more races 19% Black 11% Native American 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Slovak 2% Italian 2% Romanian 1%
• Foreign-born: 17% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 36%

Political lean MEDSL · Travis

• 2024 margin: Solid D (+39.3) · D 68.8% · R 29.4% · Other 1.8%
• 2008→2024 swing: +9.9pp toward D · 2008: 29.4pp · 2024: 39.3pp
• All cycles: 2024: D+39.3 2020: D+45.0 2016: D+38.9 2012: D+23.9 2008: D+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 29.47%
• Current HPI: 416.87
• Rent YoY: ▲ 3.12%
• 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
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-3.1% since first listed

2 events — show timeline

• 2026-05-16 Price Changed $309,990 Zillow
• 2026-04-23 Listed $319,990 Zillow