316 Insider Loop · Elgin, TX 78621

$315,000

5 bd · 2.5 ba · 2,103 sqft · SingleFamily public records · 172 Days on market

Built 2020 6,316 sqft lot $150/sqft · 6% below area Est $335k · 6% under $17/mo HOA · 1% of rent

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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).

• ARV discount +10.2/15.0
• Appreciation +10.0/10.0
• Cash flow +6.3/30.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• DSCR +0.6/10.0

Listing remarks MLS

LOOKING FOR INVESTORS: THERE IS A CURRENT 2 YEAR LEASE ON THE PROPERTY. 48 HOUR NOTICE FOR SHOWINGS. CONTACT AGENT FIRST Welcome to 316 Insider Loop in the desirable Saratoga Farms community! This stunning 5-bedroom, 2.5-bathroom home offers 2,103 square feet of thoughtfully designed living space in the heart of Elgin, just east of Austin. Perfectly positioned on a semi-private loop with no rear neighbors, this property provides exceptional privacy and tranquility. The main floor showcases elegant all-tile flooring throughout, creating a seamless flow from the spacious front entry to the open living areas. The heart of the home features a modern kitchen equipped with stainless steel appliances, including a range, oven, dishwasher, and microwave, all complemented by beautiful granite countertops. The living area includes a ceiling fan for added comfort. The primary suite is conveniently located on the main floor for single-level living convenience, while four additional bedrooms provide flexibility for family, guests, or home office space. Step outside to discover an extended covered patio perfect for outdoor entertaining and relaxation. The fully landscaped yard features fresh sod and an irrigation system for effortless maintenance. The fenced backyard backs to a peaceful greenbelt, enhancing the property's private atmosphere. Modern conveniences include a smart thermostat, solar screens, and solar panels that are negotiable; ask the listing agent for details, offering future energy savings. Located in Elgin's growing community, you'll enjoy easy access to Morris Memorial Park just over a mile away and Elgin High School, approximately 2.8 miles from home. This prime location offers the perfect blend of small-town charm with convenient access to Austin's employment centers and amenities. Don't miss this exceptional opportunity in Saratoga Farms!

Key facts

• No rear neighbors
• All-tile flooring
• Semi-private loop

Tags

• SARATOGA FARMS COMMUNITY
• SEMI-PRIVATE LOOP
• NO REAR NEIGHBORS
• ALL-TILE FLOORING
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-558 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (31.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (21.9% below list).
• Recommended offer: $216k (31.3% below list) — sets the bar for cash-flow.

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: 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.
• Zoned schools: Elgin El (math 8% / reading 17%, grade F, #4,180 of 4,322 statewide, top 97%, 847 students, 84% FRL); Elgin Middle (math 22% / reading 24%, grade F, #1,327 of 1,662 statewide, top 81%, 780 students, 82% FRL); Elgin H S (math 12% / reading 37%, grade F, #1,264 of 1,632 statewide, top 82%, 1,672 students, 74% FRL).
• Market conditions: Rents rising (+3.1%/yr); 814 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,841 units permitted in Bastrop County in 2024 (150 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Bastrop County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago; this cycle's ask is 16479% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,371 (31.3% 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 172 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.78% ✗
• Cap rate: 4.17%
• Cash-on-cash: -7.60%
• DSCR: 0.66
• GRM: 10.7

CMA / ARV

• ARV (median comp): $335,056
• List price: $315,000
• Delta: -5.99%
• 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 Saranac Dr	0.37mi	5/2.5	2,168 (+3%)	2mo	$259,000	$119	76
204 Lake Placid Run	0.34mi	5/2.5	2,196 (+4%)	2mo	$305,000	$139	76
151 Tolo Dr	0.52mi	4/2.5 (-1)	2,075 (-1%)	7mo	$335,900	$162	63
136 Tolo Dr	0.55mi	4/2.5 (-1)	2,025 (-4%)	3mo	$309,990	$153	61
133 Tolo Dr	0.55mi	4/3.0 (-1)	1,990 (-5%)	4mo	$314,435	$158	55
120 Hilltop Dr	0.50mi	4/2.0 (-1)	2,209 (+5%)	8mo	$335,000	$152	55
170 Hornet St	0.66mi	4/3.0 (-1)	1,998 (-5%)	1mo	$316,935	$159	53
1241 Lake Terrace Dr	0.52mi	4/3.0 (-1)	1,980 (-6%)	11mo	$445,000	$225	50
157 Tolo Dr	0.51mi	4/2.5 (-1)	2,299 (+9%)	7mo	$354,900	$154	50
446 Lucky Ave	0.63mi	4/2.5 (-1)	2,299 (+9%)	1mo	$337,490	$147	49
439 Lucky Ave	0.64mi	4/2.5 (-1)	2,299 (+9%)	2mo	$329,490	$143	48
285 Bendecido Loop	0.69mi	4/2.5 (-1)	2,299 (+9%)	13mo	$362,900	$158	37

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: $136,532
• Equity at exit: $283,777

10-year hold

• IRR: 17.6%
• Equity multiple: 5.89×
• Total profit: $431,108
• Equity at exit: $611,976

Cash invested: $88,200 (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: 814
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,461 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$702 /mo · $8,429/yr
• Insurance: −$131
• HOA: −$17
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-558

Break-even live

Break-even rent $3,168

Max offer price $216,371

Occupancy floor —

Sensitivity live

Price	-10% $-380	-5% $-469	+0% $-558	+5% $-647	+10% $-737
Rent	-10% $-753	-5% $-656	+0% $-558	+5% $-461	+10% $-364
Rate	-1.0pp $-400	-0.5pp $-478	base $-558	+0.5pp $-640	+1.0pp $-723

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Jim Dandy Dr Elgin, TX	4.0	2.0	1650	$1,923	$1.17	6d	1	0.17mi
209 Lake Placid Run Elgin, TX	5.0	3.0	2196	$2,200	$1.00	26d	1	0.32mi
813 Central Ave Elgin, TX	4.0	2.0	2025	$2,300	$1.14	6d	1	0.34mi
174 Gullivers Dr Elgin, TX	4.0	2.5	2304	$2,850	$1.24	45d	1	0.83mi
126 Bendecido Loop Elgin, TX	4.0	2.5	2697	$2,250	$0.83	26d	1	0.97mi
722 Lavaca Loop Elgin, TX	4.0	2.5	2075	$1,895	$0.91	19d	1	1.18mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 34 events

1. 2026-06-16
   days on market $315,000 Active 172 DOM
2. 2026-06-15
   days on market $315,000 Active 171 DOM
3. 2026-06-13
   days on market $315,000 Active 169 DOM
4. 2026-06-09
   days on market $315,000 Active 165 DOM
5. 2026-06-08
   days on market $315,000 Active 164 DOM
6. 2026-06-07
   days on market $315,000 Active 163 DOM
7. 2026-06-04
   days on market $315,000 Active 160 DOM
8. 2026-06-03
   days on market $315,000 Active 159 DOM
9. 2026-06-02
   days on market $315,000 Active 158 DOM
10. 2026-06-01
    days on market $315,000 Active 157 DOM
11. 2026-05-31
    days on market $315,000 Active 156 DOM
12. 2026-04-07
    status Active 1877-char remark

    Show marketing remark (1877 chars)

    LOOKING FOR INVESTORS: THERE IS A CURRENT 2 YEAR LEASE ON THE PROPERTY. 48 HOUR NOTICE FOR SHOWINGS. CONTACT AGENT FIRST Welcome to 316 Insider Loop in the desirable Saratoga Farms community! This stunning 5-bedroom, 2.5-bathroom home offers 2,103 square feet of thoughtfully designed living space in the heart of Elgin, just east of Austin. Perfectly positioned on a semi-private loop with no rear neighbors, this property provides exceptional privacy and tranquility. The main floor showcases elegant all-tile flooring throughout, creating a seamless flow from the spacious front entry to the open living areas. The heart of the home features a modern kitchen equipped with stainless steel appliances, including a range, oven, dishwasher, and microwave, all complemented by beautiful granite countertops. The living area includes a ceiling fan for added comfort. The primary suite is conveniently located on the main floor for single-level living convenience, while four additional bedrooms provide flexibility for family, guests, or home office space. Step outside to discover an extended covered patio perfect for outdoor entertaining and relaxation. The fully landscaped yard features fresh sod and an irrigation system for effortless maintenance. The fenced backyard backs to a peaceful greenbelt, enhancing the property's private atmosphere. Modern conveniences include a smart thermostat, solar screens, and solar panels that are negotiable; ask the listing agent for details, offering future energy savings. Located in Elgin's growing community, you'll enjoy easy access to Morris Memorial Park just over a mile away and Elgin High School, approximately 2.8 miles from home. This prime location offers the perfect blend of small-town charm with convenient access to Austin's employment centers and amenities. Don't miss this exceptional opportunity in Saratoga Farms!

13. 2026-04-02
    historical Active Under Contract 1877-char remark

    Show marketing remark (1877 chars)

    LOOKING FOR INVESTORS: THERE IS A CURRENT 2 YEAR LEASE ON THE PROPERTY. 48 HOUR NOTICE FOR SHOWINGS. CONTACT AGENT FIRST Welcome to 316 Insider Loop in the desirable Saratoga Farms community! This stunning 5-bedroom, 2.5-bathroom home offers 2,103 square feet of thoughtfully designed living space in the heart of Elgin, just east of Austin. Perfectly positioned on a semi-private loop with no rear neighbors, this property provides exceptional privacy and tranquility. The main floor showcases elegant all-tile flooring throughout, creating a seamless flow from the spacious front entry to the open living areas. The heart of the home features a modern kitchen equipped with stainless steel appliances, including a range, oven, dishwasher, and microwave, all complemented by beautiful granite countertops. The living area includes a ceiling fan for added comfort. The primary suite is conveniently located on the main floor for single-level living convenience, while four additional bedrooms provide flexibility for family, guests, or home office space. Step outside to discover an extended covered patio perfect for outdoor entertaining and relaxation. The fully landscaped yard features fresh sod and an irrigation system for effortless maintenance. The fenced backyard backs to a peaceful greenbelt, enhancing the property's private atmosphere. Modern conveniences include a smart thermostat, solar screens, and solar panels that are negotiable; ask the listing agent for details, offering future energy savings. Located in Elgin's growing community, you'll enjoy easy access to Morris Memorial Park just over a mile away and Elgin High School, approximately 2.8 miles from home. This prime location offers the perfect blend of small-town charm with convenient access to Austin's employment centers and amenities. Don't miss this exceptional opportunity in Saratoga Farms!

14. 2026-02-05
    historical $1,900
15. 2025-12-27
    listed $1,900
16. 2025-12-26
    listed $315,000 Active 1877-char remark

    Show marketing remark (1877 chars)

    LOOKING FOR INVESTORS: THERE IS A CURRENT 2 YEAR LEASE ON THE PROPERTY. 48 HOUR NOTICE FOR SHOWINGS. CONTACT AGENT FIRST Welcome to 316 Insider Loop in the desirable Saratoga Farms community! This stunning 5-bedroom, 2.5-bathroom home offers 2,103 square feet of thoughtfully designed living space in the heart of Elgin, just east of Austin. Perfectly positioned on a semi-private loop with no rear neighbors, this property provides exceptional privacy and tranquility. The main floor showcases elegant all-tile flooring throughout, creating a seamless flow from the spacious front entry to the open living areas. The heart of the home features a modern kitchen equipped with stainless steel appliances, including a range, oven, dishwasher, and microwave, all complemented by beautiful granite countertops. The living area includes a ceiling fan for added comfort. The primary suite is conveniently located on the main floor for single-level living convenience, while four additional bedrooms provide flexibility for family, guests, or home office space. Step outside to discover an extended covered patio perfect for outdoor entertaining and relaxation. The fully landscaped yard features fresh sod and an irrigation system for effortless maintenance. The fenced backyard backs to a peaceful greenbelt, enhancing the property's private atmosphere. Modern conveniences include a smart thermostat, solar screens, and solar panels that are negotiable; ask the listing agent for details, offering future energy savings. Located in Elgin's growing community, you'll enjoy easy access to Morris Memorial Park just over a mile away and Elgin High School, approximately 2.8 miles from home. This prime location offers the perfect blend of small-town charm with convenient access to Austin's employment centers and amenities. Don't miss this exceptional opportunity in Saratoga Farms!

17. 2025-12-17
    historical $2,000
18. 2025-12-17
    price $2,000
19. 2025-12-04
    listed Active
20. 2025-11-19
    price
21. 2025-11-08
    listed $2,100
22. 2025-10-16
    price
23. 2025-09-17
    price
24. 2025-08-14
    listed Active
25. 2022-07-07
    price
26. 2022-07-02
    price
27. 2022-06-17
    listed Active
28. 2020-12-31
    soldstatus Closed
29. 2020-11-10
    price $289,297
30. 2020-09-09
    price $287,297
31. 2020-08-27
    price $285,297
32. 2020-08-06
    price $276,297
33. 2020-08-01
    price $271,297
34. 2020-07-09
    listed $266,297 Active

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $8,429 · $702/mo
• Projected year-2 tax: $8,429 · $702/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 20 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: $29,532
• − Mortgage interest: −$17,645
• − Property taxes: −$8,429
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,363
• − Management: −$2,363
• − HOA: −$204
• − Depreciation: −$9,164
• Taxable loss: −$12,209
• Est. tax savings @ 24.0%: +$2,930
• After-tax cash flow: $-3,770/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 (Bastrop County) Hauer SSP2

• Today (2025): 94,260 people
• By 2030: 101,355 · +7.5%
• By 2040: 115,578 · +22.6%
• By 2050: 129,464 · +37.3%
• By 2075: 168,068 · +78.3%
• By 2100: 194,857 · +106.7%

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 · Bastrop

• 2024 margin: R (+18.4) · D 40.2% · R 58.6% · Other 1.2%
• 2008→2024 swing: -10.2pp toward R · 2008: -8.2pp · 2024: -18.4pp
• All cycles: 2024: R+18.4 2020: R+13.8 2016: R+20.4 2012: R+17.0 2008: R+8.2

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

-99.3% since first listed

23 events — show timeline

• 2026-04-07 Relisted — Unlock MLS
• 2026-04-02 Contingent — Unlock MLS
• 2026-02-05 Rental Removed $1,900 ACTRIS
• 2025-12-27 Listed for Rent $1,900 ACTRIS
• 2025-12-26 Listed $315,000 Unlock MLS
• 2025-12-17 Rental Removed $2,000 ACTRIS
• 2025-12-17 Price Changed $2,000 ACTRIS
• 2025-12-04 Listed — Unlock MLS
• 2025-11-19 Price Changed — Unlock MLS
• 2025-11-08 Listed for Rent $2,100 ACTRIS
• 2025-10-16 Price Changed — Unlock MLS
• 2025-09-17 Price Changed — Unlock MLS
• 2025-08-14 Listed — Unlock MLS
• 2022-07-07 Price Changed — Unlock MLS
• 2022-07-02 Price Changed — Unlock MLS
• 2022-06-17 Listed — Unlock MLS
• 2020-12-31 Sold (MLS) — Unlock MLS
• 2020-11-10 Price Changed $289,297 Unlock MLS
• 2020-09-09 Price Changed $287,297 Unlock MLS
• 2020-08-27 Price Changed $285,297 Unlock MLS
• 2020-08-06 Price Changed $276,297 Unlock MLS
• 2020-08-01 Price Changed $271,297 Unlock MLS
• 2020-07-09 Listed $266,297 Unlock MLS

Property tax history

+81.1%/yr

Latest (2025): $8,429 · -5.9% YoY. Source: county tax records.