280 Feathers St · Jarrell, TX 76537

$233,220

3 bd · 2.0 ba · 1,242 sqft · SingleFamily · 313 Days on market

Built 2025 Good condition 4,534 sqft lot $188/sqft · 19% below area Est $287k · 19% under $20/mo HOA · 1% of rent ↓ 2% 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).

• ARV discount +15.0/15.0
• Cash flow +6.2/30.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Schools +2.6/10.0
• Rent growth +2.1/5.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This contemporary, single-story home showcases an open floor plan with a spacious living room, which is perfect for entertaining and relaxation. The kitchen boasts flat-panel upper cabinets, Arctic Pearl granite countertops and stylish tile backsplash. The primary bedroom features plush carpeting, a convenient walk-in closet and connecting bath that offers tile flooring, a dual-sink vanity, Silestone® countertops and tub/shower combination. Additional highlights include a smart thermostat, Sherwin-Williams® interior paint and modern Moen® fixtures. Relax outdoors on the covered back patio. See sales counselor for approximate timing required for move-in ready homes.

Key facts

• Open floor plan
• Walk-in closet
• Dual-sink vanity

Tags

• OPEN FLOOR PLAN
• FLAT-PANEL UPPER CABINETS
• TILE BACKSPLASH
• WALK-IN CLOSET
• DUAL-SINK VANITY
• TILE FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $233k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-424 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (32.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (21.5% below list).
• Recommended offer: $158k (32.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 71/100 on livability (#313 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F.
• Jarrell ISD (rural): math 19% / reading 28% proficiency, ranked #713 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jarrell El (math 19% / reading 27%, grade F, #3,277 of 4,322 statewide, top 77%, 785 students, 62% FRL); Jarrell Middle (math 21% / reading 29%, grade F, #1,258 of 1,662 statewide, top 77%, 741 students, 64% FRL); Jarrell H S (math 22% / reading 37%, grade F, #1,112 of 1,632 statewide, top 70%, 868 students, 58% FRL).
• Market conditions: Rents soft (-1.7%/yr); 915 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 7,543 units permitted in Williamson County in 2024 (1,425 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 $7k of value loss. Plan a longer hold.
• Williamson County population projected at +69% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 313 days — a 12% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,354 (32.1% 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 313 days. Have you received any prior offers? Is the seller open to a 32% 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: 0.79% ✗
• Cap rate: 4.11%
• Cash-on-cash: -7.79%
• DSCR: 0.65
• GRM: 10.6

CMA / ARV

• ARV (median comp): $287,033
• List price: $233,220
• Delta: -18.75%
• 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
117 Starpacker Ln	0.48mi	3/2.0	1,273 (+2%)	2mo	$201,999	$159	72
140 Star Packer Ln	0.52mi	3/2.0	1,273 (+2%)	0mo	$201,999	$159	71
229 Brannigan Dr	0.39mi	3/2.0	1,402 (+13%)	0mo	$236,990	$169	60
525 Old Western Pass	0.49mi	3/2.0	1,412 (+14%)	0mo	$230,190	$163	54
132 Star Packer Ln	0.51mi	3/2.0	1,409 (+13%)	0mo	$211,499	$150	54
124 Star Packer Ln	0.49mi	3/2.0	1,418 (+14%)	2mo	$209,999	$148	52
129 Starpacker Ln	0.50mi	3/2.0	1,418 (+14%)	2mo	$218,999	$154	51
137 Starpacker Ln	0.52mi	3/2.0	1,418 (+14%)	2mo	$209,999	$148	51
141 Starpacker Ln	0.52mi	3/2.0	1,418 (+14%)	2mo	$204,999	$145	50
149 Starpacker Ln	0.54mi	3/2.0	1,418 (+14%)	2mo	$204,999	$145	50
153 Starpacker Ln	0.55mi	3/2.0	1,418 (+14%)	2mo	$209,999	$148	49
360 Brannigan Dr	0.56mi	3/2.0	1,409 (+13%)	3mo	$216,999	$154	49

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: -33.9%
• Equity multiple: -0.07×
• Total profit: $-69,965
• Equity at exit: $34,774

10-year hold

• IRR: -70.3%
• Equity multiple: -0.77×
• Total profit: $-115,669
• Equity at exit: $20,165

Cash invested: $65,302 (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: 61 active · 29 under contract
• Months of supply: 11.8 mo (8%/mo absorbed)
• Median asking: $234,560 ($170/sqft)
• Median days on market: 86 d
• This list price: 44% of active listings are priced below it
• ARV vs active asking: +36.0% above current asking $/sqft

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

ZIP-level market 76537

• Home prices YoY: -14.4%
• Rents YoY: -1.7%
• Active inventory: 915
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$1,223
• Tax from tax record: −$531 /mo · $6,369/yr
• Insurance: −$97
• HOA: −$20
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-424

Break-even live

Break-even rent $2,368

Max offer price $158,354

Occupancy floor —

Sensitivity live

Price	-10% $-292	-5% $-358	+0% $-424	+5% $-490	+10% $-556
Rent	-10% $-569	-5% $-496	+0% $-424	+5% $-351	+10% $-279
Rate	-1.0pp $-306	-0.5pp $-364	base $-424	+0.5pp $-484	+1.0pp $-546

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: $58,305
• Closing costs: $6,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Paradise Canyon Dr Jarrell, TX	3.0	2.0	1305	$2,095	$1.61	31d	1	0.31mi
221 Barbary Coast Ln Jarrell, TX	3.0	2.0	1450	$1,650	$1.14	9d	1	0.33mi
105 McLintock Rd Jarrell, TX	3.0–5.0	2.0–3.5	1773	$2,055	$1.16	9d	1	0.42mi
216 The Duke Dr Jarrell, TX	3.0	2.0	1413	$1,700	$1.20	30d	1	0.46mi
113 Star Pass Jarrell, TX	3.0	2.0	1417	$1,500	$1.06	32d	1	0.47mi
104 Fighting Seabees Run Unit NA Jarrell, TX	2.0	1.0	900	$1,500	$1.67	51d	1	0.50mi
137 Star Pass Jarrell, TX	4.0	2.0	1418	$1,700	$1.20	9d	1	0.52mi
149 Star Pass Jarrell, TX	3.0	2.0	1418	$1,700	$1.20	9d	1	0.54mi
153 Star Pass Jarrell, TX	3.0	2.0	1418	$1,700	$1.20	16d	1	0.55mi
107 Wild Wind Cv Jarrell, TX	3.0	2.0	1214	$1,700	$1.40	93d	1	0.55mi
360 Brannigan Dr Jarrell, TX	3.0	2.0	1409	$1,700	$1.21	46d	1	0.57mi
252 Wild Wind Trl Jarrell, TX	3.0	2.0	1243	$1,650	$1.33	67d	1	0.57mi
112 Ragnar Jarrell, TX	3.0	2.0	1251	$1,495	$1.20	68d	1	0.66mi
112 Ragnar Jarrell, TX	3.0	2.0	1251	$1,495	$1.20	65d	1	0.66mi
154 Hammond Jarrell, TX	3.0	2.0	1500	$1,799	$1.20	41d	1	0.66mi
167 McNamara Ct Jarrell, TX	3.0	2.0	1263	$1,795	$1.42	18d	1	0.92mi
508 Wyatt Way Jarrell, TX	3.0	2.0	1500	$1,800	$1.20	93d	1	1.08mi
600 Shimek St Unit 19A Jarrell, TX	3.0	2.0	1357	$1,650	$1.22	67d	1	1.41mi
149 Vulcan Dr Jarrell, TX	3.0	2.0	1450	$1,799	$1.24	73d	1	1.50mi
117 Galaxy Way Jarrell, TX	3.0	2.0	1276	$1,600	$1.25	41d	1	1.50mi

Listing history 50 events

1. 2026-08-08
   days on market $233,220 Active 313 DOM
2. 2026-08-06
   days on market $233,220 Active 311 DOM
3. 2026-08-05
   days on market $233,220 Active 310 DOM
4. 2026-08-04
   days on market $233,220 Active 309 DOM
5. 2026-08-03
   days on market $233,220 Active 308 DOM
6. 2026-07-31
   days on market $233,220 Active 305 DOM
7. 2026-07-30
   days on market $233,220 Active 304 DOM
8. 2026-07-30
   days on market $233,220 Active 303 DOM
9. 2026-07-28
   days on market $233,220 Active 302 DOM
10. 2026-07-26
    pricedays on market $233,220 Active 300 DOM
11. 2026-07-24
    days on market $234,220 Active 298 DOM
12. 2026-07-23
    days on market $234,220 Active 297 DOM
13. 2026-07-22
    days on market $234,220 Active 296 DOM
14. 2026-07-21
    days on market $234,220 Active 295 DOM
15. 2026-07-20
    days on market $234,220 Active 294 DOM
16. 2026-07-18
    days on market $234,220 Active 292 DOM
17. 2026-07-18
    days on market $234,220 Active 291 DOM
18. 2026-07-16
    days on market $234,220 Active 290 DOM
19. 2026-07-15
    days on market $234,220 Active 289 DOM
20. 2026-07-14
    pricedays on market $234,220 Active 288 DOM
21. 2026-07-13
    days on market $235,315 Active 287 DOM
22. 2026-07-13
    days on market $235,315 Active 286 DOM
23. 2026-07-11
    days on market $235,315 Active 285 DOM
24. 2026-07-10
    days on market $235,315 Active 284 DOM
25. 2026-07-09
    days on market $235,315 Active 283 DOM
26. 2026-07-07
    days on market $235,315 Active 281 DOM
27. 2026-07-06
    days on market $235,315 Active 280 DOM
28. 2026-07-05
    days on market $235,315 Active 279 DOM
29. 2026-07-03
    days on market $235,315 Active 277 DOM
30. 2026-07-02
    days on market $235,315 Active 276 DOM
31. 2026-07-01
    days on market $235,315 Active 275 DOM
32. 2026-06-30
    days on market $235,315 Active 274 DOM
33. 2026-06-29
    days on market $235,315 Active 273 DOM
34. 2026-06-28
    days on market $235,315 Active 272 DOM
35. 2026-06-27
    days on market $235,315 Active 271 DOM
36. 2026-06-26
    days on market $235,315 Active 270 DOM
37. 2026-06-24
    days on market $235,315 Active 268 DOM
38. 2026-06-22
    days on market $235,315 Active 266 DOM
39. 2026-06-21
    days on market $235,315 Active 265 DOM
40. 2026-06-18
    days on market $235,315 Active 262 DOM
41. 2026-06-17
    days on market $235,315 Active 261 DOM
42. 2026-06-16
    days on market $235,315 Active 260 DOM
43. 2026-06-15
    days on market $235,315 Active 259 DOM
44. 2026-06-13
    days on market $235,315 Active 257 DOM
45. 2026-06-09
    days on market $235,315 Active 253 DOM
46. 2026-06-08
    days on market $235,315 Active 252 DOM
47. 2026-06-07
    days on market $235,315 Active 251 DOM
48. 2026-06-04
    days on market $235,315 Active 248 DOM
49. 2026-06-03
    days on market $235,315 Active 247 DOM
50. 2026-06-02
    days on market $235,315 Active 246 DOM

ⓘ 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: $6,369 · $531/mo
• Projected year-2 tax: $6,369 · $531/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 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,983
• − Mortgage interest: −$13,064
• − Property taxes: −$6,369
• − Insurance: −$1,166
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − HOA: −$240
• − Depreciation: −$6,785
• Taxable loss: −$9,159
• Est. tax savings @ 24.0%: +$2,198
• After-tax cash flow: $-2,888/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

Good 80/100 None rehab

This contemporary single-story home is in good condition with an open floor plan and modern finishes. It has the potential to be a move-in-ready property with minor updates to the exterior and interior.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — Well-maintained landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Upgrading the kitchen backsplash — A more modern backsplash can increase the home's appeal to potential buyers. ↑
• Resale Upgrading the bathroom fixtures — Modern fixtures can enhance the bathroom's appeal and increase its resale value. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort for potential buyers/tenants. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve energy efficiency and comfort for potential buyers/tenants. ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Jarrell El F TX #3,277/4,322 Nat'l #31,702/41,679 Middle Jarrell Middle F TX #1,258/1,662 Nat'l #10,338/14,009 High Jarrell H S F TX #1,112/1,632 Nat'l #11,215/17,239

Schools (NCES district)

• District: Jarrell ISD
• NCES district ID: 4824600
• Math proficiency: 19% ▼ -18.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $57,132
• Composite: 21.47/100
• National rank: #8335
• State rank: #713 of 826 in TX

B Composite livability gradescore 71/100

Livability — Jarrell

• Score: 71/100
• State rank: #313
• US rank: #7020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Williamson County · 699,027 people
• City population: 16,272
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 16,272
• Household income: $98,199
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 6% of renters

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Population outlook (Williamson County) Hauer SSP2

• Today (2025): 699,027 people
• By 2030: 795,537 · +13.8%
• By 2040: 990,683 · +41.7%
• By 2050: 1,184,292 · +69.4%
• By 2075: 1,623,825 · +132.3%
• By 2100: 1,924,153 · +175.3%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 48% Hispanic / Latino 36% Two or more races 14% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 30% Puerto Rican 5%
• Common ancestry: Romanian 3% Italian 2% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 69% English-only · Spanish 26% Chinese 2% French/Haitian/Cajun 1%

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Political lean MEDSL · Williamson

• 2024 margin: Toss-up / Even · D 48.0% · R 50.4% · Other 1.6%
• 2008→2024 swing: +10.6pp toward D · 2008: -13.0pp · 2024: -2.5pp
• All cycles: 2024: R+2.5 2020: D+1.4 2016: R+9.9 2012: R+21.5 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.03%
• Current HPI: 184.8935
• Rent YoY: ▼ -1.73%
• 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

-1.6% since first listed

20 events — show timeline

• 2026-05-20 Price Changed $235,315 Zillow
• 2026-05-19 Price Changed $235,315 Unlock MLS
• 2026-04-04 Relisted — Zillow
• 2026-04-03 Relisted — Unlock MLS
• 2026-03-31 Delisted — Zillow
• 2026-03-30 Pending — Unlock MLS
• 2026-01-06 Price Changed $238,020 Zillow
• 2026-01-06 Price Changed $238,020 Unlock MLS
• 2025-11-22 Relisted — Zillow
• 2025-11-22 Delisted — Zillow
• 2025-11-21 Relisted — Zillow
• 2025-11-21 Price Changed $243,020 Zillow
• 2025-11-21 Relisted — Unlock MLS
• 2025-11-11 Delisted — Zillow
• 2025-11-10 Pending — Unlock MLS
• 2025-11-09 Price Changed $243,020 Unlock MLS
• 2025-09-30 Relisted — Unlock MLS
• 2025-09-26 Pending — Unlock MLS
• 2025-09-10 Listed $239,020 Unlock MLS
• 2025-09-09 Listed $239,020 Zillow

Property tax history

+93.5%/yr

Latest (2026): $6,369 · +272.5% YoY. Source: county tax records.