308 Geode Gln · San Marcos, TX 78656

$236,000

3 bd · 2.0 ba · 1,290 sqft · SingleFamily public records · 125 Days on market

Built 2021 4,469 sqft lot $183/sqft · 9% below area Est $260k · 9% under $45/mo HOA · 3% of rent ↓ 9% 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 +11.7/15.0
• Cash flow +7.3/30.0
• Appreciation +4.5/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Rent growth +1.2/5.0

Listing remarks MLS

Structure your highest and BEST: Mega Price Improvement on this stunner. 2.75 % Assumable rate on this BEAUTY! This quaint one-level home offers comfort, style, and an open layout perfect for easy living. Enjoy LVP flooring throughout the main living areas and cozy carpet in the bedrooms. The kitchen shines with rich dark-stained cabinets, a pantry, and a breakfast bar ideal for casual dining. The spacious primary suite features a private ensuite bath with a shower and a generous closet. Outside, the fenced backyard provides a great space to relax or entertain. Residents also enjoy HOA amenities including a community pool, playground, and outdoor gathering spaces. Schedule your tour today and discover all this charming home has to offer! Discounted rate options and no lender fee future refinancing may be available for qualified buyers of this home.

Key facts

• Community pool
• Lvp flooring
• Fenced backyard

Tags

• LVP FLOORING
• DARK-STAINED CABINETS
• BREAKFAST BAR
• FENCED BACKYARD
• COMMUNITY POOL
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $-310 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (23.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (24.3% below list).
• Recommended offer: $179k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.1% 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+, schools F, employment F.
• Hays CISD (rural): math 35% / reading 41% proficiency, ranked #390 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-5.4%/yr); 307 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,270 units permitted in Hays County in 2024 (1,464 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hays County population projected at +93% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($208k) is reasonable based on typical stale-listing flexibility.

Recommended offer $178,680 (24.3% 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 125 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.76% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.62%
• DSCR: 0.75
• GRM: 11.0

CMA / ARV

• ARV (median comp): $260,348
• List price: $236,000
• Delta: -9.35%
• 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
433 Low Pasture Trl	0.26mi	3/2.0	1,280 (-1%)	1mo	$268,990	$210	85
606 Aplite Pass	0.35mi	3/2.0	1,305 (+1%)	4mo	$225,000	$172	78
338 Low Pasture Trl	0.25mi	3/2.0	1,211 (-6%)	7mo	$312,900	$258	72
125 Gabbro Gdns	0.17mi	3/2.0	1,450 (+12%)	1mo	$217,000	$150	71
426 Aplite Pass	0.30mi	3/2.0	1,211 (-6%)	7mo	$316,900	$262	70
339 Low Pasture Trl	0.23mi	3/2.0	1,156 (-10%)	3mo	$258,990	$224	69
130 Soapstone Pass	0.11mi	3/2.5	1,450 (+12%)	5mo	$170,000	$117	68
130 Soapstone Pass	0.11mi	3/2.5	1,450 (+12%)	5mo	$179,900	$124	68
468 Low Pasture Trl	0.29mi	3/2.0	1,156 (-10%)	2mo	$258,990	$224	67
127 Tempest Trl	0.71mi	3/2.0	1,230 (-5%)	1mo	$238,310	$194	58
273 Estallo Way	0.70mi	3/2.0	1,230 (-5%)	2mo	$242,110	$197	58
219 Estallo Way	0.74mi	3/2.0	1,230 (-5%)	7mo	$238,780	$194	52

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

Projected returns pro-forma

-1.02% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.35×
• Total profit: $-42,910
• Equity at exit: $56,688

10-year hold

• IRR: -11.8%
• Equity multiple: 0.04×
• Total profit: $-63,712
• Equity at exit: $59,288

Cash invested: $66,080 (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 78656

• Home prices YoY: -0.5%
• Rents YoY: -5.4%
• Active inventory: 307
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,787 high
• Mortgage (P&I): −$1,238
• Tax from tax record: −$340 /mo · $4,084/yr
• Insurance: −$98
• HOA: −$45
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-310

Break-even live

Break-even rent $2,179

Max offer price $181,294

Occupancy floor —

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: $59,000
• Closing costs: $7,080
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Geode Gln Maxwell, TX	4.0	2.5	1712	$1,795	$1.05	43d	1	0.03mi
230 Gabbro Gdns Maxwell, TX	3.0	2.0	1440	$1,500	$1.04	17d	1	0.05mi
192 Gabbro Gdns Maxwell, TX	4.0	2.5	1610	$1,699	$1.06	43d	1	0.07mi
312 Soapstone Pass Maxwell, TX	3.0	2.0	1450	$1,600	$1.10	43d	1	0.10mi
328 Mica Trl Maxwell, TX	4.0	2.0	1627	$1,595	$0.98	43d	1	0.11mi
283 Soapstone Pass Maxwell, TX	3.0	2.0	1440	$1,609	$1.12	16d	1	0.11mi
147 Gabbro Gdns Maxwell, TX	3.0	2.0	1450	$1,441	$0.99	43d	1	0.12mi
427 Gabbro Gdns Maxwell, TX	3.0	2.0	1402	$1,550	$1.11	43d	1	0.19mi
566 Gabbro Gdns Maxwell, TX	4.0	2.5	1837	$1,850	$1.01	16d	1	0.21mi
296 Agate Cliff Dr Maxwell, TX	3.0	2.0	1421	$1,695	$1.19	11d	1	0.22mi
543 Gabbro Gdns Maxwell, TX	4.0	2.0	1627	$1,695	$1.04	22d	1	0.23mi
275 Aplite Pass Maxwell, TX	2.0–5.0	2.0–3.5	1733	$2,160	$1.25	1d	1	0.28mi
351 Cobb Branch Dr Maxwell, TX	3.0–4.0	2.0–3.0	1616	$1,780	$1.10	1d	4	0.36mi
214 Kyanite Dr Maxwell, TX	4.0	2.5	1535	$1,650	$1.07	43d	1	0.42mi
171 Haywood Mnr Maxwell, TX	3.0	2.0	1533	$1,850	$1.21	4d	1	0.72mi
124 Hidden Branch Cv Maxwell, TX	3.0	2.5	1698	$1,845	$1.09	4d	1	0.79mi
274 Jade St Maxwell, TX	4.0	2.0	1468	$1,795	$1.22	43d	1	0.81mi
146 White Dunes Dr Maxwell, TX	3.0	2.5	1698	$1,850	$1.09	12d	1	0.82mi
146 White Dunes Dr Maxwell, TX	3.0	2.0	1698	$1,850	$1.09	43d	1	0.82mi
251 Tempest Trl Maxwell, TX	3.0	2.0	1553	$1,650	$1.06	17d	1	0.83mi
108 White Dunes Dr Maxwell, TX	3.0	2.0	1514	$1,800	$1.19	4d	1	0.85mi
108 White Dunes Dr Maxwell, TX	3.0	2.0	1514	$1,800	$1.19	17d	1	0.85mi
108 White Dunes Dr Maxwell, TX	3.0	2.0	1514	$1,800	$1.19	24d	1	0.85mi
293 Tempest Trl Maxwell, TX	3.0	2.5	1698	$1,825	$1.07	4d	1	0.87mi
211 Living Reef Dr Maxwell, TX	3.0	2.5	1782	$1,840	$1.03	17d	1	0.90mi
195 Living Reef Dr Maxwell, TX	3.0	2.5	1782	$1,900	$1.07	4d	1	0.91mi
1259 Delta Crst Maxwell, TX	4.0	2.0	1522	$1,695	$1.11	17d	1	0.91mi
151 Living Reef Dr Maxwell, TX	3.0	2.5	1782	$1,895	$1.06	4d	1	0.93mi
170 Living Reef Dr Maxwell, TX	3.0	2.0	1500	$1,850	$1.23	43d	1	0.95mi
444 Delta Crst Maxwell, TX	3.0	2.5	1830	$1,850	$1.01	4d	1	0.96mi
531 Paris St Maxwell, TX	4.0	2.0	1667	$1,950	$1.17	1d	1	1.13mi
704 Delta Crst Maxwell, TX	3.0–5.0	2.0–3.0	1904	$1,694	$0.89	2d	15	1.17mi
205 E Lima Dr Maxwell, TX	4.0	2.0	1600	$1,999	$1.25	24d	1	1.19mi
839 Gully St Maxwell, TX	2.0–4.0	2.0	1105	$1,528	$1.38	2d	306	1.31mi
245 Bethpage Dr San Marcos, TX	4.0	2.0	1845	$1,950	$1.06	43d	1	1.35mi

HOA detail

• Monthly dues: $45 · $540/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-18
   days on market $236,000 Active 125 DOM
2. 2026-06-17
   days on market $236,000 Active 124 DOM
3. 2026-06-16
   days on market $236,000 Active 123 DOM
4. 2026-06-15
   days on market $236,000 Active 122 DOM
5. 2026-06-13
   days on market $236,000 Active 120 DOM
6. 2026-06-09
   days on market $236,000 Active 116 DOM
7. 2026-06-08
   days on market $236,000 Active 115 DOM
8. 2026-06-07
   days on market $236,000 Active 114 DOM
9. 2026-06-05
   days on market $236,000 Active 111 DOM
10. 2026-06-03
    days on market $236,000 Active 110 DOM
11. 2026-06-02
    days on market $236,000 Active 109 DOM
12. 2026-06-01
    days on market $236,000 Active 108 DOM
13. 2026-05-31
    days on market $236,000 Active 107 DOM
14. 2026-04-20
    price $236,000 861-char remark

    Show marketing remark (861 chars)

    Structure your highest and BEST: Mega Price Improvement on this stunner. 2.75 % Assumable rate on this BEAUTY! This quaint one-level home offers comfort, style, and an open layout perfect for easy living. Enjoy LVP flooring throughout the main living areas and cozy carpet in the bedrooms. The kitchen shines with rich dark-stained cabinets, a pantry, and a breakfast bar ideal for casual dining. The spacious primary suite features a private ensuite bath with a shower and a generous closet. Outside, the fenced backyard provides a great space to relax or entertain. Residents also enjoy HOA amenities including a community pool, playground, and outdoor gathering spaces. Schedule your tour today and discover all this charming home has to offer! Discounted rate options and no lender fee future refinancing may be available for qualified buyers of this home.

15. 2026-03-26
    price $195,000 861-char remark

    Show marketing remark (861 chars)

    Structure your highest and BEST: Mega Price Improvement on this stunner. 2.75 % Assumable rate on this BEAUTY! This quaint one-level home offers comfort, style, and an open layout perfect for easy living. Enjoy LVP flooring throughout the main living areas and cozy carpet in the bedrooms. The kitchen shines with rich dark-stained cabinets, a pantry, and a breakfast bar ideal for casual dining. The spacious primary suite features a private ensuite bath with a shower and a generous closet. Outside, the fenced backyard provides a great space to relax or entertain. Residents also enjoy HOA amenities including a community pool, playground, and outdoor gathering spaces. Schedule your tour today and discover all this charming home has to offer! Discounted rate options and no lender fee future refinancing may be available for qualified buyers of this home.

16. 2026-03-26
    price $199,000 861-char remark

    Show marketing remark (861 chars)

    Structure your highest and BEST: Mega Price Improvement on this stunner. 2.75 % Assumable rate on this BEAUTY! This quaint one-level home offers comfort, style, and an open layout perfect for easy living. Enjoy LVP flooring throughout the main living areas and cozy carpet in the bedrooms. The kitchen shines with rich dark-stained cabinets, a pantry, and a breakfast bar ideal for casual dining. The spacious primary suite features a private ensuite bath with a shower and a generous closet. Outside, the fenced backyard provides a great space to relax or entertain. Residents also enjoy HOA amenities including a community pool, playground, and outdoor gathering spaces. Schedule your tour today and discover all this charming home has to offer! Discounted rate options and no lender fee future refinancing may be available for qualified buyers of this home.

17. 2026-03-03
    price $254,000 861-char remark

    Show marketing remark (861 chars)

    Structure your highest and BEST: Mega Price Improvement on this stunner. 2.75 % Assumable rate on this BEAUTY! This quaint one-level home offers comfort, style, and an open layout perfect for easy living. Enjoy LVP flooring throughout the main living areas and cozy carpet in the bedrooms. The kitchen shines with rich dark-stained cabinets, a pantry, and a breakfast bar ideal for casual dining. The spacious primary suite features a private ensuite bath with a shower and a generous closet. Outside, the fenced backyard provides a great space to relax or entertain. Residents also enjoy HOA amenities including a community pool, playground, and outdoor gathering spaces. Schedule your tour today and discover all this charming home has to offer! Discounted rate options and no lender fee future refinancing may be available for qualified buyers of this home.

18. 2026-02-13
    listed $258,000 Active 861-char remark

    Show marketing remark (861 chars)

    Structure your highest and BEST: Mega Price Improvement on this stunner. 2.75 % Assumable rate on this BEAUTY! This quaint one-level home offers comfort, style, and an open layout perfect for easy living. Enjoy LVP flooring throughout the main living areas and cozy carpet in the bedrooms. The kitchen shines with rich dark-stained cabinets, a pantry, and a breakfast bar ideal for casual dining. The spacious primary suite features a private ensuite bath with a shower and a generous closet. Outside, the fenced backyard provides a great space to relax or entertain. Residents also enjoy HOA amenities including a community pool, playground, and outdoor gathering spaces. Schedule your tour today and discover all this charming home has to offer! Discounted rate options and no lender fee future refinancing may be available for qualified buyers of this home.

ⓘ 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: $4,084 · $340/mo
• Projected year-2 tax: $4,319 · $360/mo
• Expected delta: +$235/yr (+$20/mo · 5.8%)

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

Taxation est. · year 1

• Rental income: $21,442
• − Mortgage interest: −$13,220
• − Property taxes: −$4,084
• − Insurance: −$1,180
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − HOA: −$540
• − Depreciation: −$6,865
• Taxable loss: −$7,878
• Est. tax savings @ 24.0%: +$1,891
• After-tax cash flow: $-1,825/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: Hays CISD
• NCES district ID: 4800010
• Math proficiency: 35% ▼ -15.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $70,570
• Composite: 34.78/100
• National rank: #5118
• State rank: #390 of 826 in TX

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

• County: Caldwell County · 25,195 people
• City population: 88,583
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 2,847
• Household income: $81,346
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 89.0

Population outlook (Hays County) Hauer SSP2

• Today (2025): 286,948 people
• By 2030: 336,923 · +17.4%
• By 2040: 441,894 · +54.0%
• By 2050: 553,462 · +92.9%
• By 2075: 838,261 · +192.1%
• By 2100: 1,063,658 · +270.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 21% White 20% Black 4%
• Hispanic origin (detail): Mexican 72%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 45% English-only · Spanish 55%

Political lean MEDSL · Hays

• 2024 margin: Lean D (+5.7) · D 52.1% · R 46.5% · Other 1.4%
• 2008→2024 swing: +7.7pp toward D · 2008: -2.0pp · 2024: 5.7pp
• All cycles: 2024: D+5.7 2020: D+10.8 2016: R+0.9 2012: R+10.4 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.02%
• Current HPI: 228.3622
• Rent YoY: ▼ -5.36%
• 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

-8.5% since first listed

5 events — show timeline

• 2026-04-20 Price Changed $236,000 Unlock MLS
• 2026-03-26 Price Changed $195,000 Unlock MLS
• 2026-03-26 Price Changed $199,000 Unlock MLS
• 2026-03-03 Price Changed $254,000 Unlock MLS
• 2026-02-13 Listed $258,000 Unlock MLS

Property tax history

-6.9%/yr

Latest (2025): $4,084 · -15.0% YoY. Source: county tax records.