136 Greinert Dr · Taylor, TX 76574

$244,990

3 bd · 2.5 ba · 1,640 sqft · Other · 81 Days on market

Built 2026 Fair condition 3,746 sqft lot $149/sqft · 16% below area Est $292k · 16% under $54/mo HOA · 2% of rent ↓ 4% since listing

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Why this score? — see what drove the C 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 +20.7/30.0
• ARV discount +14.8/15.0
• DSCR +6.6/10.0
• 1% rule +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Schools +2.0/10.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The only premier offering the most included features within 5 miles of Samsung. Upgraded flooring, upgraded LVP, upgraded carpet, upgraded hardware, upgraded tile, pre-plumbed for water softner loop, the only new build in Taylor with gas.

Key facts

• Upgraded lvp
• Upgraded flooring
• Upgraded carpet

Tags

• UPGRADED FLOORING
• UPGRADED LVP
• UPGRADED CARPET
• UPGRADED HARDWARE
• UPGRADED TILE
• NEW BUILD IN TAYLOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $245k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (3.0% below list).
• Recommended offer: $230k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.3% in Taylor — 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 71/100 on livability (#312 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D-, amenities F.
• Taylor ISD (town): math 20% / reading 27% proficiency, ranked #726 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 314 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,543 units permitted in Williamson County in 2024 (1,425 in 5+ unit buildings).
• This rent runs 36% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 81 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.

Recommended offer $230,290 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 D-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. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.78%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (median comp): $292,129
• List price: $244,990
• Delta: -16.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.64×
• Total profit: $-24,682
• Equity at exit: $36,529

10-year hold

• IRR: -4.5%
• Equity multiple: 0.74×
• Total profit: $-17,942
• Equity at exit: $21,182

Cash invested: $68,597 (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 76574

• Home prices YoY: -32.3%
• Rents YoY: 0.4%
• Active inventory: 314
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,376 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$106 /mo · $1,269/yr
• Insurance: −$102
• HOA: −$54
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $331

Break-even live

Break-even rent $1,958

Max offer price $244,990

Occupancy floor 81%

Sensitivity live

Price	-10% $469	-5% $400	+0% $331	+5% $261	+10% $192
Rent	-10% $143	-5% $237	+0% $331	+5% $425	+10% $518
Rate	-1.0pp $454	-0.5pp $393	base $331	+0.5pp $267	+1.0pp $203

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: $61,248
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Hartson Dr Taylor, TX	3.0	2.5	1806	$1,925	$1.07	4d	1	0.03mi
108 Hartson Dr Taylor, TX	3.0	2.5	1806	$1,850	$1.02	15d	1	0.03mi
140 Hartson Dr Taylor, TX	3.0	3.0	1780	$2,100	$1.18	44d	1	0.05mi
211 Tribute Blvd Unit Front Main Unit Taylor, TX	3.0	3.0	1900	$4,250	$2.24	2d	1	0.05mi
124 Marcel Ct Taylor, TX	3.0	2.0	1557	$1,795	$1.15	44d	1	0.54mi
180 Pivot Dr Taylor, TX	4.0	3.0	1906	$1,950	$1.02	24d	1	0.66mi
120 Onna St Taylor, TX	3.0	2.0	1734	$2,150	$1.24	3d	1	0.68mi
3004 Don Hill Ln Taylor, TX	3.0	2.0	1184	$2,800	$2.36	11d	1	0.77mi
108 Pivot Dr Taylor, TX	3.0	2.0	1605	$1,800	$1.12	22d	1	0.78mi
1006 Cottonbowl Dr Taylor, TX	4.0	2.0	1615	$2,300	$1.42	44d	1	0.83mi
2109 Brewers Pl Taylor, TX	3.0	2.0	1296	$1,950	$1.50	44d	1	0.99mi
2005 Whistling Way Taylor, TX	4.0	2.5	2209	$2,050	$0.93	5d	1	1.05mi
1707 Lexington St Taylor, TX	3.0	2.0	2140	$2,500	$1.17	24d	1	1.49mi

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: watergas

Listing history 16 events

1. 2026-06-18
   days on market $244,990 Active 81 DOM
2. 2026-06-17
   pricedays on market $244,990 Active 80 DOM
3. 2026-06-16
   days on market $249,990 Active 79 DOM
4. 2026-06-15
   days on market $249,990 Active 78 DOM
5. 2026-06-13
   days on market $249,990 Active 76 DOM
6. 2026-06-09
   days on market $249,990 Active 72 DOM
7. 2026-06-08
   days on market $249,990 Active 71 DOM
8. 2026-06-07
   days on market $249,990 Active 70 DOM
9. 2026-06-05
   days on market $249,990 Active 67 DOM
10. 2026-06-03
    days on market $249,990 Active 66 DOM
11. 2026-06-02
    days on market $249,990 Active 65 DOM
12. 2026-06-01
    days on market $249,990 Active 64 DOM
13. 2026-05-31
    days on market $249,990 Active 63 DOM
14. 2026-05-12
    price $249,990 238-char remark

    Show marketing remark (238 chars)

    The only premier offering the most included features within 5 miles of Samsung. Upgraded flooring, upgraded LVP, upgraded carpet, upgraded hardware, upgraded tile, pre-plumbed for water softner loop, the only new build in Taylor with gas.

15. 2026-04-22
    price $254,990 238-char remark

    Show marketing remark (238 chars)

    The only premier offering the most included features within 5 miles of Samsung. Upgraded flooring, upgraded LVP, upgraded carpet, upgraded hardware, upgraded tile, pre-plumbed for water softner loop, the only new build in Taylor with gas.

16. 2026-03-29
    listed $259,990 Active 238-char remark

    Show marketing remark (238 chars)

    The only premier offering the most included features within 5 miles of Samsung. Upgraded flooring, upgraded LVP, upgraded carpet, upgraded hardware, upgraded tile, pre-plumbed for water softner loop, the only new build in Taylor with gas.

ⓘ 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: $1,269 · $106/mo
• Projected year-2 tax: $4,483 · $374/mo
• Expected delta: +$3,215/yr (+$268/mo · 253.4%)

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

Taxation est. · year 1

• Rental income: $28,515
• − Mortgage interest: −$13,723
• − Property taxes: −$1,269
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,281
• − Management: −$2,281
• − HOA: −$648
• − Depreciation: −$7,127
• Taxable loss: −$39
• Est. tax savings @ 24.0%: +$9
• After-tax cash flow: $3,978/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 · 3 photos

Fair 40/100 Extensive rehab

This property is under construction and requires extensive renovation to reach a move-in-ready condition. Significant updates are needed to complete the interior finishes, HVAC, and landscaping to maximize its value.

Value-add opportunities

• Both Complete interior finishes (paint, flooring, cabinetry, etc.) — Interior finishes significantly impact both resale and rental value.
• Both Install HVAC and mechanical systems — These systems are essential for comfort and energy efficiency, enhancing both resale and rental appeal.
• Both Landscaping and curb appeal — A well-maintained exterior enhances curb appeal and can attract more buyers or renters.
• Both Finalize roof and exterior finishes — A completed roof and exterior finish add to the home's overall appeal and value.
• Both Install water softener system — This feature is a selling point and can attract buyers or renters who value water quality and soft water benefits.
• Both Add kitchen and bathroom finishes — Completed kitchens and bathrooms are crucial for both resale and rental value, as they are key living spaces.

Renovation cost estimate screening

Value-add ROI direction

• Both Complete interior finishes (paint, flooring, cabinetry, etc.) — Interior finishes significantly impact both resale and rental value. ↑
• Both Install HVAC and mechanical systems — These systems are essential for comfort and energy efficiency, enhancing both resale and rental appeal. ↑
• Both Landscaping and curb appeal — A well-maintained exterior enhances curb appeal and can attract more buyers or renters. ↑
• Both Finalize roof and exterior finishes — A completed roof and exterior finish add to the home's overall appeal and value. ↑
• Both Install water softener system — This feature is a selling point and can attract buyers or renters who value water quality and soft water benefits. ↑
• Both Add kitchen and bathroom finishes — Completed kitchens and bathrooms are crucial for both resale and rental value, as they are key living spaces. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Taylor ISD
• NCES district ID: 4842280
• Math proficiency: 20% ▼ -15.00%
• Reading proficiency: 27% ▼ -11.00%
• Median HH income: $45,330
• Composite: 20.35/100
• National rank: #8606
• State rank: #726 of 826 in TX

Livability — Taylor

• Score: 71/100
• State rank: #312
• US rank: #7013

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylor, TX
• County: Williamson County · 680,029 people
• City population: 20,242
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 20,242
• Household income: $78,568
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 371.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 50% Hispanic / Latino 42% Two or more races 22% Black 5%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Romanian 2% Italian 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 74% English-only · Spanish 23% Russian/Polish/Slavic 1%

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: ▼ -108.71%
• Current HPI: 227.58
• Rent YoY: ▲ 0.43%
• 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

-3.8% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $249,990 Unlock MLS
• 2026-04-22 Price Changed $254,990 Unlock MLS
• 2026-03-29 Listed $259,990 Unlock MLS

Property tax history

+0.8%/yr

Latest (2026): $1,269 · -14.1% YoY. Source: county tax records.