Austen Plan · Elgin, TX 78621

$239,990

3 bd · 2.0 ba · 1,440 sqft · SingleFamily · 118 Days on market

Good condition 2-car garage $41/mo HOA · 2% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• 1% rule +1.9/10.0
• DSCR +0.9/10.0

Listing remarks

Part of the Artistry III Series, the Austen showcases thoughtful design with a focus on comfort, functionality, and flexibility. This single-story home offers an inviting layout with a seamless connection between the kitchen, dining area, and great room, creating a central space designed for everyday living. Home Features 3 Bedrooms 2 Full Bathrooms 1,440 Sq. Ft. of Living Space Single-Story Design 2-Car Alley-Load Garage Available Outdoor Living Available Study in Lieu of Bedroom 3 The primary suite provides a private retreat with a well-appointed ensuite primary bath, while the additional bedrooms offer flexibility for guests, hobbies, or a dedicated workspace.

Key facts

• Open-concept
• Bright airy kitchen
• Private yard space

Tags

• OPEN-CONCEPT
• DEDICATED DINING AREA
• BRIGHT AIRY KITCHEN
• PRIVATE YARD SPACE
• TWO-CAR GARAGE

🏗️ New construction. The $239,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $284,517.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-460 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (18.4% below list).
• Recommended offer: $196k (18.4% 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: 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: Neidig El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 599 students, 79% 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); 1161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 77d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $30k of equity ($2k loan paydown + $28k 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 ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Recommended offer $195,795 (18.4% 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 118 days. Have you received any prior offers? Is the seller open to a 18% 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. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.94%
• DSCR: 0.69
• GRM: 12.1

CMA / ARV

• ARV (median comp): $284,517
• List price: $239,990
• Delta: -15.65%
• 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
13509 Muny Pkwy	0.13mi	3/2.0	1,520 (+6%)	3mo	$279,990	$184	82
18420 Wind Tree Ln	0.32mi	3/2.0	1,398 (-3%)	2mo	$192,900	$138	78
18308 Rock Sage Cv	0.19mi	4/2.0 (+1)	1,483 (+3%)	3mo	$225,000	$152	78
13417 Barn Chime St	0.04mi	4/2.0 (+1)	1,609 (+12%)	3mo	$284,990	$177	71
13804 Sierra Wind Ln	0.25mi	3/2.0	1,301 (-10%)	2mo	$245,000	$188	70
13420 Barn Chime St	0.03mi	3/2.0	1,650 (+15%)	6mo	$284,990	$173	69
18344 Willow Sage Ln	0.36mi	3/2.0	1,301 (-10%)	0mo	$238,000	$183	67
13605 Barn Chime St	0.22mi	3/2.0	1,610 (+12%)	5mo	$289,990	$180	66
13512 Muny Pkwy	0.15mi	3/2.0	1,650 (+15%)	6mo	$289,990	$176	64
13400 Banquete St	0.73mi	3/2.0	1,479 (+3%)	1mo	$220,000	$149	61
13616 Knights Branch Dr	0.55mi	3/2.0	1,230 (-15%)	2mo	$199,900	$163	48
13520 Knights Branch Dr	0.60mi	3/2.5	1,600 (+11%)	6mo	$230,000	$144	47

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: 19.4%
• Equity multiple: 2.58×
• Total profit: $125,920
• Equity at exit: $256,316

10-year hold

• IRR: 17.9%
• Equity multiple: 5.95×
• Total profit: $394,469
• Equity at exit: $552,755

Cash invested: $79,665 (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: 53 active · 26 under contract
• Months of supply: 11.8 mo (8%/mo absorbed)
• Median asking: $264,990 ($172/sqft)
• Median days on market: 100 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: +15.0% above current asking $/sqft

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

ZIP-level market 78621

• Home prices YoY: 7.6%
• Rents YoY: 3.1%
• Active inventory: 1161
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,958 high
• Mortgage (P&I): −$1,492
• Tax est. 1.5%: −$356 /mo · $4,268/yr
• Insurance: −$119
• HOA: −$41
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-460

Break-even live

Break-even rent $2,541

Max offer price $217,889

Occupancy floor —

Sensitivity live

Price	-10% $-264	-5% $-362	+0% $-460	+5% $-559	+10% $-657
Rent	-10% $-615	-5% $-538	+0% $-460	+5% $-383	+10% $-306
Rate	-1.0pp $-317	-0.5pp $-388	base $-460	+0.5pp $-534	+1.0pp $-609

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: $71,129
• Closing costs: $8,536
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18312 Crestwind Ln Elgin, TX	3.0	2.0	1610	$1,800	$1.12	43d	1	0.10mi
18312 Crestwind Ln Elgin, TX	3.0	2.0	1610	$1,800	$1.12	4d	1	0.10mi
18333 Willow Sage Ln Elgin, TX	3.0	2.0	1301	$1,700	$1.31	64d	1	0.28mi
18421 Weatherby Ln Elgin, TX	3.0	2.0	1480	$1,795	$1.21	43d	1	0.32mi
14129 Tordillo Dr Elgin, TX	4.0	2.5	1874	$2,100	$1.12	9d	1	0.36mi
14129 Tordillo Dr Unit NA Elgin, TX	4.0	2.5	1874	$2,495	$1.33	94d	1	0.36mi
13721 Menard Way Elgin, TX	3.0	2.0	1217	$2,105	$1.73	0d	1	0.51mi
13804 Knights Branch Dr Elgin, TX	3.0	2.5	1427	$1,900	$1.33	100d	1	0.51mi
13804 Knights Branch Dr Elgin, TX	3.0	2.5	1427	$1,800	$1.26	29d	1	0.51mi
13725 Knights Branch Dr Elgin, TX	4.0	2.5	1800	$2,100	$1.17	119d	1	0.54mi
13121 Blackeyed Susan Trl Elgin, TX	4.0	2.0	1586	$1,800	$1.13	113d	1	0.54mi
13705 Menard Way Elgin, TX	3.0	2.0	1041	$1,800	$1.73	0d	1	0.54mi
13604 Menard Way Elgin, TX	3.0	2.0	1474	$1,875	$1.27	119d	1	0.59mi
13604 Menard Way Elgin, TX	3.0	2.0	1474	$1,800	$1.22	6d	1	0.60mi
13520 Knights Branch Dr Elgin, TX	3.0	2.5	1600	$1,825	$1.14	74d	1	0.63mi
17925 Honey Locust Ln Elgin, TX	3.0	2.0	1538	$1,650	$1.07	43d	1	0.64mi
13501 Mussel Run Elgin, TX	4.0	2.0	1667	$1,800	$1.08	112d	1	0.73mi
13305 Banquete St Elgin, TX	4.0	2.0	1707	$1,995	$1.17	139d	1	0.75mi
13124 Maidenhair Trl Elgin, TX	4.0	2.0	1448	$1,775	$1.23	112d	1	0.76mi
13124 Maidenhair Trl Elgin, TX	4.0	2.0	1448	$1,775	$1.23	119d	1	0.76mi
101 Bandara Woods Blvd Elgin, TX	3.0	2.0	1499	$1,769	$1.18	110d	1	0.99mi
401 Bandara Woods Blvd Elgin, TX	3.0	2.0	1665	$1,875	$1.13	139d	1	1.11mi
113 Hays Forest Cv Elgin, TX	3.0	2.5	1738	$1,960	$1.13	29d	1	1.13mi
23805 Glowing Embers Dr Elgin, TX	3.0	2.0	1474	$1,750	$1.19	0d	1	1.16mi
13817 County Line Rd Elgin, TX	2.0–3.0	1.0–2.0	1110	$1,625	$1.46	0d	10	1.32mi
18505 Quiet Range Dr Unit 18505 Elgin, TX	4.0	2.0	1794	$1,785	$0.99	100d	1	1.32mi
18505 Quiet Range Dr Elgin, TX	4.0	2.0	1794	$1,950	$1.09	119d	1	1.32mi
23604 Tiny Moons Way Elgin, TX	3.0	2.0	1350	$1,560	$1.16	7d	1	1.35mi
18525 Quiet Range Dr Elgin, TX	4.0	2.0	1794	$1,725	$0.96	113d	1	1.35mi
13028 Torrey Reynolds Dr Elgin, TX	4.0	2.0	1525	$1,995	$1.31	84d	1	1.37mi
13028 Torrey Reynolds Dr Elgin, TX	3.0	2.0	1525	$1,850	$1.21	9d	1	1.37mi
18721 Quiet Range Dr Elgin, TX	3.0–5.0	2.0–3.5	1773	$2,085	$1.18	0d	1	1.39mi
16408 Farmhouse Ln Elgin, TX	3.0	2.0	1525	$1,900	$1.25	64d	1	1.41mi
19405 Bear Grass Dr Elgin, TX	3.0	2.0	1495	$1,760	$1.18	139d	1	1.43mi
18404 Allen Welch Dr Elgin, TX	3.0	2.0	1525	$1,875	$1.23	0d	1	1.43mi
14016 Brandy Gilley Ln Elgin, TX	3.0	2.0	1525	$1,875	$1.23	6d	1	1.43mi
23412 Tiny Moons Way Elgin, TX	4.0	2.0	1500	$1,680	$1.12	77d	1	1.44mi
18500 Allen Welch Dr Elgin, TX	3.0	2.0	1525	$1,785	$1.17	88d	1	1.44mi
14117 Hacienda Estates Dr Elgin, TX	3.0	2.0	1525	$1,785	$1.17	77d	1	1.45mi
18612 Allen Welch Dr Elgin, TX	4.0	2.0	1794	$1,845	$1.03	88d	1	1.47mi

Property features AI

Finance

• HOA & community: Association fee approximately $41.67/month

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (Austen)New construction plan

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1,440 finished area)

Listing history 50 events

1. 2026-09-24
   days on market $239,990 Active 118 DOM
2. 2026-09-23
   days on market $239,990 Active 117 DOM
3. 2026-09-22
   days on market $239,990 Active 116 DOM
4. 2026-09-21
   days on market $239,990 Active 115 DOM
5. 2026-09-20
   days on market $239,990 Active 114 DOM
6. 2026-09-19
   days on market $239,990 Active 113 DOM
7. 2026-09-18
   days on market $239,990 Active 112 DOM
8. 2026-09-17
   days on market $239,990 Active 111 DOM
9. 2026-09-16
   days on market $239,990 Active 110 DOM
10. 2026-09-15
    days on market $239,990 Active 109 DOM
11. 2026-09-14
    days on market $239,990 Active 108 DOM
12. 2026-09-13
    days on market $239,990 Active 107 DOM
13. 2026-09-12
    days on market $239,990 Active 106 DOM
14. 2026-09-05
    days on market $239,990 Active 99 DOM
15. 2026-09-04
    days on market $239,990 Active 98 DOM
16. 2026-09-03
    days on market $239,990 Active 97 DOM
17. 2026-08-31
    days on market $239,990 Active 94 DOM
18. 2026-08-30
    days on market $239,990 Active 93 DOM
19. 2026-08-29
    days on market $239,990 Active 92 DOM
20. 2026-08-28
    days on market $239,990 Active 91 DOM
21. 2026-08-27
    days on market $239,990 Active 90 DOM
22. 2026-08-25
    days on market $239,990 Active 88 DOM
23. 2026-08-24
    days on market $239,990 Active 87 DOM
24. 2026-08-23
    days on market $239,990 Active 86 DOM
25. 2026-08-22
    days on market $239,990 Active 85 DOM
26. 2026-08-21
    days on market $239,990 Active 84 DOM
27. 2026-08-20
    days on market $239,990 Active 83 DOM
28. 2026-08-19
    days on market $239,990 Active 82 DOM
29. 2026-08-18
    days on market $239,990 Active 81 DOM
30. 2026-08-17
    days on market $239,990 Active 80 DOM
31. 2026-08-16
    days on market $239,990 Active 79 DOM
32. 2026-08-15
    days on market $239,990 Active 78 DOM
33. 2026-08-14
    days on market $239,990 Active 77 DOM
34. 2026-08-13
    days on market $239,990 Active 76 DOM
35. 2026-08-11
    days on market $239,990 Active 74 DOM
36. 2026-08-10
    days on market $239,990 Active 73 DOM
37. 2026-08-09
    days on market $239,990 Active 72 DOM
38. 2026-08-08
    days on market $239,990 Active 71 DOM
39. 2026-08-06
    days on market $239,990 Active 69 DOM
40. 2026-08-05
    days on market $239,990 Active 68 DOM
41. 2026-08-04
    days on market $239,990 Active 67 DOM
42. 2026-08-03
    days on market $239,990 Active 66 DOM
43. 2026-07-31
    days on market $239,990 Active 63 DOM
44. 2026-07-30
    days on market $239,990 Active 61 DOM
45. 2026-07-28
    days on market $239,990 Active 60 DOM
46. 2026-07-26
    days on market $239,990 Active 58 DOM
47. 2026-07-24
    days on market $239,990 Active 56 DOM
48. 2026-07-23
    days on market $239,990 Active 55 DOM
49. 2026-07-22
    days on market $239,990 Active 54 DOM
50. 2026-07-21
    days on market $239,990 Active 53 DOM

ⓘ 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: $23,495
• − Mortgage interest: −$15,937
• − Property taxes: −$4,268
• − Insurance: −$1,423
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − HOA: −$492
• − Depreciation: −$8,277
• Taxable loss: −$10,660
• Est. tax savings @ 24.0%: +$2,559
• After-tax cash flow: $-2,967/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 · 2 photos

Good 80/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Enhances curb appeal and can increase property value ↑
• Both Interior updates — Fresh paint and minor updates can improve the home's appeal ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Neidig El F TX #2,268/4,322 Nat'l #24,950/41,679 Middle Elgin Middle F TX #1,327/1,662 Nat'l #11,007/14,009 High Elgin H S F TX #1,264/1,632 Nat'l #12,478/17,239

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

B Composite livability gradescore 74/100

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 · 1,545,133 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: 8% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Association fee approximately $41.67/month

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (Austen)New construction plan

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1,440 finished area)