1906 Dragonfly Loop · Bastrop, TX 78602

$299,900

3 bd · 2.0 ba · 1,608 sqft · SingleFamily public records · 162 Days on market

Built 2021 Good condition 7,187 sqft lot $187/sqft · 14% below area Est $347k · 14% under $39/mo HOA · 2% of rent ↓ 6% 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 +13.6/15.0
• Cash flow +9.0/30.0
• Condition / age +4.0/5.0
• 1% rule +3.5/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located at 1906 Dragonfly Loop in Bastrop, TX, this beautifully maintained single-family home, built in 2021, offers modern comfort and thoughtful design. The kitchen serves as the centerpiece, featuring stylish shaker cabinets, a tasteful backsplash, and sleek stone countertops. A spacious island and extended bar provide the perfect setup for meal prep, casual dining, or gathering with friends. The open floor plan enhances the main living areas with a bright, airy feel and flexible space to suit your lifestyle. With three bedrooms and two bathrooms, the layout balances comfort and functionality. The primary suite offers added privacy with an ensuite bath, double vanity, and generous walk-in closet. Outside you'll enjoy the patio and fully fenced backyard—ideal for relaxing or entertaining. A storage shed adds extra convenience, while a dedicated laundry room and two-car garage support everyday ease. Set in a residential neighborhood, this home blends contemporary style with practical living, creating a welcoming space ready to be enjoyed.

Key facts

• Spacious island
• Open floor plan
• Stone countertops

Tags

• SHAKER CABINETS
• TASTEFUL BACKSPLASH
• STONE COUNTERTOPS
• SPACIOUS ISLAND
• EXTENDED BAR
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (15.0% below list).
• Recommended offer: $255k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.0% in Bastrop — 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 62/100 on livability (#947 in TX) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A; Watch: amenities D, employment D, crime F.
• Bastrop ISD (rural): math 25% / reading 28% proficiency, ranked #670 of 826 in TX (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Emile El (math 23% / reading 27%, grade F, #3,013 of 4,322 statewide, top 70%, 803 students, 66% FRL); Bastrop Middle (math 28% / reading 36%, grade F, #971 of 1,662 statewide, top 60%, 929 students, 80% FRL); Bastrop H S (math 23% / reading 33%, grade F, #1,170 of 1,632 statewide, top 72%, 1,621 students, 62% FRL).
• Market conditions: Rents soft (-2.0%/yr); 1237 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,841 units permitted in Bastrop County in 2024 (150 in 5+ unit buildings).
• This rent runs 34% of the median local income ($90k/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 $9k of value loss. Plan a longer hold.
• Bastrop County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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.

Recommended offer $254,782 (15.0% 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 162 days. Have you received any prior offers? Is the seller open to a 15% 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. Crime grade is F 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?
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: 0.85% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.40%
• DSCR: 0.85
• GRM: 9.8

CMA / ARV

• ARV (median comp): $347,040
• List price: $299,900
• Delta: -13.58%
• 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
412 Persimmon St	0.24mi	3/2.0	1,500 (-7%)	5mo	$335,900	$224	73
1928 Dragonfly Loop	0.11mi	4/2.0 (+1)	1,724 (+7%)	6mo	$289,000	$168	73
1710 Garfield St	0.25mi	3/2.0	1,583 (-2%)	17mo	$395,000	$250	72
410 Juniper St	0.26mi	3/2.0	1,574 (-2%)	17mo	$177,000	$112	70
402 Laurel St	0.21mi	3/2.0	1,479 (-8%)	9mo	$299,000	$202	69
604 Wilhelm St	0.40mi	3/2.0	1,475 (-8%)	4mo	$398,000	$270	64
605 Elizabeth Ln	0.70mi	3/2.0	1,555 (-3%)	5mo	$274,900	$177	58
505 Magnolia St	0.45mi	4/2.5 (+1)	1,695 (+5%)	11mo	$264,990	$156	53
609 Laurel St	0.43mi	2/2.0 (-1)	1,368 (-15%)	1mo	$335,000	$245	49
1916 Pecan St	0.57mi	3/2.0	1,423 (-12%)	8mo	$295,000	$207	48
2415 Wilson St	0.57mi	3/2.5	1,840 (+14%)	3mo	$338,000	$184	45
1804 Hill St	0.74mi	4/2.0 (+1)	1,527 (-5%)	9mo	$349,000	$229	45

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: -25.7%
• Equity multiple: 0.15×
• Total profit: $-71,079
• Equity at exit: $44,716

10-year hold

• IRR: -37.5%
• Equity multiple: -0.31×
• Total profit: $-109,675
• Equity at exit: $25,930

Cash invested: $83,972 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 5 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $286,950 ($183/sqft)
• Median days on market: 41 d
• This list price: 70% of active listings are priced below it
• ARV vs active asking: +18.1% above current asking $/sqft

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

ZIP-level market 78602

• Home prices YoY: -23.0%
• Rents YoY: -2.0%
• Active inventory: 1237
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,548 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$514 /mo · $6,170/yr
• Insurance: −$125
• HOA: −$39
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-238

Break-even live

Break-even rent $2,849

Max offer price $257,841

Occupancy floor —

Sensitivity live

Price	-10% $-68	-5% $-153	+0% $-238	+5% $-323	+10% $-408
Rent	-10% $-439	-5% $-339	+0% $-238	+5% $-137	+10% $-37
Rate	-1.0pp $-87	-0.5pp $-162	base $-238	+0.5pp $-316	+1.0pp $-395

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: $74,975
• Closing costs: $8,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1921 Dragonfly Loop Bastrop, TX	3.0	2.0	1491	$3,395	$2.28	73d	1	0.09mi
1921 Dragonfly Loop Unit NA Bastrop, TX	3.0	2.0	1491	$3,395	$2.28	93d	1	0.09mi
1814 Garfield St Bastrop, TX	4.0	3.0	1685	$2,400	$1.42	38d	1	0.15mi
1604 Wilson St Bastrop, TX	3.0	2.0	1360	$1,795	$1.32	9d	1	0.41mi
610 Linden St Bastrop, TX	3.0	1.0	1613	$1,700	$1.05	42d	1	0.44mi
805 Laurel St Bastrop, TX	3.0	1.0	1110	$1,550	$1.40	73d	1	0.53mi
2305 Main St Bastrop, TX	3.0	1.0	1100	$1,500	$1.36	52d	1	0.57mi
605 Blair Ave Bastrop, TX	3.0	2.0	1860	$2,050	$1.10	18d	1	0.75mi
617 Barbara Way Bastrop, TX	3.0	2.0	1815	$1,950	$1.07	18d	1	0.87mi
617 Barbara Way Bastrop, TX	3.0	2.0	1815	$1,950	$1.07	22d	1	0.87mi
223 Nicole Way Bastrop, TX	3.0	2.0	1318	$1,800	$1.37	53d	1	0.88mi
218 Jennifer Ln Bastrop, TX	3.0	2.0	1772	$1,850	$1.04	13d	1	1.03mi
236 Piney Ridge Dr Bastrop, TX	2.0	1.0	1280	$1,800	$1.41	33d	1	1.06mi
1510 Elm St Bastrop, TX	3.0	2.0	1212	$1,650	$1.36	93d	1	1.07mi
114 Clear Water Pass Bastrop, TX	3.0	2.0	1716	$2,200	$1.28	64d	1	1.38mi
117 Calm Water Loop Bastrop, TX	3.0	2.5	1400	$1,750	$1.25	93d	1	1.39mi
223 Hidden Springs Dr Bastrop, TX	3.0	2.0	1265	$1,750	$1.38	24d	1	1.42mi
104 Hidden Springs Dr Bastrop, TX	3.0	2.0	1286	$1,750	$1.36	42d	1	1.44mi
131 Trailstone Dr Bastrop, TX	3.0	2.0	1450	$1,850	$1.28	73d	1	1.49mi
131 Trailstone Dr Bastrop, TX	3.0	2.0	1450	$1,850	$1.28	93d	1	1.49mi
233 Trailside Ln Bastrop, TX	3.0	2.5	1796	$2,100	$1.17	18d	1	1.49mi
235 Trailside Ln Bastrop, TX	4.0	3.0	1997	$2,250	$1.13	29d	1	1.49mi

Listing history 50 events

1. 2026-08-08
   days on market $299,900 Active 162 DOM
2. 2026-08-06
   days on market $299,900 Active 160 DOM
3. 2026-08-05
   days on market $299,900 Active 159 DOM
4. 2026-08-04
   days on market $299,900 Active 158 DOM
5. 2026-08-03
   days on market $299,900 Active 157 DOM
6. 2026-07-31
   days on market $299,900 Active 154 DOM
7. 2026-07-30
   days on market $299,900 Active 152 DOM
8. 2026-07-28
   days on market $299,900 Active 151 DOM
9. 2026-07-26
   days on market $299,900 Active 149 DOM
10. 2026-07-24
    days on market $299,900 Active 147 DOM
11. 2026-07-23
    days on market $299,900 Active 146 DOM
12. 2026-07-22
    days on market $299,900 Active 145 DOM
13. 2026-07-21
    days on market $299,900 Active 144 DOM
14. 2026-07-20
    days on market $299,900 Active 143 DOM
15. 2026-07-18
    days on market $299,900 Active 141 DOM
16. 2026-07-18
    days on market $299,900 Active 140 DOM
17. 2026-07-16
    days on market $299,900 Active 139 DOM
18. 2026-07-15
    days on market $299,900 Active 138 DOM
19. 2026-07-14
    days on market $299,900 Active 137 DOM
20. 2026-07-13
    days on market $299,900 Active 136 DOM
21. 2026-07-13
    days on market $299,900 Active 135 DOM
22. 2026-07-11
    days on market $299,900 Active 134 DOM
23. 2026-07-10
    days on market $299,900 Active 133 DOM
24. 2026-07-09
    days on market $299,900 Active 132 DOM
25. 2026-07-07
    days on market $299,900 Active 130 DOM
26. 2026-07-06
    days on market $299,900 Active 129 DOM
27. 2026-07-05
    days on market $299,900 Active 128 DOM
28. 2026-07-03
    days on market $299,900 Active 126 DOM
29. 2026-07-02
    days on market $299,900 Active 125 DOM
30. 2026-07-01
    days on market $299,900 Active 124 DOM
31. 2026-06-30
    days on market $299,900 Active 123 DOM
32. 2026-06-29
    days on market $299,900 Active 122 DOM
33. 2026-06-28
    days on market $299,900 Active 121 DOM
34. 2026-06-27
    days on market $299,900 Active 120 DOM
35. 2026-06-26
    days on market $299,900 Active 119 DOM
36. 2026-06-24
    days on market $299,900 Active 117 DOM
37. 2026-06-22
    days on market $299,900 Active 115 DOM
38. 2026-06-21
    days on market $299,900 Active 114 DOM
39. 2026-06-18
    days on market $299,900 Active 111 DOM
40. 2026-06-17
    days on market $299,900 Active 110 DOM
41. 2026-06-16
    days on market $299,900 Active 109 DOM
42. 2026-06-15
    days on market $299,900 Active 108 DOM
43. 2026-06-13
    days on market $299,900 Active 106 DOM
44. 2026-06-09
    days on market $299,900 Active 102 DOM
45. 2026-06-08
    days on market $299,900 Active 101 DOM
46. 2026-06-07
    days on market $299,900 Active 100 DOM
47. 2026-06-04
    days on market $299,900 Active 97 DOM
48. 2026-06-03
    days on market $299,900 Active 96 DOM
49. 2026-06-02
    days on market $299,900 Active 95 DOM
50. 2026-06-01
    days on market $299,900 Active 94 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: $6,170 · $514/mo
• Projected year-2 tax: $6,170 · $514/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $30,574
• − Mortgage interest: −$16,799
• − Property taxes: −$6,170
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,446
• − Management: −$2,446
• − HOA: −$468
• − Depreciation: −$8,724
• Taxable loss: −$7,979
• Est. tax savings @ 24.0%: +$1,915
• After-tax cash flow: $-942/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 Cosmetic rehab Est. rehab $8,040–$24,120 screening

This 2021 single-family home in Bastrop, TX, is in good condition with modern finishes and a well-maintained exterior. It's ready for immediate occupancy and minor cosmetic updates could further enhance its value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value ↑
• Rental Replace outdoor light fixtures — Improves curb appeal and safety ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Emile El F TX #3,013/4,322 Nat'l #29,899/41,679 Middle Bastrop Middle F TX #971/1,662 Nat'l #8,317/14,009 High Bastrop H S F TX #1,170/1,632 Nat'l #11,740/17,239

Schools (NCES district)

• District: Bastrop ISD
• NCES district ID: 4809570
• Math proficiency: 25% ▼ -13.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $56,010
• Composite: 23.87/100
• National rank: #7799
• State rank: #670 of 826 in TX

C Composite livability gradescore 62/100

Livability — Bastrop

• Score: 62/100
• State rank: #947
• US rank: #16846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bastrop, TX
• County: Bastrop County · 94,260 people
• City population: 38,190
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 38,190
• Household income: $89,968
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 4% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Hispanic / Latino 36% Two or more races 17% Black 6% Native American 1%
• Hispanic origin (detail): Mexican 28% Puerto Rican 2%
• Common ancestry: Italian 3% Serbian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 75% English-only · Spanish 23% German/W. Germanic 1%

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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: ▼ -73.68%
• Current HPI: 247.1145
• Rent YoY: ▼ -2.04%
• 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

-6.3% since first listed

14 events — show timeline

• 2026-04-14 Price Changed $299,900 Unlock MLS
• 2026-03-31 Price Changed $310,000 Unlock MLS
• 2026-02-27 Listed $315,000 Unlock MLS
• 2024-02-29 Listing Removed — CTXMLS
• 2024-02-21 Sold (Public Records) — Public Records
• 2024-02-16 Sold (MLS) — Unlock MLS
• 2024-01-29 Pending — Unlock MLS
• 2024-01-22 Contingent — CTXMLS
• 2024-01-22 Contingent — Unlock MLS
• 2024-01-05 Price Changed $315,000 CTXMLS
• 2024-01-05 Price Changed $315,000 Unlock MLS
• 2024-01-01 Relisted — CTXMLS
• 2023-11-30 Listed $319,900 Unlock MLS
• 2021-09-20 Sold (Public Records) — Public Records

Property tax history

+73.3%/yr

Latest (2025): $6,170 · -4.9% YoY. Source: county tax records.