2107 Allison Crk · Marion, TX 78124

$221,999

4 bd · 2.0 ba · 1,667 sqft · SingleFamily · 100 Days on market

Built 2026 Excellent condition 4,791 sqft lot 2-car garage $133/sqft · 19% below area Est $275k · 19% under $42/mo HOA · 2% of rent ↓ 8% 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 +11.1/30.0
• Condition / age +4.8/5.0
• Schools +4.7/10.0
• 1% rule +3.5/10.0
• Livability +3.3/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Ramsey - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Estimated Completion July 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• 4,791 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $222k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (15.1% below list).
• Recommended offer: $188k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.5% in Marion — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#614 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Marion ISD (suburban): math 44% / reading 47% proficiency, ranked #243 of 826 in TX (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Norma Krueger El (362 students, 50% FRL); Marion Middle (math 37% / reading 45%, grade F, #613 of 1,662 statewide, top 38%, 372 students, 41% FRL); Marion H S (math 47% / reading 62%, grade C-, #379 of 1,632 statewide, top 26%, 456 students, 36% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 535 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,064 units permitted in Guadalupe County in 2024 (133 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.
• Guadalupe County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Recommended offer $188,367 (15.1% 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 100 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. 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?
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: 0.85% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 9.8

CMA / ARV

• ARV (median comp): $275,155
• List price: $221,999
• Delta: -19.32%
• 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
2107 Allison Crk	0.00mi	4/2.0	1,667 (0%)	0mo	$221,999	$133	100
2208 Allison Crk	0.00mi	4/2.0	1,667 (0%)	1mo	$221,999	$133	99
738 Thea Mdws	0.00mi	4/2.0	1,575 (-6%)	1mo	$220,999	$140	90
2114 Allison Crk	0.00mi	4/2.0	1,850 (+11%)	0mo	$254,999	$138	81
714 Thea Mdws	0.00mi	4/2.5	1,867 (+12%)	1mo	$236,999	$127	78
726 Thea Mdws	0.00mi	4/2.5	1,867 (+12%)	1mo	$238,999	$128	77
742 Thea Mdws	0.00mi	4/2.5	1,867 (+12%)	2mo	$238,999	$128	77
2106 Allison Crk	0.00mi	4/2.5	1,885 (+13%)	1mo	$235,999	$125	76
5112 Hagerman	0.46mi	4/3.0	1,667 (0%)	0mo	$239,999	$144	74
143 Petey Pl	0.00mi	3/3.0 (-1)	1,886 (+13%)	2mo	$240,999	$128	68
3759 Moon Hill Rd	0.46mi	4/2.0	1,483 (-11%)	0mo	$219,999	$148	60
2760 Pioneer Rd	0.46mi	3/2.0 (-1)	1,474 (-12%)	2mo	$250,000	$170	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.33×
• Total profit: $-41,529
• Equity at exit: $33,101

10-year hold

• IRR: -11.6%
• Equity multiple: 0.31×
• Total profit: $-43,167
• Equity at exit: $19,194

Cash invested: $62,160 (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: 43 active · 38 under contract
• Months of supply: 4.6 mo (22%/mo absorbed)
• Median asking: $236,999 ($146/sqft)
• Median days on market: 53 d
• This list price: 28% of active listings are priced below it
• ARV vs active asking: +13.1% above current asking $/sqft

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

ZIP-level market 78124

• Active inventory: 535
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,884 medium
• Mortgage (P&I): −$1,164
• Tax est. 1.5%: −$277 /mo · $3,330/yr
• Insurance: −$92
• HOA: −$42
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-88

Break-even live

Break-even rent $1,995

Max offer price $209,253

Occupancy floor 100%

Sensitivity live

Price	-10% $65	-5% $-11	+0% $-88	+5% $-165	+10% $-242
Rent	-10% $-237	-5% $-162	+0% $-88	+5% $-14	+10% $61
Rate	-1.0pp $24	-0.5pp $-32	base $-88	+0.5pp $-146	+1.0pp $-204

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: $55,500
• Closing costs: $6,660
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
747 Thea MDWS Marion, TX	4.0	2.0	1867	$2,214	$1.19	18d	1	0.03mi
738 Thea MDWS Marion, TX	4.0	2.0	1575	$1,600	$1.02	18d	1	0.03mi
205 W Schulz St Marion, TX	3.0	1.5	1200	$1,695	$1.41	21d	1	0.49mi
1115 Pigeon Ln Marion, TX	4.0	2.0	1776	$1,895	$1.07	24d	1	1.20mi

Property features AI

Finance

• HOA & community: Mandatory HOAHOA fee $125 quarterlyAssociation transfer fee $450

Exterior

• Parking: 2-car garage
• Utilities: Water and sewer provided by GVSUDGas supplied by CenterpointElectricity supplied by CPSGarbage service: Frontier
• Home design: New construction by Lennar HomesSlab foundationComposition roof
• Construction: Built recently (new)
• Exterior features: Cement fiber exteriorPark/Playground in the community

Interior

• Kitchen: Stove/RangeDishwasher
• Bedrooms: Primary bedroom on lower level with walk-in closet and full bathBedroom 2: 10 x 10Bedroom 3: 10 x 10Bedroom 4: 12 x 11Primary bedroom dimensions: 16 x 12
• Flooring: CarpetingVinyl flooring
• Bathrooms: 2 full bathroomsPrimary bath: shower only
• Heating & cooling: Central heatingElectric and natural gas heatCentral air conditioning
• Interior features: Open floor planBreakfast barUtility room inside1 living areaAll bedrooms downstairsWalk-in closets
• Laundry & utility: Laundry on main level

Listing history 50 events

1. 2026-07-31
   days on market $221,999 Active 100 DOM
2. 2026-07-30
   days on market $221,999 Active 99 DOM
3. 2026-07-30
   days on market $221,999 Active 98 DOM
4. 2026-07-28
   days on market $221,999 Active 97 DOM
5. 2026-07-26
   days on market $221,999 Active 95 DOM
6. 2026-07-24
   days on market $221,999 Active 93 DOM
7. 2026-07-23
   days on market $221,999 Active 92 DOM
8. 2026-07-22
   days on market $221,999 Active 91 DOM
9. 2026-07-21
   days on market $221,999 Active 90 DOM
10. 2026-07-20
    days on market $221,999 Active 89 DOM
11. 2026-07-18
    days on market $221,999 Active 87 DOM
12. 2026-07-18
    days on market $221,999 Active 86 DOM
13. 2026-07-16
    days on market $221,999 Active 85 DOM
14. 2026-07-15
    days on market $221,999 Active 84 DOM
15. 2026-07-14
    days on market $221,999 Active 83 DOM
16. 2026-07-13
    days on market $221,999 Active 82 DOM
17. 2026-07-13
    days on market $221,999 Active 81 DOM
18. 2026-07-11
    days on market $221,999 Active 80 DOM
19. 2026-07-10
    days on market $221,999 Active 79 DOM
20. 2026-07-09
    days on market $221,999 Active 78 DOM
21. 2026-07-07
    days on market $221,999 Active 76 DOM
22. 2026-07-06
    days on market $221,999 Active 75 DOM
23. 2026-07-05
    days on market $221,999 Active 74 DOM
24. 2026-07-03
    days on market $221,999 Active 72 DOM
25. 2026-07-02
    days on market $221,999 Active 71 DOM
26. 2026-07-01
    days on market $221,999 Active 70 DOM
27. 2026-06-30
    days on market $221,999 Active 69 DOM
28. 2026-06-29
    days on market $221,999 Active 68 DOM
29. 2026-06-28
    days on market $221,999 Active 67 DOM
30. 2026-06-27
    days on market $221,999 Active 66 DOM
31. 2026-06-26
    days on market $221,999 Active 65 DOM
32. 2026-06-24
    days on market $221,999 Active 63 DOM
33. 2026-06-22
    days on market $221,999 Active 61 DOM
34. 2026-06-21
    days on market $221,999 Active 60 DOM
35. 2026-06-18
    days on market $221,999 Active 57 DOM
36. 2026-06-17
    days on market $221,999 Active 56 DOM
37. 2026-06-16
    days on market $221,999 Active 55 DOM
38. 2026-06-15
    days on market $221,999 Active 54 DOM
39. 2026-06-13
    days on market $221,999 Active 52 DOM
40. 2026-06-13
    days on market $221,999 Active 51 DOM
41. 2026-06-09
    days on market $221,999 Active 48 DOM
42. 2026-06-08
    days on market $221,999 Active 47 DOM
43. 2026-06-07
    days on market $221,999 Active 46 DOM
44. 2026-06-04
    days on market $221,999 Active 43 DOM
45. 2026-06-03
    days on market $221,999 Active 42 DOM
46. 2026-06-02
    days on market $221,999 Active 41 DOM
47. 2026-06-01
    days on market $221,999 Active 40 DOM
48. 2026-05-31
    days on market $221,999 Active 39 DOM
49. 2026-05-05
    price $221,999 615-char remark
50. 2026-05-03
    price $221,999 414-char remark

ⓘ 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: $22,604
• − Mortgage interest: −$12,435
• − Property taxes: −$3,330
• − Insurance: −$1,110
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − HOA: −$504
• − Depreciation: −$6,458
• Taxable loss: −$4,850
• Est. tax savings @ 24.0%: +$1,164
• After-tax cash flow: $107/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 · 13 photos

Excellent 95/100 None rehab

This single-story home is in excellent condition with no visible repairs needed. It offers a modern layout and is ready for move-in. Consider landscaping and smart home features to further enhance its value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both Add smart home features — Improves convenience and can increase rental value ↑
• Both Install energy-efficient windows — Reduces energy costs and enhances home value ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Norma Krueger El/bert Karrer Campus D- TX #1,112/4,322 Nat'l #15,746/41,679 Middle Marion Middle F TX #613/1,662 Nat'l #5,727/14,009 High Marion H S C- TX #379/1,632 Nat'l #4,461/17,239

Schools (NCES district)

• District: Marion ISD
• NCES district ID: 4829100
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 47% ▼ -4.00%
• Median HH income: $58,465
• Composite: 39.86/100
• National rank: #3867
• State rank: #243 of 826 in TX

C Composite livability gradescore 66/100

Livability — Marion

• Score: 66/100
• State rank: #614
• US rank: #11619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marion, TX
• County: Guadalupe · 196,854 people
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 6,907
• Household income: $82,534
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 47% of renters

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Population outlook (Guadalupe County) Hauer SSP2

• Today (2025): 196,854 people
• By 2030: 220,210 · +11.9%
• By 2040: 268,004 · +36.1%
• By 2050: 316,333 · +60.7%
• By 2075: 434,747 · +120.8%
• By 2100: 520,447 · +164.4%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 49% Hispanic / Latino 38% Two or more races 24% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 35% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 2% Iranian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 18% Tagalog/Filipino 1%

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Political lean MEDSL · Guadalupe

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: +1.5pp toward D · 2008: -31.0pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+24.2 2016: R+31.8 2012: R+35.1 2008: R+31.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -126.83%
• Current HPI: 189.5796
• Rent YoY: —
• Metro: —
• 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: Mandatory HOAHOA fee $125 quarterlyAssociation transfer fee $450

Exterior

• Parking: 2-car garage
• Utilities: Water and sewer provided by GVSUDGas supplied by CenterpointElectricity supplied by CPSGarbage service: Frontier
• Home design: New construction by Lennar HomesSlab foundationComposition roof
• Construction: Built recently (new)
• Exterior features: Cement fiber exteriorPark/Playground in the community

Interior

• Kitchen: Stove/RangeDishwasher
• Bedrooms: Primary bedroom on lower level with walk-in closet and full bathBedroom 2: 10 x 10Bedroom 3: 10 x 10Bedroom 4: 12 x 11Primary bedroom dimensions: 16 x 12
• Flooring: CarpetingVinyl flooring
• Bathrooms: 2 full bathroomsPrimary bath: shower only
• Heating & cooling: Central heatingElectric and natural gas heatCentral air conditioning
• Interior features: Open floor planBreakfast barUtility room inside1 living areaAll bedrooms downstairsWalk-in closets
• Laundry & utility: Laundry on main level

Price history

-7.9% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $221,999 LERA
• 2026-04-22 Listed $240,999 LERA