Bristol Plan · Elgin, TX 78621

$325,990

5 bd · 3.0 ba · 2,439 sqft · SingleFamily · 531 Days on market

Excellent condition ↓ 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).

• Appreciation +10.0/10.0
• Cash flow +9.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Schools +2.0/10.0

Listing remarks MLS

The two-story Bristol plan offers ample space to meet your needs. Privately situated on the main floor, the owner's suite features a roomy walk-in closet and attached bath. Additional main-floor highlights include a second bedroom downstairs with a walk-in closet, a two-story foyer, a mudroom, and a spacious kitchen overlooking an open-concept dining area and great room. Upstairs, you'll enjoy a versatile loft space, plus three more bedrooms-two featuring walk-in closets. * Photos may not be of exact home. Prices, plans, and terms are effective on the date of publication and subject to change without notice. Square footage/dimensions shown is only an estimate and actual square footage/dimensions will differ. Buyer should rely on his or her own evaluation of usable area. Depictions of homes or other features are artist conceptions. Hardscape, landscape, and other items shown may be decorator suggestions that are not included in the purchase price and availability may vary. ©2025 Century Communities, Inc.

Key facts

• Two-story foyer
• Walk-in closet
• Spacious kitchen

Tags

• OWNER'S SUITE
• WALK-IN CLOSET
• TWO-STORY FOYER
• MUDROOM
• SPACIOUS KITCHEN
• OPEN-CONCEPT DINING AREA

🏗️ New construction. The $325,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $346,733.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $326k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-251 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $310k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (16.7% below list).
• Recommended offer: $272k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.4% in Elgin — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools F, 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.
• Market conditions: Rents rising (+3.1%/yr); 807 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,841 units permitted in Bastrop County in 2024 (150 in 5+ unit buildings).
• This rent runs 33% of the median local income ($99k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Bastrop County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 531 days — a 12% lower offer ($287k) is reasonable based on typical stale-listing flexibility.

Recommended offer $271,532 (16.7% 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 531 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.78% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.10%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $346,733
• List price: $325,990
• Delta: -5.98%
• 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
162 Two Bits Ln	0.22mi	5/3.0	2,439 (0%)	2mo	$329,990	$135	88
224 Bendecido Loop	0.30mi	5/3.0	2,439 (0%)	0mo	$339,990	$139	86
220 Bendecido Loop	0.28mi	5/3.0	2,439 (0%)	2mo	$328,990	$135	85
208 Bendecido Loop	0.27mi	5/3.0	2,439 (0%)	6mo	$332,990	$137	83
440 Lucky Ave	0.27mi	4/3.5 (-1)	2,470 (+1%)	1mo	$344,990	$140	77
304 Bendecido Loop	0.32mi	4/3.5 (-1)	2,469 (+1%)	4mo	$359,900	$146	72
322 Bendecido Loop	0.30mi	4/3.5 (-1)	2,469 (+1%)	7mo	$349,900	$142	71
446 Lucky Ave	0.27mi	4/2.5 (-1)	2,299 (-6%)	1mo	$337,490	$147	70
439 Lucky Ave	0.28mi	4/2.5 (-1)	2,299 (-6%)	2mo	$329,490	$143	69
157 Tolo Dr	0.33mi	4/2.5 (-1)	2,299 (-6%)	7mo	$354,900	$154	62
292 Bendecido Loop	0.33mi	4/2.5 (-1)	2,299 (-6%)	8mo	$334,900	$146	62
151 Tolo Dr	0.31mi	4/2.5 (-1)	2,075 (-15%)	7mo	$335,900	$162	48

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: 22.1%
• Equity multiple: 2.78×
• Total profit: $173,217
• Equity at exit: $312,365

10-year hold

• IRR: 19.9%
• Equity multiple: 6.39×
• Total profit: $523,423
• Equity at exit: $673,626

Cash invested: $97,085 (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 78621

• Home prices YoY: 7.6%
• Rents YoY: 3.1%
• Active inventory: 807
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,715 high
• Mortgage (P&I): −$1,818
• Tax est. 1.5%: −$433 /mo · $5,201/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $-251

Break-even live

Break-even rent $3,033

Max offer price $310,400

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: $86,683
• Closing costs: $10,402
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
174 Gullivers Dr Elgin, TX	4.0	2.5	2304	$2,850	$1.24	44d	1	0.07mi
126 Bendecido Loop Elgin, TX	4.0	2.5	2697	$2,250	$0.83	24d	1	0.15mi
813 Central Ave Elgin, TX	4.0	2.0	2025	$2,300	$1.14	4d	1	0.65mi
209 Lake Placid Run Elgin, TX	5.0	3.0	2196	$2,200	$1.00	24d	1	0.96mi
120 Jim Dandy Dr Elgin, TX	4.0	2.0	1650	$1,923	$1.17	4d	1	0.97mi
710 North Avenue C Unit C Elgin, TX	4.0	2.5	3050	$2,000	$0.66	44d	1	1.19mi

Listing history 16 events

1. 2026-06-18
   days on market $325,990 Active 531 DOM
2. 2026-06-17
   days on market $325,990 Active 530 DOM
3. 2026-06-16
   days on market $325,990 Active 529 DOM
4. 2026-06-15
   days on market $325,990 Active 528 DOM
5. 2026-06-13
   days on market $325,990 Active 526 DOM
6. 2026-06-09
   days on market $325,990 Active 522 DOM
7. 2026-06-08
   days on market $325,990 Active 521 DOM
8. 2026-06-07
   days on market $325,990 Active 520 DOM
9. 2026-06-04
   days on market $325,990 Active 517 DOM
10. 2026-06-03
    days on market $325,990 Active 516 DOM
11. 2026-06-02
    days on market $325,990 Active 515 DOM
12. 2026-06-01
    days on market $325,990 Active 514 DOM
13. 2026-05-31
    days on market $325,990 Active 513 DOM
14. 2026-01-06
    price $325,990 1023-char remark

    Show marketing remark (1023 chars)

    The two-story Bristol plan offers ample space to meet your needs. Privately situated on the main floor, the owner's suite features a roomy walk-in closet and attached bath. Additional main-floor highlights include a second bedroom downstairs with a walk-in closet, a two-story foyer, a mudroom, and a spacious kitchen overlooking an open-concept dining area and great room. Upstairs, you'll enjoy a versatile loft space, plus three more bedrooms-two featuring walk-in closets. * Photos may not be of exact home. Prices, plans, and terms are effective on the date of publication and subject to change without notice. Square footage/dimensions shown is only an estimate and actual square footage/dimensions will differ. Buyer should rely on his or her own evaluation of usable area. Depictions of homes or other features are artist conceptions. Hardscape, landscape, and other items shown may be decorator suggestions that are not included in the purchase price and availability may vary. ©2025 Century Communities, Inc.

15. 2025-04-03
    price $345,990 1023-char remark

    Show marketing remark (1023 chars)

    The two-story Bristol plan offers ample space to meet your needs. Privately situated on the main floor, the owner's suite features a roomy walk-in closet and attached bath. Additional main-floor highlights include a second bedroom downstairs with a walk-in closet, a two-story foyer, a mudroom, and a spacious kitchen overlooking an open-concept dining area and great room. Upstairs, you'll enjoy a versatile loft space, plus three more bedrooms-two featuring walk-in closets. * Photos may not be of exact home. Prices, plans, and terms are effective on the date of publication and subject to change without notice. Square footage/dimensions shown is only an estimate and actual square footage/dimensions will differ. Buyer should rely on his or her own evaluation of usable area. Depictions of homes or other features are artist conceptions. Hardscape, landscape, and other items shown may be decorator suggestions that are not included in the purchase price and availability may vary. ©2025 Century Communities, Inc.

16. 2025-01-03
    listed $344,990 Active 1023-char remark

    Show marketing remark (1023 chars)

    The two-story Bristol plan offers ample space to meet your needs. Privately situated on the main floor, the owner's suite features a roomy walk-in closet and attached bath. Additional main-floor highlights include a second bedroom downstairs with a walk-in closet, a two-story foyer, a mudroom, and a spacious kitchen overlooking an open-concept dining area and great room. Upstairs, you'll enjoy a versatile loft space, plus three more bedrooms-two featuring walk-in closets. * Photos may not be of exact home. Prices, plans, and terms are effective on the date of publication and subject to change without notice. Square footage/dimensions shown is only an estimate and actual square footage/dimensions will differ. Buyer should rely on his or her own evaluation of usable area. Depictions of homes or other features are artist conceptions. Hardscape, landscape, and other items shown may be decorator suggestions that are not included in the purchase price and availability may vary. ©2025 Century Communities, Inc.

ⓘ 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: $32,584
• − Mortgage interest: −$19,422
• − Property taxes: −$5,201
• − Insurance: −$1,734
• − Repairs & maintenance: −$2,607
• − Management: −$2,607
• − Depreciation: −$10,087
• Taxable loss: −$9,073
• Est. tax savings @ 24.0%: +$2,178
• After-tax cash flow: $-835/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

Excellent 95/100 None rehab

This Bristol plan home in Elgin, TX is in excellent condition with no visible repairs needed. It offers ample space and modern finishes, making it an attractive option for both resale and rental.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value
• Resale Updating the kitchen backsplash — A fresh backsplash can modernize the kitchen and attract more buyers
• Rental Installing smart home devices — Smart home features can attract renters and increase rental rates

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can modernize the kitchen and attract more buyers ↑
• Rental Installing smart home devices — Smart home features can attract renters and increase rental rates ↑

ⓘ 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: 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

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

• County: Bastrop County · 68,601 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: 235.0

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%

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%

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: ▲ 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

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

-5.5% since first listed

3 events — show timeline

• 2026-01-06 Price Changed $325,990 Zillow
• 2025-04-03 Price Changed $345,990 Zillow
• 2025-01-03 Listed $344,990 Zillow