210 Langston Dr · Uhland, TX 78640

$264,000

4 bd · 2.0 ba · 1,572 sqft · SingleFamily · 60 Days on market

Built 2025 Good condition 5,662 sqft lot $168/sqft · 10% below area Est $295k · 10% under $77/mo HOA · 3% 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).

• ARV discount +12.2/15.0
• Cash flow +10.0/30.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• 1% rule +3.3/10.0
• DSCR +2.8/10.0
• Livability +2.7/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

* 5% lender incentive offered with the use of the seller’s in-house lender! Incentive may be used towards buyer closing costs and/or rate buy-down, subject to lender approval and buyer qualification. Check out the Emma, one of our one-story floorplans available at Bollinger in Maxwell, Texas. This new home offers 4 bedrooms, 2 bathrooms and a 2-car garage within 1,572 square feet of living space. As you enter the home from the front porch, you'll cross the foyer to the open concept living area. The kitchen faces out to the dining room and family room, allowing for conversations to flow easily across the space as you make dinner and unwind from your day. The kitchen features an island

Key facts

• Quartz countertops
• Kitchen island
• Pantry closet

Tags

• OPEN CONCEPT LIVING AREA
• KITCHEN ISLAND
• QUARTZ COUNTERTOPS
• 42 INCH UPPER CABINETS
• PANTRY CLOSET
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Homeowners association (BOLLINGER HOA) with a monthly fee

Exterior

• Parking: Attached garage; 2-car garage
• Security: Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer; Concrete road surface
• Home design: Single-story; New construction by DR Horton; Entry level: Main; Shingle/composition roof; Fiber cement exterior
• Construction: Built as new construction; Fiber cement construction; Slab foundation
• Exterior features: Sprinklers in ground; See remarks

Interior

• Kitchen: Dishwasher; Gas range; Range; Microwave; Some electric appliances; Some gas appliances
• Bedrooms: Bedroom 2 on main level (10 x 10); Bedroom 3 on main level (10 x 10); Bedroom 4 on main level (10 x 9)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Separate shower
• Heating & cooling: Central heating (Electric and Natural Gas); Central air conditioning (one unit)
• Interior features: Open floorplan; Built-in features; Separate/formal dining room; Living/dining room; Dining area; Kitchen/family room combo; Kitchen/dining combo; Kitchen island; Pantry; Custom cabinets; Vanity; Walk-in closet(s); Separate shower (shower only); See remarks
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Main level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $264k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (16.5% below list).
• Recommended offer: $220k (16.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#1,385 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• Hays CISD (rural): math 35% / reading 41% proficiency, ranked #390 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hemphill El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 577 students, 71% FRL); D J Red Simon Middle (math 16% / reading 22%, grade F, #1,466 of 1,662 statewide, top 89%, 733 students, 78% FRL); Lehman H S (math 20% / reading 32%, grade F, #1,234 of 1,632 statewide, top 76%, 2,120 students, 59% FRL) — zoned schools average 70% FRL vs 43% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 38% district-wide (-14 pts) — the specific schools serving this property underperform the Hays CISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.3%/yr); 1820 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 529 units permitted in Caldwell County in 2024 (6 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 $8k of value loss. Plan a longer hold.
• Caldwell County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($256k) is reasonable based on typical stale-listing flexibility.

Recommended offer $220,428 (16.5% 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 60 days. Have you received any prior offers? Is the seller open to a 17% 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. 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: 0.83% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 10.0

CMA / ARV

• ARV (median comp): $294,551
• List price: $264,000
• Delta: -10.37%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Hodges St	0.16mi	3/2.0 (-1)	1,575 (+0%)	4mo	$324,990	$206	84
439 Hodges St	0.37mi	3/2.0 (-1)	1,575 (+0%)	9mo	$289,990	$184	70
205 Varner Way	0.34mi	4/2.5	1,543 (-2%)	12mo	$263,615	$171	69
341 Hodges St	0.21mi	4/2.0	1,796 (+14%)	6mo	$330,990	$184	61
223 Langston Dr	0.47mi	3/2.0 (-1)	1,488 (-5%)	10mo	$289,490	$195	56
418 Hodges St	0.49mi	4/2.0	1,796 (+14%)	1mo	$299,990	$167	53
431 Hodges St	0.35mi	4/2.0	1,796 (+14%)	9mo	$299,990	$167	52
200 Kendall Ln	0.51mi	3/2.5 (-1)	1,419 (-10%)	5mo	$239,990	$169	49
506 Hodges St	0.39mi	4/2.0	1,796 (+14%)	12mo	$332,385	$185	48

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: -24.2%
• Equity multiple: 0.20×
• Total profit: $-59,353
• Equity at exit: $39,363

10-year hold

• IRR: -31.9%
• Equity multiple: -0.21×
• Total profit: $-89,448
• Equity at exit: $22,826

Cash invested: $73,920 (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 78640

• Home prices YoY: -33.8%
• Rents YoY: -0.3%
• Active inventory: 1820
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,204 medium
• Mortgage (P&I): −$1,384
• Tax est. 1.5%: −$330 /mo · $3,960/yr
• Insurance: −$110
• HOA: −$77
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-160

Break-even live

Break-even rent $2,407

Max offer price $240,839

Occupancy floor —

Sensitivity live

Price	-10% $22	-5% $-69	+0% $-160	+5% $-251	+10% $-343
Rent	-10% $-334	-5% $-247	+0% $-160	+5% $-73	+10% $14
Rate	-1.0pp $-27	-0.5pp $-93	base $-160	+0.5pp $-228	+1.0pp $-298

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: $66,000
• Closing costs: $7,920
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Kendall Ln Kyle, TX	4.0	2.5	1543	$1,895	$1.23	22d	1	0.26mi
271 Cottonwood Trl Maxwell, TX	3.0	2.0	1568	$2,000	$1.28	45d	1	1.40mi

HOA detail

• Monthly dues: $77 · $924/yr

Listing history 15 events

1. 2026-06-21
   days on market $264,000 Active 60 DOM
2. 2026-06-18
   days on market $264,000 Active 57 DOM
3. 2026-06-17
   days on market $264,000 Active 56 DOM
4. 2026-06-16
   days on market $264,000 Active 55 DOM
5. 2026-06-15
   days on market $264,000 Active 54 DOM
6. 2026-06-13
   days on market $264,000 Active 52 DOM
7. 2026-06-09
   days on market $264,000 Active 48 DOM
8. 2026-06-08
   days on market $264,000 Active 47 DOM
9. 2026-06-07
   pricedays on market $264,000 Active 46 DOM
10. 2026-06-05
    days on market $265,000 Active 43 DOM
11. 2026-06-03
    days on market $265,000 Active 42 DOM
12. 2026-06-02
    days on market $265,000 Active 41 DOM
13. 2026-06-01
    days on market $265,000 Active 40 DOM
14. 2026-05-31
    days on market $265,000 Active 39 DOM
15. 2026-04-22
    listed $265,000 Active 1587-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: $26,451
• − Mortgage interest: −$14,788
• − Property taxes: −$3,960
• − Insurance: −$1,320
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − HOA: −$924
• − Depreciation: −$7,680
• Taxable loss: −$6,453
• Est. tax savings @ 24.0%: +$1,549
• After-tax cash flow: $-372/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

Good 80/100 Cosmetic rehab

This home is in excellent condition with minimal cosmetic updates needed. It offers a good starting point for investors looking to enhance its value through targeted improvements.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and irrigation system — Improves curb appeal and enhances property value
• Resale Kitchen backsplash and countertops — Modernizes the kitchen and adds value
• Resale Bathroom fixtures and vanity — Enhances bathroom aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and irrigation system — Improves curb appeal and enhances property value ↑
• Resale Kitchen backsplash and countertops — Modernizes the kitchen and adds value ↑
• Resale Bathroom fixtures and vanity — Enhances bathroom aesthetics and functionality ↑

ⓘ 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: Hays CISD
• NCES district ID: 4800010
• Math proficiency: 35% ▼ -15.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $70,570
• Composite: 34.78/100
• National rank: #5118
• State rank: #390 of 826 in TX

Livability — Uhland

• Score: 54/100
• State rank: #1385
• US rank: #23774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hays County · 280,138 people
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 77,531
• Household income: $90,075
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 2552.0

Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 46,557 people
• By 2030: 49,673 · +6.7%
• By 2040: 55,827 · +19.9%
• By 2050: 61,832 · +32.8%
• By 2075: 77,212 · +65.8%
• By 2100: 89,225 · +91.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 55% White 36% Two or more races 29% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 47% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 63% English-only · Spanish 35%

Political lean MEDSL · Caldwell

• 2024 margin: R (+14.4) · D 42.2% · R 56.6% · Other 1.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -6.0pp · 2024: -14.4pp
• All cycles: 2024: R+14.4 2020: R+9.1 2016: R+15.8 2012: R+11.1 2008: R+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.64%
• Current HPI: 181.7969
• Rent YoY: ▼ -0.34%
• 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

-0.4% since first listed

2 events — show timeline

• 2026-06-05 Price Changed $264,000 CTXMLS
• 2026-04-22 Listed $265,000 CTXMLS