650 Whoopers Loop · Uhland, TX 78640

$214,999

4 bd · 2.0 ba · 1,483 sqft · SingleFamily · 26 Days on market

Built 2026 Good condition Est $227k · 5% under

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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).

• Cash flow +12.8/30.0
• ARV discount +9.9/15.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• Livability +2.7/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• Other: Address: 650 Whoopers Loop, Uhland, TX 78640
• Financial info: Listing price available

Exterior

• Parking: Detached or attached 2-car garage (2 total parking spaces)
• Home design: Single-family home (Hoffman plan); Spec new construction
• Exterior features: Approximately 1,483 square feet of living area

Interior

• Bedrooms: Four bedrooms
• Bathrooms: Two full bathrooms
• Interior features: Open living area layout

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-20 ($-235/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (13.7% below list).
• Recommended offer: $186k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 5.0% in Uhland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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-, schools F, amenities 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.
• Market conditions: Rents soft (-0.3%/yr); 1801 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; 5,270 units permitted in Hays County in 2024 (1,464 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Hays County population projected at +93% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Recommended offer $185,599 (13.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $226,899
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
151 Pink Footed Pass	0.10mi	4/2.0	1,483 (0%)	2mo	$219,490	$148	94
697 Whoopers Loop	0.05mi	4/2.0	1,600 (+8%)	2mo	$229,499	$143	83
707 Whoopers Loop	0.06mi	3/2.0 (-1)	1,411 (-5%)	2mo	$226,990	$161	82
263 Speckled Belly Bnd	0.11mi	4/2.0	1,600 (+8%)	1mo	$232,999	$146	81
143 Pink Footed Pass	0.11mi	3/2.0 (-1)	1,354 (-9%)	1mo	$207,490	$153	74
168 Speckled Belly Bnd	0.12mi	4/2.0	1,667 (+12%)	2mo	$235,990	$142	72
136 Speckled Belly Bnd	0.12mi	4/2.0	1,667 (+12%)	2mo	$234,990	$141	72
114 Whoopers Loop	0.32mi	4/2.0	1,616 (+9%)	0mo	$225,000	$139	70
135 Orange Flame Blvd	0.72mi	4/2.0	1,485 (+0%)	1mo	$231,990	$156	66
132 Celosia Loop	0.74mi	4/2.0	1,485 (+0%)	3mo	$249,990	$168	63
173 Muscovy Dr	0.42mi	3/2.0 (-1)	1,260 (-15%)	2mo	$215,990	$171	48
127 Orange Flame Blvd	0.72mi	3/2.0 (-1)	1,329 (-10%)	1mo	$219,990	$166	43

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: -20.4%
• Equity multiple: 0.31×
• Total profit: $-41,497
• Equity at exit: $32,057

10-year hold

• IRR: -22.0%
• Equity multiple: 0.03×
• Total profit: $-58,647
• Equity at exit: $18,589

Cash invested: $60,200 (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: 1801
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-20

Break-even live

Break-even rent $1,881

Max offer price $212,166

Occupancy floor 96%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
177 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,525	$1.03	44d	1	0.06mi
177 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,525	$1.03	24d	1	0.06mi
151 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,600	$1.08	24d	1	0.09mi
263 Speckled Belly Bnd Uhland, TX	4.0	2.0	1600	$1,650	$1.03	16d	1	0.12mi
129 Pineland Ave Niederwald, TX	3.0	2.0	1460	$1,414	$0.97	13d	1	0.39mi
787 Arnold Loop , TX	3.0	2.5	1840	$2,300	$1.25	2d	1	0.70mi

Listing history 12 events

1. 2026-06-17
   pricedays on market $214,999 Active 26 DOM
2. 2026-06-16
   days on market $214,490 Active 25 DOM
3. 2026-06-15
   days on market $214,490 Active 24 DOM
4. 2026-06-13
   days on market $214,490 Active 22 DOM
5. 2026-06-09
   days on market $214,490 Active 18 DOM
6. 2026-06-08
   days on market $214,490 Active 17 DOM
7. 2026-06-07
   days on market $214,490 Active 16 DOM
8. 2026-06-05
   days on market $214,490 Active 13 DOM
9. 2026-06-03
   days on market $214,490 Active 12 DOM
10. 2026-06-02
    days on market $214,490 Active 11 DOM
11. 2026-06-01
    days on market $214,490 Active 10 DOM
12. 2026-05-31
    days on market $214,490 Active 9 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: $22,272
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$6,255
• Taxable loss: −$3,889
• Est. tax savings @ 24.0%: +$933
• After-tax cash flow: $699/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 · 20 photos

Good 80/100 Cosmetic rehab

This single-level home is in good condition with a spacious open floorplan and modern finishes. It is move-in ready with minor cosmetic updates that could further enhance its value.

Value-add opportunities

• Resale Painting exterior siding — Enhances curb appeal and value
• Resale Updating flooring in bathrooms — Improves aesthetics and functionality
• Resale Upgrading kitchen appliances — Modernizes the space and adds value
• Both Adding smart home features — Enhances convenience and adds value
• Resale Landscaping improvements — Enhances curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting exterior siding — Enhances curb appeal and value ↑
• Resale Updating flooring in bathrooms — Improves aesthetics and functionality ↑
• Resale Upgrading kitchen appliances — Modernizes the space and adds value ↑
• Both Adding smart home features — Enhances convenience and adds value ↑
• Resale Landscaping improvements — Enhances curb appeal and value ↑

ⓘ 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

• Census place: Uhland, TX
• 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 (Hays County) Hauer SSP2

• Today (2025): 286,948 people
• By 2030: 336,923 · +17.4%
• By 2040: 441,894 · +54.0%
• By 2050: 553,462 · +92.9%
• By 2075: 838,261 · +192.1%
• By 2100: 1,063,658 · +270.7%

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 · Hays

• 2024 margin: Lean D (+5.7) · D 52.1% · R 46.5% · Other 1.4%
• 2008→2024 swing: +7.7pp toward D · 2008: -2.0pp · 2024: 5.7pp
• All cycles: 2024: D+5.7 2020: D+10.8 2016: R+0.9 2012: R+10.4 2008: R+2.0

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