323 Santo Domingo Rd · Bastrop, TX 78602

$253,490

3 bd · 2.0 ba · 1,206 sqft · SingleFamily · 1 Days on market

Built 2026 Est $247k · at est.

---

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 +12.9/30.0
• ARV discount +6.4/15.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to 323 Santo Domingo Road a one story home in our Valverde community in Bastrop, TX. The Gabriel offers open concept living across 1,206 sq ft and features 3 bedrooms and 2 bathrooms. As you first enter the home you step into a grand multifunctional living, dining, and kitchen. The main bedroom, bedroom 1, is near the front of the home providing privacy. Enjoy the large walk-in closet and separate en-suite. The stunning kitchen features white "picture frame" cabinets, stainless steel appliances and much more. Towards the back of the home, you'll find the two secondary bedrooms and bathroom. Enjoy your covered back patio and find yard work a breeze with the rear detach

Key facts

• Open concept living
• Separate en-suite
• Covered back patio

Tags

• OPEN CONCEPT LIVING
• LARGE WALK-IN CLOSET
• SEPARATE EN-SUITE
• COVERED BACK PATIO
• FULL IRRIGATION SYSTEM
• AMERICA'S SMART HOME PACKAGE

Property features AI

Finance

• Financial info: List price $253,490

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Spec home — Plan name: The Gabriel; Status: Active
• Exterior features: Address: 323 Santo Domingo Rd, Bastrop, TX 78602

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1,206

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $253k.

Deal economics

• At list price, monthly cash flow is $-20 ($-245/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (13.5% below list).
• Recommended offer: $219k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.2% 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.
• Market conditions: Rents soft (-2.0%/yr); 1068 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,841 units permitted in Bastrop County in 2024 (150 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.
• Bastrop County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $219,161 (13.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 6.20%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $247,230
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Santo Domingo Rd	0.04mi	3/2.0	1,206 (0%)	5mo	$254,990	$211	94
306 Puerto Plata Ave	0.09mi	3/2.0	1,206 (0%)	6mo	$252,990	$210	91
305 El Siebo Ln	0.06mi	3/2.0	1,206 (0%)	10mo	$259,590	$215	89
202 Constanza Trl	0.19mi	3/2.0	1,202 (-0%)	3mo	$262,990	$219	88
314 Puerto Plata Ave	0.22mi	3/2.0	1,206 (0%)	8mo	$239,990	$199	83
318 Nizao Ln	0.06mi	3/2.5	1,332 (+10%)	1mo	$273,230	$205	77
304 Puerto Plata Ave	0.09mi	3/2.5	1,332 (+10%)	4mo	$265,990	$200	73
305 Santa Domingo Rd	0.05mi	3/2.5	1,332 (+10%)	9mo	$272,590	$205	71
307 El Seibo Ln	0.06mi	3/2.5	1,332 (+10%)	9mo	$268,990	$202	71
320 Puerto Plata Ave	0.15mi	3/2.5	1,332 (+10%)	10mo	$269,990	$203	65
323 El Seibo Ln	0.23mi	3/2.5	1,332 (+10%)	8mo	$268,990	$202	64
312 Puerto Plata Ave	0.24mi	3/2.5	1,332 (+10%)	10mo	$269,990	$203	61

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: -20.3%
• Equity multiple: 0.31×
• Total profit: $-48,768
• Equity at exit: $37,796

10-year hold

• IRR: -21.9%
• Equity multiple: 0.03×
• Total profit: $-68,830
• Equity at exit: $21,917

Cash invested: $70,977 (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 78602

• Home prices YoY: -23.0%
• Rents YoY: -2.0%
• Active inventory: 1068
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,192 high
• Mortgage (P&I): −$1,329
• Tax est. 1.5%: −$317 /mo · $3,802/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-20

Break-even live

Break-even rent $2,217

Max offer price $250,532

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: $63,372
• Closing costs: $7,605
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Puerto Plata Ave Bastrop, TX	3.0	2.5	1461	$2,050	$1.40	11d	1	0.09mi
306 Constanza Trl Bastrop, TX	4.0	2.0	1427	$2,000	$1.40	3d	1	0.16mi
306 Constanza Trl Bastrop, TX	4.0	2.0	1427	$2,200	$1.54	44d	1	0.16mi
316 Constanza Trl Bastrop, TX	4.0	2.0	1427	$2,100	$1.47	18d	1	0.21mi
151 Puerto Plata Ave Bastrop, TX	1.0–3.0	1.0–2.0	1104	$2,190	$1.98	2d	12	0.29mi
798 Sam Houston Dr Bastrop, TX	1.0–4.0	1.0–2.5	1246	$2,157	$1.73	2d	26	0.38mi
194 George Neggan Ln Bastrop, TX	3.0	2.5	1387	$1,900	$1.37	3d	1	0.42mi
945 Blakey Ln Bastrop, TX	1.0–3.0	1.0–3.0	1151	$2,383	$2.07	2d	67	0.60mi

Listing history 2 events

1. 2026-06-17
   remarks 689-char remark
2. 2026-06-17
   listed $253,490 Active 1 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: $26,299
• − Mortgage interest: −$14,199
• − Property taxes: −$3,802
• − Insurance: −$1,267
• − Repairs & maintenance: −$2,104
• − Management: −$2,104
• − Depreciation: −$7,374
• Taxable loss: −$4,552
• Est. tax savings @ 24.0%: +$1,092
• After-tax cash flow: $847/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.

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

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

• County: Bastrop County · 68,601 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: 775.0

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 0.57)
• 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%

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

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