453 Jones Beach Ln · Jarrell, TX 76537

$213,999

4 bd · 2.0 ba · 1,575 sqft · Other · 18 Days on market

Built 2026 Excellent condition 5,706 sqft lot $100/mo HOA · 5% 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).

• Cash flow +14.2/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• DSCR +4.3/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.1/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

The Sentosa - This new home offers simple living with a convenient single-level layout. An open-concept floorplan combines the kitchen, living and dining areas for simple entertaining and multitasking. Three secondary bedrooms are tucked away to the side of the home, and the owner’s suite is nestled into a private rear corner, offering access to a spa-inspired bathroom and walk-in closet. Photos are for illustrative purposes only. Estimated Completion August 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

Key facts

• 5,706 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: HOA: Rancho Del Cielo; HOA fee $100 monthly (includes common area maintenance); Community amenities: Playground, Pool

Exterior

• Parking: Attached garage; Driveway; 2 covered parking spaces (2 total)
• Utilities: Electricity connected; Water connected (Municipal Utility District); Sewer connected (Municipal Utility District)
• Home design: Single-story new construction; South-facing; Slab foundation
• Construction: Built by Lennar (new construction); Brick, cement siding and stone exterior; Composition roof
• Exterior features: No exterior steps; Private yard; Front porch; Back yard fencing (wood, privacy)

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: 4 main-level bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Main level primary bedroom; Open floorplan; Walk-in closet(s)
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $214k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $34 ($410/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (13.9% below list).
• Recommended offer: $184k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.7% in Jarrell — 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 71/100 on livability (#313 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F.
• Jarrell ISD (rural): math 19% / reading 28% proficiency, ranked #713 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jarrell El (math 19% / reading 27%, grade F, #3,277 of 4,322 statewide, top 77%, 785 students, 62% FRL); Jarrell Middle (math 21% / reading 29%, grade F, #1,258 of 1,662 statewide, top 77%, 741 students, 64% FRL); Jarrell H S (math 22% / reading 37%, grade F, #1,112 of 1,632 statewide, top 70%, 868 students, 58% FRL).
• Market conditions: Rents soft (-1.7%/yr); 773 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 7,543 units permitted in Williamson County in 2024 (1,425 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.
• Williamson County population projected at +69% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Recommended offer $184,203 (13.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.37×
• Total profit: $-37,905
• Equity at exit: $31,908

10-year hold

• IRR: -18.0%
• Equity multiple: 0.15×
• Total profit: $-51,097
• Equity at exit: $18,503

Cash invested: $59,920 (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 76537

• Home prices YoY: -14.4%
• Rents YoY: -1.7%
• Active inventory: 773
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,842 high
• Mortgage (P&I): −$1,122
• Tax from tax record: −$110 /mo · $1,315/yr
• Insurance: −$89
• HOA: −$100
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $34

Break-even live

Break-even rent $1,799

Max offer price $213,999

Occupancy floor 93%

Sensitivity live

Price	-10% $155	-5% $95	+0% $34	+5% $-26	+10% $-87
Rent	-10% $-111	-5% $-39	+0% $34	+5% $107	+10% $180
Rate	-1.0pp $142	-0.5pp $89	base $34	+0.5pp $-21	+1.0pp $-78

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: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Texas Angel Way Jarrell, TX	3.0	2.0	1450	$1,550	$1.07	6d	1	0.11mi
136 Texas Angel Way Jarrell, TX	3.0	2.0	1450	$1,495	$1.03	45d	1	0.11mi
133 Texas Angel Way Jarrell, TX	3.0	2.0	1230	$1,500	$1.22	25d	1	0.12mi
112 Texas Angel Way Jarrell, TX	4.0	2.0	1897	$1,890	$1.00	19d	1	0.16mi
337 Rancho del Cielo Loop Georgetown, TX	3.0	2.0	1411	$1,535	$1.09	22d	1	0.19mi
128 Hasty Heart Ct Jarrell, TX	4.0	2.0	1606	$1,750	$1.09	0d	1	0.21mi
100 Tugboat Annie WAY Jarrell, TX	4.0	2.5	1984	$1,799	$0.91	45d	1	0.26mi
516 Rancho del Cielo Loop Jarrell, TX	3.0	2.0	1274	$1,700	$1.33	45d	1	0.27mi
544 Rancho del Cielo Loop Georgetown, TX	4.0	2.0	1606	$1,800	$1.12	45d	1	0.31mi
564 Rancho del Cielo Loop Jarrell, TX	3.0	2.0	1266	$1,600	$1.26	4d	1	0.33mi
856 Rancho del Cielo Loop Jarrell, TX	3.0	2.0	1447	$1,600	$1.11	45d	1	0.38mi
253 Tugboat Annie Way Jarrell, TX	3.0	2.0	1380	$1,495	$1.08	16d	1	0.40mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 8 events

1. 2026-06-08
   status $213,999 Pending 18 DOM
2. 2026-06-07
   days on market $213,999 Active 18 DOM
3. 2026-06-04
   days on market $213,999 Active 15 DOM
4. 2026-06-03
   days on market $213,999 Active 14 DOM
5. 2026-06-02
   days on market $213,999 Active 13 DOM
6. 2026-06-01
   days on market $213,999 Active 12 DOM
7. 2026-05-31
   days on market $213,999 Active 11 DOM
8. 2026-05-20
   listed $233,999 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,315 · $110/mo
• Projected year-2 tax: $3,916 · $326/mo
• Expected delta: +$2,601/yr (+$217/mo · 197.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,104
• − Mortgage interest: −$11,987
• − Property taxes: −$1,315
• − Insurance: −$1,070
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − HOA: −$1,200
• − Depreciation: −$6,225
• Taxable loss: −$3,230
• Est. tax savings @ 24.0%: +$775
• After-tax cash flow: $1,186/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 · 12 photos

Excellent 100/100 None rehab

This home is move-in ready with a modern and well-maintained interior and exterior. It offers a good investment opportunity with potential for further value enhancement through minor updates.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers
• Both Adding smart home features — Smart home features can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers ↑
• Both Adding smart home features — Smart home features can increase both resale and rental 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: Jarrell ISD
• NCES district ID: 4824600
• Math proficiency: 19% ▼ -18.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $57,132
• Composite: 21.47/100
• National rank: #8335
• State rank: #713 of 826 in TX

Livability — Jarrell

• Score: 71/100
• State rank: #313
• US rank: #7020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Williamson County · 680,029 people
• City population: 12,526
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 16,272
• Household income: $98,199
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 225.0

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 699,027 people
• By 2030: 795,537 · +13.8%
• By 2040: 990,683 · +41.7%
• By 2050: 1,184,292 · +69.4%
• By 2075: 1,623,825 · +132.3%
• By 2100: 1,924,153 · +175.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 48% Hispanic / Latino 36% Two or more races 14% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 30% Puerto Rican 5%
• Common ancestry: Romanian 3% Italian 2% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 69% English-only · Spanish 26% Chinese 2% French/Haitian/Cajun 1%

Political lean MEDSL · Williamson

• 2024 margin: Toss-up / Even · D 48.0% · R 50.4% · Other 1.6%
• 2008→2024 swing: +10.6pp toward D · 2008: -13.0pp · 2024: -2.5pp
• All cycles: 2024: R+2.5 2020: D+1.4 2016: R+9.9 2012: R+21.5 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.03%
• Current HPI: 184.8935
• Rent YoY: ▼ -1.73%
• 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

1 event — show timeline

• 2026-05-20 Listed $233,999 Unlock MLS

Property tax history

-7.4%/yr

Latest (2026): $1,315 · -7.4% YoY. Source: county tax records.