220 Golden Eagle Blvd · New Waverly, TX 77358

$264,990

5 bd · 2.0 ba · 1,874 sqft · SingleFamily · 85 Days on market

Built 2026 6,353 sqft lot $141/sqft · 36% below area Est $413k · 36% under $62/mo HOA · 3% of rent ↓ 3% 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).

• ARV discount +15.0/15.0
• Cash flow +7.4/30.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FANTASTIC NEW 5 BEDROOM D.R. HORTON HOME IN NEW WAVERLY STATION! Great location with no back neighbors for extra privacy! This spacious single-story layout combines open-concept living with thoughtful functionality throughout. The heart of the home features a modern kitchen that flows seamlessly into the dining and family room, creating an inviting atmosphere for daily living and entertaining. The kitchen includes a generous island, ample counter space, and abundant cabinetry, making it as practical as it is stylish. The primary suite offers a relaxing retreat complete with a large walk-in closet and ensuite bath with dual sinks and a walk-in shower. Four additional bedrooms are positioned toward the front, providing flexibility for family, guests, or a home office setup. Designed with modern living in mind, this home delivers a perfect blend of spaciousness, efficiency, and style- offering everything you need to feel right at home in a smart, functional layout.

Key facts

• Ample counter space
• Generous island
• Ensuite bath

Tags

• MODERN KITCHEN
• GENEROUS ISLAND
• AMPLE COUNTER SPACE
• ABUNDANT CABINETRY
• LARGE WALK-IN CLOSET
• ENSUITE BATH

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-346 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (26.1% below list).
• Recommended offer: $196k (26.1% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 1.7% in New Waverly — 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 57/100 on livability (#1,235 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, crime D-, amenities F.
• New Waverly ISD (rural): math 37% / reading 49% proficiency, ranked #295 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 258 active listings in the ZIP; 527 units permitted in Walker County in 2024 (0 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.
• Walker County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $195,831 (26.1% 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 85 days. Have you received any prior offers? Is the seller open to a 26% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.60%
• DSCR: 0.75
• GRM: 11.3

CMA / ARV

• ARV (median comp): $412,708
• List price: $264,990
• Delta: -35.79%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
239 Golden Eagle Blvd	0.55mi	4/3.0 (-1)	2,034 (+8%)	2mo	$316,990	$156	50
118 Jim Hall Ln	0.69mi	4/2.0 (-1)	2,061 (+10%)	10mo	$485,000	$235	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.8%
• Equity multiple: 0.12×
• Total profit: $-64,923
• Equity at exit: $39,511

10-year hold

• IRR: -22.4%
• Equity multiple: -0.14×
• Total profit: $-84,653
• Equity at exit: $22,911

Cash invested: $74,197 (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 77358

• Home prices YoY: -23.2%
• Active inventory: 258
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,958 medium
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$62
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-346

Break-even live

Break-even rent $2,397

Max offer price $214,891

Occupancy floor —

Sensitivity live

Price	-10% $-163	-5% $-255	+0% $-346	+5% $-438	+10% $-529
Rent	-10% $-501	-5% $-424	+0% $-346	+5% $-269	+10% $-192
Rate	-1.0pp $-213	-0.5pp $-279	base $-346	+0.5pp $-415	+1.0pp $-485

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: $66,248
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $62 · $744/yr

Listing history 19 events

1. 2026-06-18
   days on market $264,990 Active 85 DOM
2. 2026-06-17
   days on market $264,990 Active 84 DOM
3. 2026-06-16
   days on market $264,990 Active 83 DOM
4. 2026-06-15
   days on market $264,990 Active 82 DOM
5. 2026-06-13
   days on market $264,990 Active 80 DOM
6. 2026-06-13
   days on market $264,990 Active 79 DOM
7. 2026-06-10
   price $264,990 Active 76 DOM
8. 2026-06-09
   days on market $274,990 Active 76 DOM
9. 2026-06-08
   days on market $274,990 Active 75 DOM
10. 2026-06-07
    days on market $274,990 Active 74 DOM
11. 2026-06-04
    days on market $274,990 Active 71 DOM
12. 2026-06-03
    pricedays on market $274,990 Active 70 DOM
13. 2026-06-02
    days on market $280,990 Active 69 DOM
14. 2026-06-01
    days on market $280,990 Active 68 DOM
15. 2026-05-31
    days on market $280,990 Active 67 DOM
16. 2026-05-19
    price $280,990 976-char remark

    Show marketing remark (1226 chars)

    The Bailey floor plan offers 1,882 square feet of well-designed living space with 5 bedrooms, 2 bathrooms, and a 2-car garage. This spacious single-story layout is ideal for growing families, combining open-concept living with thoughtful functionality throughout. The heart of the home features a modern kitchen that flows seamlessly into the dining and family room, creating an inviting atmosphere for daily living and entertaining. The kitchen includes a generous island, ample counter space, and abundant cabinetry, making it as practical as it is stylish. The private owner's suite is located at the back of the home, offering a relaxing retreat complete with a large walk-in closet and ensuite bath with dual sinks and a walk-in shower. Four additional bedrooms are positioned toward the front, providing flexibility for family, guests, or a home office setup. A dedicated laundry room and plentiful storage spaces add everyday convenience, while the open flow of the living areas enhances comfort and connection. Designed with modern families in mind, the Bailey floor plan delivers a perfect blend of spaciousness, efficiency, and style- offering everything you need to feel right at home in a smart, functional layout.

17. 2026-05-19
    price $280,990 1226-char remark

    Show marketing remark (1226 chars)

    The Bailey floor plan offers 1,882 square feet of well-designed living space with 5 bedrooms, 2 bathrooms, and a 2-car garage. This spacious single-story layout is ideal for growing families, combining open-concept living with thoughtful functionality throughout. The heart of the home features a modern kitchen that flows seamlessly into the dining and family room, creating an inviting atmosphere for daily living and entertaining. The kitchen includes a generous island, ample counter space, and abundant cabinetry, making it as practical as it is stylish. The private owner's suite is located at the back of the home, offering a relaxing retreat complete with a large walk-in closet and ensuite bath with dual sinks and a walk-in shower. Four additional bedrooms are positioned toward the front, providing flexibility for family, guests, or a home office setup. A dedicated laundry room and plentiful storage spaces add everyday convenience, while the open flow of the living areas enhances comfort and connection. Designed with modern families in mind, the Bailey floor plan delivers a perfect blend of spaciousness, efficiency, and style- offering everything you need to feel right at home in a smart, functional layout.

18. 2026-03-25
    listed $290,990 Active 976-char remark

    Show marketing remark (976 chars)

    FANTASTIC NEW 5 BEDROOM D.R. HORTON HOME IN NEW WAVERLY STATION! Great location with no back neighbors for extra privacy! This spacious single-story layout combines open-concept living with thoughtful functionality throughout. The heart of the home features a modern kitchen that flows seamlessly into the dining and family room, creating an inviting atmosphere for daily living and entertaining. The kitchen includes a generous island, ample counter space, and abundant cabinetry, making it as practical as it is stylish. The primary suite offers a relaxing retreat complete with a large walk-in closet and ensuite bath with dual sinks and a walk-in shower. Four additional bedrooms are positioned toward the front, providing flexibility for family, guests, or a home office setup. Designed with modern living in mind, this home delivers a perfect blend of spaciousness, efficiency, and style- offering everything you need to feel right at home in a smart, functional layout.

19. 2026-03-17
    listed $290,990 Active 1226-char remark

    Show marketing remark (1226 chars)

    The Bailey floor plan offers 1,882 square feet of well-designed living space with 5 bedrooms, 2 bathrooms, and a 2-car garage. This spacious single-story layout is ideal for growing families, combining open-concept living with thoughtful functionality throughout. The heart of the home features a modern kitchen that flows seamlessly into the dining and family room, creating an inviting atmosphere for daily living and entertaining. The kitchen includes a generous island, ample counter space, and abundant cabinetry, making it as practical as it is stylish. The private owner's suite is located at the back of the home, offering a relaxing retreat complete with a large walk-in closet and ensuite bath with dual sinks and a walk-in shower. Four additional bedrooms are positioned toward the front, providing flexibility for family, guests, or a home office setup. A dedicated laundry room and plentiful storage spaces add everyday convenience, while the open flow of the living areas enhances comfort and connection. Designed with modern families in mind, the Bailey floor plan delivers a perfect blend of spaciousness, efficiency, and style- offering everything you need to feel right at home in a smart, functional layout.

ⓘ 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: $23,500
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − HOA: −$744
• − Depreciation: −$7,709
• Taxable loss: −$8,856
• Est. tax savings @ 24.0%: +$2,126
• After-tax cash flow: $-2,029/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: New Waverly ISD
• NCES district ID: 4832640
• Math proficiency: 37% ▼ -13.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $52,859
• Composite: 37.21/100
• National rank: #4471
• State rank: #295 of 826 in TX

Livability — New Waverly

• Score: 57/100
• State rank: #1235
• US rank: #21600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,565

Population outlook (Walker County) Hauer SSP2

• Today (2025): 77,602 people
• By 2030: 82,007 · +5.7%
• By 2040: 90,436 · +16.5%
• By 2050: 100,240 · +29.2%
• By 2075: 123,667 · +59.4%
• By 2100: 135,073 · +74.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 13% Hispanic / Latino 13% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 6% Romanian 5% Scottish 3%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 8% French/Haitian/Cajun 0%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+40.0) · D 29.6% · R 69.6%
• 2008→2024 swing: -17.6pp toward R · 2008: -22.4pp · 2024: -40.0pp
• All cycles: 2024: R+40.0 2020: R+31.7 2016: R+34.5 2012: R+28.4 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.32%
• Current HPI: 212.4591
• Rent YoY: —
• Metro: —
• 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

-3.4% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $280,990 HARMLS
• 2026-05-19 Price Changed $280,990 Zillow
• 2026-03-25 Listed $290,990 HARMLS
• 2026-03-17 Listed $290,990 Zillow