129 Varner Way · Uhland, TX 78656

$230,000

3 bd · 2.5 ba · 1,130 sqft · SingleFamily · 84 Days on market

Built 2025 Good condition 4,181 sqft lot $204/sqft · at area comps Est $238k · at est. $77/mo HOA · 4% of rent ↓ 10% 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 +9.0/15.0
• Cash flow +8.6/30.0
• Appreciation +4.5/10.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• 1% rule +3.1/10.0
• Livability +2.7/5.0
• DSCR +2.4/10.0
• Rent growth +1.2/5.0

Listing remarks MLS

Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. Introducing the Robin floorplan at Bollinger. This is a two-story home is perfect for first time homeowners or smaller families. Featuring 2 bedrooms and 2.5 bathrooms, this home also includes a 1-car garage all within 1,130 square feet. Stepping inside the home from the covered front porch, you'll enter a long foyer that leads into the heart of the home, the open concept living space. This cozy area of the kitchen, dining and family room makes cooking and entertaining enjoyable for everyone. The kitchen features laminate countertops with 50/50 stainless steel drop-in bowl, 4" laminate backsplash, 36" upper cabinets and stainless-steel appliances, including a gas range. The pantry and powder room are off the kitchen to complete this downstairs space. Ascending the stairs, you'll find the primary bedroom with an attached bathroom. This space will become your retreat at the end of the day. The bathroom features a walk-in shower, laminate countertop, and a walk-in closet. Outside the primary bedroom is the utility room, making your laundry chores easy to complete. Moving down the hall towards the front of the house, you'll discover the secondary bathroom and bedroom. Bath 2 includes a shower/tub combination. The Robin includes vinyl flooring throughout the common areas of the home, and carpet in the bedrooms. All our new homes feature Bermuda sod, an irrigation system in the front and back yard, and a 6' privacy fence around the back yard.

Key facts

• Utility room
• Laminate countertops
• Walk in closet

Tags

• OPEN CONCEPT LIVING SPACE
• LAMINATE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK IN SHOWER
• WALK IN CLOSET
• UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (19.2% below list).
• Recommended offer: $186k (19.2% 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-, 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 falling (-5.4%/yr); 307 active listings in the ZIP; solid renter incomes; 529 units permitted in Caldwell County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $2k 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 84 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $185,786 (19.2% 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 84 days. Have you received any prior offers? Is the seller open to a 19% 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.70%
• DSCR: 0.84
• GRM: 10.3

CMA / ARV

• ARV (median comp): $237,806
• List price: $230,000
• Delta: -3.28%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Varner Way	0.08mi	2/2.5 (-1)	1,130 (0%)	4mo	$219,990	$195	88
219 Langston Dr	0.10mi	3/2.0	1,288 (+14%)	11mo	$289,990	$225	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.02% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.45×
• Total profit: $-35,603
• Equity at exit: $55,247

10-year hold

• IRR: -9.4%
• Equity multiple: 0.23×
• Total profit: $-49,569
• Equity at exit: $57,781

Cash invested: $64,400 (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 78656

• Home prices YoY: -0.5%
• Rents YoY: -5.4%
• Active inventory: 307
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,858 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$77
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-199

Break-even live

Break-even rent $2,109

Max offer price $201,238

Occupancy floor —

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $77 · $924/yr
• Likely covers: gas

Listing history 29 events

1. 2026-06-18
   days on market $230,000 Active 84 DOM
2. 2026-06-17
   days on market $230,000 Active 83 DOM
3. 2026-06-16
   days on market $230,000 Active 82 DOM
4. 2026-06-15
   days on market $230,000 Active 81 DOM
5. 2026-06-13
   days on market $230,000 Active 79 DOM
6. 2026-06-09
   days on market $230,000 Active 75 DOM
7. 2026-06-08
   days on market $230,000 Active 74 DOM
8. 2026-06-07
   days on market $230,000 Active 73 DOM
9. 2026-06-05
   days on market $230,000 Active 70 DOM
10. 2026-06-03
    days on market $230,000 Active 69 DOM
11. 2026-06-02
    days on market $230,000 Active 68 DOM
12. 2026-06-01
    days on market $230,000 Active 67 DOM
13. 2026-05-31
    days on market $230,000 Active 66 DOM
14. 2026-05-01
    price $220,000 1587-char remark

    Show marketing remark (1587 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. Introducing the Robin floorplan at Bollinger. This is a two-story home is perfect for first time homeowners or smaller families. Featuring 2 bedrooms and 2.5 bathrooms, this home also includes a 1-car garage all within 1,130 square feet. Stepping inside the home from the covered front porch, you'll enter a long foyer that leads into the heart of the home, the open concept living space. This cozy area of the kitchen, dining and family room makes cooking and entertaining enjoyable for everyone. The kitchen features laminate countertops with 50/50 stainless steel drop-in bowl, 4" laminate backsplash, 36" upper cabinets and stainless-steel appliances, including a gas range. The pantry and powder room are off the kitchen to complete this downstairs space. Ascending the stairs, you'll find the primary bedroom with an attached bathroom. This space will become your retreat at the end of the day. The bathroom features a walk-in shower, laminate countertop, and a walk-in closet. Outside the primary bedroom is the utility room, making your laundry chores easy to complete. Moving down the hall towards the front of the house, you'll discover the secondary bathroom and bedroom. Bath 2 includes a shower/tub combination. The Robin includes vinyl flooring throughout the common areas of the home, and carpet in the bedrooms. All our new homes feature Bermuda sod, an irrigation system in the front and back yard, and a 6' privacy fence around the back yard.

15. 2026-04-22
    listed $225,000 Active 1587-char remark

    Show marketing remark (1587 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. Introducing the Robin floorplan at Bollinger. This is a two-story home is perfect for first time homeowners or smaller families. Featuring 2 bedrooms and 2.5 bathrooms, this home also includes a 1-car garage all within 1,130 square feet. Stepping inside the home from the covered front porch, you'll enter a long foyer that leads into the heart of the home, the open concept living space. This cozy area of the kitchen, dining and family room makes cooking and entertaining enjoyable for everyone. The kitchen features laminate countertops with 50/50 stainless steel drop-in bowl, 4" laminate backsplash, 36" upper cabinets and stainless-steel appliances, including a gas range. The pantry and powder room are off the kitchen to complete this downstairs space. Ascending the stairs, you'll find the primary bedroom with an attached bathroom. This space will become your retreat at the end of the day. The bathroom features a walk-in shower, laminate countertop, and a walk-in closet. Outside the primary bedroom is the utility room, making your laundry chores easy to complete. Moving down the hall towards the front of the house, you'll discover the secondary bathroom and bedroom. Bath 2 includes a shower/tub combination. The Robin includes vinyl flooring throughout the common areas of the home, and carpet in the bedrooms. All our new homes feature Bermuda sod, an irrigation system in the front and back yard, and a 6' privacy fence around the back yard.

16. 2026-04-09
    price $225,000 1587-char remark

    Show marketing remark (1587 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. Introducing the Robin floorplan at Bollinger. This is a two-story home is perfect for first time homeowners or smaller families. Featuring 2 bedrooms and 2.5 bathrooms, this home also includes a 1-car garage all within 1,130 square feet. Stepping inside the home from the covered front porch, you'll enter a long foyer that leads into the heart of the home, the open concept living space. This cozy area of the kitchen, dining and family room makes cooking and entertaining enjoyable for everyone. The kitchen features laminate countertops with 50/50 stainless steel drop-in bowl, 4" laminate backsplash, 36" upper cabinets and stainless-steel appliances, including a gas range. The pantry and powder room are off the kitchen to complete this downstairs space. Ascending the stairs, you'll find the primary bedroom with an attached bathroom. This space will become your retreat at the end of the day. The bathroom features a walk-in shower, laminate countertop, and a walk-in closet. Outside the primary bedroom is the utility room, making your laundry chores easy to complete. Moving down the hall towards the front of the house, you'll discover the secondary bathroom and bedroom. Bath 2 includes a shower/tub combination. The Robin includes vinyl flooring throughout the common areas of the home, and carpet in the bedrooms. All our new homes feature Bermuda sod, an irrigation system in the front and back yard, and a 6' privacy fence around the back yard.

17. 2026-03-26
    listed $230,000 Active 1587-char remark

    Show marketing remark (1587 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. Introducing the Robin floorplan at Bollinger. This is a two-story home is perfect for first time homeowners or smaller families. Featuring 2 bedrooms and 2.5 bathrooms, this home also includes a 1-car garage all within 1,130 square feet. Stepping inside the home from the covered front porch, you'll enter a long foyer that leads into the heart of the home, the open concept living space. This cozy area of the kitchen, dining and family room makes cooking and entertaining enjoyable for everyone. The kitchen features laminate countertops with 50/50 stainless steel drop-in bowl, 4" laminate backsplash, 36" upper cabinets and stainless-steel appliances, including a gas range. The pantry and powder room are off the kitchen to complete this downstairs space. Ascending the stairs, you'll find the primary bedroom with an attached bathroom. This space will become your retreat at the end of the day. The bathroom features a walk-in shower, laminate countertop, and a walk-in closet. Outside the primary bedroom is the utility room, making your laundry chores easy to complete. Moving down the hall towards the front of the house, you'll discover the secondary bathroom and bedroom. Bath 2 includes a shower/tub combination. The Robin includes vinyl flooring throughout the common areas of the home, and carpet in the bedrooms. All our new homes feature Bermuda sod, an irrigation system in the front and back yard, and a 6' privacy fence around the back yard.

18. 2026-03-24
    historical
19. 2026-03-24
    historical
20. 2025-12-13
    price $219,990
21. 2025-12-12
    price $219,990
22. 2025-11-03
    price $229,990
23. 2025-11-03
    price $229,990
24. 2025-09-13
    price $219,990
25. 2025-09-13
    price $219,990
26. 2025-08-01
    price $245,480
27. 2025-07-30
    price $309,990
28. 2025-06-23
    listed $245,480 New
29. 2025-06-23
    listed $245,480 Active

ⓘ 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: $22,294
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − HOA: −$924
• − Depreciation: −$6,691
• Taxable loss: −$6,371
• Est. tax savings @ 24.0%: +$1,529
• After-tax cash flow: $-856/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 two-story home is in good condition with a good condition score of 80. It is move-in ready with a cosmetic rehab level, and potential value can be added through minor updates and improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers/tenants.
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers.
• Resale Upgrading the bathroom fixtures — Updated fixtures can make bathrooms more attractive to potential buyers.
• Both Adding smart home features — Smart home features can increase convenience and appeal to a wider range of potential buyers/tenants.
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and reduce energy costs, making the home more attractive to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers/tenants. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers. ↑
• Resale Upgrading the bathroom fixtures — Updated fixtures can make bathrooms more attractive to potential buyers. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to a wider range of potential buyers/tenants. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and reduce energy costs, making the home more attractive to potential buyers/tenants. ↑

ⓘ 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: Caldwell County · 25,195 people
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 2,847
• Household income: $81,346
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 89.0

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: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 21% White 20% Black 4%
• Hispanic origin (detail): Mexican 72%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 45% English-only · Spanish 55%

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: ▼ -1.02%
• Current HPI: 228.3622
• Rent YoY: ▼ -5.36%
• 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

-10.4% since first listed

16 events — show timeline

• 2026-05-01 Price Changed $220,000 Unlock MLS
• 2026-04-22 Listed $225,000 CTXMLS
• 2026-04-09 Price Changed $225,000 Unlock MLS
• 2026-03-26 Listed $230,000 Unlock MLS
• 2026-03-24 Listing Removed — LERA
• 2026-03-24 Listing Removed — CTXMLS
• 2025-12-13 Price Changed $219,990 LERA
• 2025-12-12 Price Changed $219,990 CTXMLS
• 2025-11-03 Price Changed $229,990 LERA
• 2025-11-03 Price Changed $229,990 CTXMLS
• 2025-09-13 Price Changed $219,990 CTXMLS
• 2025-09-13 Price Changed $219,990 LERA
• 2025-08-01 Price Changed $245,480 LERA
• 2025-07-30 Price Changed $309,990 LERA
• 2025-06-23 Listed $245,480 LERA
• 2025-06-23 Listed $245,480 CTXMLS