124 Kendall Ln · Uhland, TX 78656

$259,990

5 bd · 2.5 ba · 1,819 sqft · SingleFamily · 44 Days on market

Built 2026 Excellent condition 3,920 sqft lot $143/sqft · 15% below area Est $307k · 15% under $77/mo HOA · 3% of rent ↓ 12% 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 +14.5/15.0
• Cash flow +11.6/30.0
• Condition / age +5.0/5.0
• Appreciation +4.5/10.0
• 1% rule +3.7/10.0
• Schools +3.5/10.0
• DSCR +3.4/10.0
• Livability +2.7/5.0
• Rent growth +1.2/5.0

Listing remarks MLS

JULY ESTIMATED COMPLETION. Check out the Donna, one of our two-story floorplans available at Bollinger in Maxwell, Texas. This beautiful home has 5 bedrooms, 2.5 bathrooms and a 2-car garage across 1,819 square feet. Our homes in Bollinger feature our modern farmhouse exterior. Step inside the home and cross the foyer to the family room, dining room and kitchen. Built as an open concept living space, you're sure to make many memories here. The kitchen features an island with quartz countertops and stainless steel drop-in sink, 4" laminate backsplash, 36" upper cabinets, a pantry closet, and stainless-steel appliances, including a gas range. A powder room is located off the family room. Moving upstairs, a long hallway connects you to all the rooms, and the primary bedroom is at the back of the house. Enjoy the walk-in shower, marble countertop, and a walk-in closet inside your private bathroom. All bedrooms have carpeting and closets with wood shelving. The secondary bathroom has a shower/tub combination, and the utility room is conveniently located in the middle of all the bedrooms to make your laundry chores a breeze. This home features our America's Smart Home base package, which includes the Front Door Bell Deadbolt Lock, Home Hub, Thermostat and a Smart Switch.

Key facts

• Marble countertop
• Walk-in shower
• 3,920 sq ft lot

Tags

• MODERN FARMHOUSE EXTERIOR
• OPEN CONCEPT LIVING SPACE
• ISLAND WITH QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN SHOWER
• MARBLE COUNTERTOP

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $260k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-82 ($-981/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (12.8% below list).
• Recommended offer: $227k (12.8% 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-, amenities F, commute 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.
• Zoned schools: Hemphill El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 577 students, 71% FRL); D J Red Simon Middle (math 16% / reading 22%, grade F, #1,466 of 1,662 statewide, top 89%, 733 students, 78% FRL); Lehman H S (math 20% / reading 32%, grade F, #1,234 of 1,632 statewide, top 76%, 2,120 students, 59% FRL) — zoned schools average 70% FRL vs 43% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 38% district-wide (-14 pts) — the specific schools serving this property underperform the Hays CISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-5.4%/yr); 325 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 529 units permitted in Caldwell County in 2024 (6 in 5+ unit buildings).
• This rent runs 33% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k 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 44 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $36k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,831 (12.8% 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 44 days. Have you received any prior offers? Is the seller open to a 13% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• GRM: 9.6

CMA / ARV

• ARV (median comp): $307,490
• List price: $259,990
• Delta: -15.45%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 Hodges St	0.19mi	4/2.0 (-1)	1,796 (-1%)	1mo	$299,990	$167	81
431 Hodges St	0.06mi	4/2.0 (-1)	1,796 (-1%)	9mo	$299,990	$167	81
506 Hodges St	0.08mi	4/2.0 (-1)	1,796 (-1%)	12mo	$332,385	$185	77
341 Hodges St	0.19mi	4/2.0 (-1)	1,796 (-1%)	6mo	$330,990	$184	77
430 Gallaher Bnd	0.08mi	4/2.5 (-1)	1,951 (+7%)	12mo	$299,990	$154	69
427 Hodges St	0.06mi	4/3.0 (-1)	2,034 (+12%)	4mo	$314,990	$155	67
229 Langston Dr	0.10mi	4/2.5 (-1)	2,036 (+12%)	6mo	$299,990	$147	66
317 Hodges St	0.20mi	4/3.0 (-1)	2,034 (+12%)	2mo	$339,990	$167	62

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: -10.3%
• Equity multiple: 0.57×
• Total profit: $-31,640
• Equity at exit: $62,450

10-year hold

• IRR: -6.4%
• Equity multiple: 0.47×
• Total profit: $-38,737
• Equity at exit: $65,315

Cash invested: $72,797 (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: 325
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,268 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$77
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-82

Break-even live

Break-even rent $2,372

Max offer price $248,158

Occupancy floor 99%

Sensitivity live

Price	-10% $98	-5% $8	+0% $-82	+5% $-172	+10% $-261
Rent	-10% $-261	-5% $-171	+0% $-82	+5% $8	+10% $97
Rate	-1.0pp $49	-0.5pp $-16	base $-82	+0.5pp $-149	+1.0pp $-218

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: $64,998
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Kendall Ln Kyle, TX	4.0	2.5	1543	$1,895	$1.23	22d	1	0.05mi

HOA detail

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

Listing history 7 events

1. 2026-06-02
   status $259,990 Pending 44 DOM
2. 2026-06-01
   days on market $259,990 Active 44 DOM
3. 2026-05-31
   days on market $259,990 Active 43 DOM
4. 2026-05-08
   price $259,990 1310-char remark

   Show marketing remark (1310 chars)

   JULY ESTIMATED COMPLETION. Check out the Donna, one of our two-story floorplans available at Bollinger in Maxwell, Texas. This beautiful home has 5 bedrooms, 2.5 bathrooms and a 2-car garage across 1,819 square feet. Our homes in Bollinger feature our modern farmhouse exterior. Step inside the home and cross the foyer to the family room, dining room and kitchen. Built as an open concept living space, you're sure to make many memories here. The kitchen features an island with quartz countertops and stainless steel drop-in sink, 4" laminate backsplash, 36" upper cabinets, a pantry closet, and stainless-steel appliances, including a gas range. A powder room is located off the family room. Moving upstairs, a long hallway connects you to all the rooms, and the primary bedroom is at the back of the house. Enjoy the walk-in shower, marble countertop, and a walk-in closet inside your private bathroom. All bedrooms have carpeting and closets with wood shelving. The secondary bathroom has a shower/tub combination, and the utility room is conveniently located in the middle of all the bedrooms to make your laundry chores a breeze. This home features our America's Smart Home base package, which includes the Front Door Bell Deadbolt Lock, Home Hub, Thermostat and a Smart Switch.

5. 2026-05-07
   price $259,990 1368-char remark

   Show marketing remark (1368 chars)

   Check out the Donna, one of our two-story floorplans available at Bollinger in Maxwell, Texas. This beautiful home has 5 bedrooms, 2.5 bathrooms and a 2-car garage across 1,819 square feet. Our homes in Bollinger feature our modern farmhouse exterior, and the Donna is available in 2 exterior options. Step inside the home and cross the foyer to the family room, dining room and kitchen. Built as an open concept living space, you're sure to make many memories here. The kitchen features an island with quartz countertops and stainless steel drop-in sink, 4" laminate backsplash, 36" upper cabinets, a pantry closet, and stainless-steel appliances, including a gas range. A powder room is located off the family room. Moving upstairs, a long hallway connects you to all the rooms, and the primary bedroom is at the back of the house. Enjoy the walk-in shower, marble countertop, and a walk-in closet inside your private bathroom. All bedrooms have carpeting and closets with wood shelving. The secondary bathroom has a shower/tub combination, and the utility room is conveniently located in the middle of all the bedrooms to make your laundry chores a breeze. This home features our America's Smart Home base package, which includes the Front Door Bell Deadbolt Lock, Home Hub, Thermostat and a Smart Switch. Contact us today and find your home at Bollinger.

6. 2026-04-29
   listed $295,990 Active 1368-char remark

   Show marketing remark (1368 chars)

   Check out the Donna, one of our two-story floorplans available at Bollinger in Maxwell, Texas. This beautiful home has 5 bedrooms, 2.5 bathrooms and a 2-car garage across 1,819 square feet. Our homes in Bollinger feature our modern farmhouse exterior, and the Donna is available in 2 exterior options. Step inside the home and cross the foyer to the family room, dining room and kitchen. Built as an open concept living space, you're sure to make many memories here. The kitchen features an island with quartz countertops and stainless steel drop-in sink, 4" laminate backsplash, 36" upper cabinets, a pantry closet, and stainless-steel appliances, including a gas range. A powder room is located off the family room. Moving upstairs, a long hallway connects you to all the rooms, and the primary bedroom is at the back of the house. Enjoy the walk-in shower, marble countertop, and a walk-in closet inside your private bathroom. All bedrooms have carpeting and closets with wood shelving. The secondary bathroom has a shower/tub combination, and the utility room is conveniently located in the middle of all the bedrooms to make your laundry chores a breeze. This home features our America's Smart Home base package, which includes the Front Door Bell Deadbolt Lock, Home Hub, Thermostat and a Smart Switch. Contact us today and find your home at Bollinger.

7. 2026-04-18
   listed $295,990 New 1310-char remark

   Show marketing remark (1310 chars)

   JULY ESTIMATED COMPLETION. Check out the Donna, one of our two-story floorplans available at Bollinger in Maxwell, Texas. This beautiful home has 5 bedrooms, 2.5 bathrooms and a 2-car garage across 1,819 square feet. Our homes in Bollinger feature our modern farmhouse exterior. Step inside the home and cross the foyer to the family room, dining room and kitchen. Built as an open concept living space, you're sure to make many memories here. The kitchen features an island with quartz countertops and stainless steel drop-in sink, 4" laminate backsplash, 36" upper cabinets, a pantry closet, and stainless-steel appliances, including a gas range. A powder room is located off the family room. Moving upstairs, a long hallway connects you to all the rooms, and the primary bedroom is at the back of the house. Enjoy the walk-in shower, marble countertop, and a walk-in closet inside your private bathroom. All bedrooms have carpeting and closets with wood shelving. The secondary bathroom has a shower/tub combination, and the utility room is conveniently located in the middle of all the bedrooms to make your laundry chores a breeze. This home features our America's Smart Home base package, which includes the Front Door Bell Deadbolt Lock, Home Hub, Thermostat and a Smart Switch.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,220
• − Mortgage interest: −$14,563
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − HOA: −$924
• − Depreciation: −$7,563
• Taxable loss: −$5,386
• Est. tax savings @ 24.0%: +$1,293
• After-tax cash flow: $311/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 · 10 photos

Excellent 100/100 None rehab

This modern two-story home in Bollinger, Texas, is move-in ready with a smart home system, modern fixtures, and well-maintained landscaping. It offers a great investment opportunity with high resale and rental potential.

Value-add opportunities

• Both Smart home system — The smart home system enhances convenience and security, making the home more attractive to buyers and renters.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and increase property value.
• Resale Kitchen backsplash — A backsplash can add a modern touch and increase the home's curb appeal.
• Resale Bathroom fixtures — Upgraded fixtures can enhance the home's appeal and increase its resale value.
• Rental Smart security system — A smart security system can attract renters and provide peace of mind for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Smart home system — The smart home system enhances convenience and security, making the home more attractive to buyers and renters. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and increase property value. ↑
• Resale Kitchen backsplash — A backsplash can add a modern touch and increase the home's curb appeal. ↑
• Resale Bathroom fixtures — Upgraded fixtures can enhance the home's appeal and increase its resale value. ↑
• Rental Smart security system — A smart security system can attract renters and provide peace of mind for 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

-12.2% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $259,990 LERA
• 2026-05-07 Price Changed $259,990 Zillow
• 2026-04-29 Listed $295,990 Zillow
• 2026-04-18 Listed $295,990 LERA