461 Jones Beach Ln · Jarrell, TX 76537

$223,999

4 bd · 2.0 ba · 1,897 sqft · Other · 87 Days on market

Built 2026 Excellent condition 6,534 sqft lot $118/sqft · at area comps Est $226k · at est. $100/mo HOA · 5% of rent ↓ 5% 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).

• Cash flow +13.0/30.0
• ARV discount +7.8/15.0
• Condition / age +4.8/5.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +2.1/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Belmar Collection offers new single-family homes for sale at the Rancho Del Cielo masterplan in Jarrell, TX. With low HOA fees and a great price point, this collection offers a great opportunity for firs-time homebuyers. Residents will enjoy amenities including pocket parks, green spaces, a swimming pool and picnic areas. The community is also located near University Oaks, Berry Springs Parka and Preserve, Wolf Ranch Town Center shopping and just 10 miles from downtown Georgetown for even more shopping, dining and entertainment options.

Key facts

• Walk-in closet
• Open layout
• En-suite bathroom

Tags

• OPEN LAYOUT
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• VERSATILE BONUS ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $224k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-11 ($-134/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (17.1% below list).
• Recommended offer: $186k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: schools F, 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.
• Market conditions: Rents soft (-1.7%/yr); 761 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2k of loan paydown is wiped out by about $7k 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 87 days — a 6% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 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 $185,632 (17.1% 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 87 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

• ARV (median comp): $225,753
• List price: $223,999
• Delta: -0.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.9%
• Equity multiple: 0.32×
• Total profit: $-42,461
• Equity at exit: $33,399

10-year hold

• IRR: -20.7%
• Equity multiple: 0.06×
• Total profit: $-58,973
• Equity at exit: $19,367

Cash invested: $62,720 (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: 761
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$1,175
• Tax from tax record: −$110 /mo · $1,315/yr
• Insurance: −$93
• HOA: −$100
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-11

Break-even live

Break-even rent $1,870

Max offer price $222,034

Occupancy floor 96%

Sensitivity live

Price	-10% $116	-5% $52	+0% $-11	+5% $-75	+10% $-138
Rent	-10% $-158	-5% $-84	+0% $-11	+5% $62	+10% $136
Rate	-1.0pp $102	-0.5pp $46	base $-11	+0.5pp $-69	+1.0pp $-128

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: $56,000
• Closing costs: $6,720
• 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	5d	1	0.11mi
136 Texas Angel Way Jarrell, TX	3.0	2.0	1450	$1,495	$1.03	44d	1	0.11mi
133 Texas Angel Way Jarrell, TX	3.0	2.0	1230	$1,500	$1.22	24d	1	0.12mi
112 Texas Angel Way Jarrell, TX	4.0	2.0	1897	$1,890	$1.00	18d	1	0.16mi
337 Rancho del Cielo Loop Georgetown, TX	3.0	2.0	1411	$1,535	$1.09	21d	1	0.19mi
128 Hasty Heart Ct Jarrell, TX	4.0	2.0	1606	$1,775	$1.11	18d	1	0.21mi
100 Tugboat Annie WAY Jarrell, TX	4.0	2.5	1984	$1,799	$0.91	44d	1	0.26mi
516 Rancho del Cielo Loop Jarrell, TX	3.0	2.0	1274	$1,700	$1.33	44d	1	0.27mi
544 Rancho del Cielo Loop Georgetown, TX	4.0	2.0	1606	$1,800	$1.12	44d	1	0.31mi
564 Rancho del Cielo Loop Jarrell, TX	3.0	2.0	1266	$1,600	$1.26	3d	1	0.33mi
856 Rancho del Cielo Loop Jarrell, TX	3.0	2.0	1447	$1,600	$1.11	44d	1	0.38mi
253 Tugboat Annie Way Jarrell, TX	3.0	2.0	1380	$1,495	$1.08	15d	1	0.40mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: pool

Listing history 26 events

1. 2026-06-19
   price $223,999 Active 87 DOM
2. 2026-06-18
   days on market $223,249 Active 87 DOM
3. 2026-06-18
   price $223,249 Active 86 DOM
4. 2026-06-17
   pricedays on market $222,499 Active 86 DOM
5. 2026-06-16
   days on market $224,499 Active 85 DOM
6. 2026-06-16
   price $224,499 Active 84 DOM
7. 2026-06-15
   days on market $223,749 Active 84 DOM
8. 2026-06-13
   days on market $223,749 Active 82 DOM
9. 2026-06-09
   pricedays on market $223,749 Active 78 DOM
10. 2026-06-08
    days on market $220,499 Active 77 DOM
11. 2026-06-07
    days on market $220,499 Active 76 DOM
12. 2026-06-04
    days on market $220,499 Active 73 DOM
13. 2026-06-03
    pricedays on market $220,499 Active 72 DOM
14. 2026-06-02
    days on market $219,999 Active 71 DOM
15. 2026-06-01
    days on market $219,999 Active 70 DOM
16. 2026-05-31
    days on market $219,999 Active 69 DOM
17. 2026-05-13
    listed $226,999 Active 546-char remark

    Show marketing remark (546 chars)

    The Belmar Collection offers new single-family homes for sale at the Rancho Del Cielo masterplan in Jarrell, TX. With low HOA fees and a great price point, this collection offers a great opportunity for firs-time homebuyers. Residents will enjoy amenities including pocket parks, green spaces, a swimming pool and picnic areas. The community is also located near University Oaks, Berry Springs Parka and Preserve, Wolf Ranch Town Center shopping and just 10 miles from downtown Georgetown for even more shopping, dining and entertainment options.

18. 2026-05-05
    price $226,999 583-char remark

    Show marketing remark (583 chars)

    The Mayer - The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms, perfect for residents and overnight guests, as well as a versatile bonus room. Photos are for illustrative purposes only. Estimated Completion July 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

19. 2026-05-01
    price $232,990 583-char remark

    Show marketing remark (583 chars)

    The Mayer - The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms, perfect for residents and overnight guests, as well as a versatile bonus room. Photos are for illustrative purposes only. Estimated Completion July 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

20. 2026-04-27
    price $234,990 583-char remark

    Show marketing remark (583 chars)

    The Mayer - The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms, perfect for residents and overnight guests, as well as a versatile bonus room. Photos are for illustrative purposes only. Estimated Completion July 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

21. 2026-04-24
    price $237,990 583-char remark

    Show marketing remark (583 chars)

    The Mayer - The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms, perfect for residents and overnight guests, as well as a versatile bonus room. Photos are for illustrative purposes only. Estimated Completion July 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

22. 2026-04-07
    price $239,990 583-char remark

    Show marketing remark (583 chars)

    The Mayer - The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms, perfect for residents and overnight guests, as well as a versatile bonus room. Photos are for illustrative purposes only. Estimated Completion July 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

23. 2026-03-30
    price $241,990 583-char remark

    Show marketing remark (583 chars)

    The Mayer - The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms, perfect for residents and overnight guests, as well as a versatile bonus room. Photos are for illustrative purposes only. Estimated Completion July 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

24. 2026-03-27
    price $239,990 583-char remark

    Show marketing remark (583 chars)

    The Mayer - The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms, perfect for residents and overnight guests, as well as a versatile bonus room. Photos are for illustrative purposes only. Estimated Completion July 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

25. 2026-03-24
    price $238,990 583-char remark

    Show marketing remark (583 chars)

    The Mayer - The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms, perfect for residents and overnight guests, as well as a versatile bonus room. Photos are for illustrative purposes only. Estimated Completion July 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

26. 2026-03-23
    listed $237,990 Active 583-char remark

    Show marketing remark (583 chars)

    The Mayer - The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms, perfect for residents and overnight guests, as well as a versatile bonus room. Photos are for illustrative purposes only. Estimated Completion July 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

ⓘ 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: $4,099 · $342/mo
• Expected delta: +$2,784/yr (+$232/mo · 211.6%)

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

Taxation est. · year 1

• Rental income: $22,276
• − Mortgage interest: −$12,547
• − Property taxes: −$1,315
• − Insurance: −$1,120
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − HOA: −$1,200
• − Depreciation: −$6,516
• Taxable loss: −$3,987
• Est. tax savings @ 24.0%: +$957
• After-tax cash flow: $823/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 · 6 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and has the potential to be enhanced with a fresh paint job and smart home technology to further increase its value.

Value-add opportunities

• Both Paint exterior to enhance curb appeal — Fresh paint can improve the home's appearance and attract more buyers
• Both Replace carpet with hardwood or tile flooring in common areas — Hardwood or tile flooring can increase the home's value and make it more appealing to a wider range of buyers
• Both Install smart home technology — Smart home features can increase the home's value and attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior to enhance curb appeal — Fresh paint can improve the home's appearance and attract more buyers ↑
• Both Replace carpet with hardwood or tile flooring in common areas — Hardwood or tile flooring can increase the home's value and make it more appealing to a wider range of buyers ↑
• Both Install smart home technology — Smart home features can increase the home's value and attract tech-savvy buyers ↑

ⓘ 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: 16,272
• 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

-4.6% since first listed

10 events — show timeline

• 2026-05-13 Listed $226,999 Zillow
• 2026-05-05 Price Changed $226,999 Unlock MLS
• 2026-05-01 Price Changed $232,990 Unlock MLS
• 2026-04-27 Price Changed $234,990 Unlock MLS
• 2026-04-24 Price Changed $237,990 Unlock MLS
• 2026-04-07 Price Changed $239,990 Unlock MLS
• 2026-03-30 Price Changed $241,990 Unlock MLS
• 2026-03-27 Price Changed $239,990 Unlock MLS
• 2026-03-24 Price Changed $238,990 Unlock MLS
• 2026-03-23 Listed $237,990 Unlock MLS

Property tax history

-7.4%/yr

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