Sandalwood Plan · Elgin, TX 78621

$299,756

3 bd · 2.5 ba · 2,070 sqft · SingleFamily · 328 Days on market

↓ 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.2/30.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0

Listing remarks MLS

The two-story Sandalwood features an open and inviting family gathering area, including a connected classic dining room and gourmet kitchen area with island, plus generous storage in the closet and large pantry. An upstairs game room offers space for family time or an entertaining retreat when guests visit. This three bedroom home is built to accommodate families.

Key facts

• Classic dining room
• Gourmet kitchen
• Large pantry

Tags

• CLASSIC DINING ROOM
• GOURMET KITCHEN
• LARGE PANTRY
• UPSTAIRS GAME ROOM
• ENTERTAINING RETREAT

🏗️ New construction. The $299,756 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $312,223.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-567 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (23.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (32.8% below list).
• Recommended offer: $201k (32.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#167 in TX, #4,404 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Elgin ISD (rural): math 17% / reading 26% proficiency, ranked #741 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 813 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,841 units permitted in Bastrop County in 2024 (150 in 5+ unit buildings).

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Bastrop County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 328 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $201,380 (32.8% 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 328 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.64% ✗
• Cap rate: 4.11%
• Cash-on-cash: -7.78%
• DSCR: 0.65
• GRM: 12.9

CMA / ARV

• ARV (median comp): $312,223
• List price: $299,756
• Delta: -3.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Sullivan Way	0.23mi	4/3.0 (+1)	2,070 (0%)	3mo	$329,990	$159	80
333 Sullivan Way	0.24mi	4/3.0 (+1)	2,029 (-2%)	3mo	$316,598	$156	76
211 Gettysburg Loop	0.23mi	4/2.0 (+1)	2,000 (-3%)	11mo	$335,000	$168	67
618 Lavaca Loop	0.62mi	4/2.5 (+1)	2,075 (+0%)	3mo	$289,900	$140	63
404 Sullivan Way	0.24mi	4/2.0 (+1)	1,776 (-14%)	2mo	$298,748	$168	57
12324 Token Trl	0.62mi	4/2.5 (+1)	2,152 (+4%)	6mo	$235,600	$109	55
19216 Bear Grass Dr	0.68mi	4/2.5 (+1)	2,125 (+3%)	11mo	$300,000	$141	50
512 N Highway 95 Hwy N	0.63mi	3/2.0	2,206 (+7%)	17mo	$169,900	$77	43
120 Hilltop Dr	0.70mi	4/2.0 (+1)	2,209 (+7%)	8mo	$335,000	$152	42
1129 N Avenue C	0.71mi	3/2.0	2,195 (+6%)	20mo	$375,000	$171	38
903 Lavaca Loop	0.70mi	4/2.0 (+1)	1,882 (-9%)	21mo	$299,999	$159	28
104 Anderson Dr	0.73mi	4/2.0 (+1)	1,859 (-10%)	20mo	$247,247	$133	25

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

Projected returns pro-forma

10.0% appreciation · 3.12% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.54×
• Total profit: $134,219
• Equity at exit: $281,276

10-year hold

• IRR: 17.5%
• Equity multiple: 5.85×
• Total profit: $424,198
• Equity at exit: $606,582

Cash invested: $87,423 (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 78621

• Home prices YoY: 7.6%
• Rents YoY: 3.1%
• Active inventory: 813
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$1,637
• Tax est. 1.5%: −$390 /mo · $4,683/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-567

Break-even live

Break-even rent $2,731

Max offer price $230,206

Occupancy floor —

Sensitivity live

Price	-10% $-351	-5% $-459	+0% $-567	+5% $-675	+10% $-783
Rent	-10% $-726	-5% $-646	+0% $-567	+5% $-487	+10% $-408
Rate	-1.0pp $-410	-0.5pp $-487	base $-567	+0.5pp $-648	+1.0pp $-730

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: $78,056
• Closing costs: $9,367
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 Gettysburg Loop Elgin, TX	3.0	2.0	1565	$1,850	$1.18	13d	1	0.22mi
722 Lavaca Loop Elgin, TX	4.0	2.5	2075	$1,895	$0.91	19d	1	0.60mi
19405 Bear Grass Dr Elgin, TX	3.0	2.0	1495	$1,760	$1.18	45d	1	0.68mi
11524 Rush Ln Elgin, TX	4.0	3.0	2473	$2,300	$0.93	45d	1	0.76mi
19017 Romano Dr Elgin, TX	4.0	3.0	2473	$2,198	$0.89	5d	1	0.81mi
120 Jim Dandy Dr Elgin, TX	4.0	2.0	1650	$1,923	$1.17	5d	1	0.82mi
401 Bandara Woods Blvd Elgin, TX	3.0	2.0	1665	$1,875	$1.13	45d	1	0.82mi
102 Schuylerville Dr Elgin, TX	3.0	2.0	1479	$1,800	$1.22	45d	1	0.88mi
107 Tillage Rd Elgin, TX	3.0	2.0	1548	$1,775	$1.15	20d	1	0.91mi
102 Blanco Woods Blvd Elgin, TX	3.0	2.5	2450	$1,800	$0.73	45d	1	0.96mi
234 Heritage Mill Trl Elgin, TX	3.0	2.0	1530	$1,850	$1.21	3d	1	0.96mi
116 Honeybee Ln Elgin, TX	3.0	2.5	1782	$2,000	$1.12	5d	1	0.97mi
101 Bandara Woods Blvd Elgin, TX	3.0	2.0	1499	$1,769	$1.18	16d	1	0.97mi
18721 Quiet Range Dr Elgin, TX	3.0–5.0	2.0–3.5	1773	$2,085	$1.18	3d	1	1.02mi
242 Barley Ln Elgin, TX	3.0	2.5	1782	$2,150	$1.21	3d	1	1.03mi
14421 Prairie Sod Ln Elgin, TX	3.0	2.0	1525	$1,650	$1.08	3d	1	1.05mi
18612 Allen Welch Dr Elgin, TX	4.0	2.0	1794	$1,885	$1.05	5d	1	1.12mi
14521 Gurneys Eagle Dr Elgin, TX	3.0	2.0	1878	$1,895	$1.01	3d	1	1.12mi
813 Central Ave Elgin, TX	4.0	2.0	2025	$2,300	$1.14	5d	1	1.16mi
14300 Boomtown Way Elgin, TX	4.0	2.0	1794	$2,050	$1.14	25d	1	1.20mi
18525 Quiet Range Dr Elgin, TX	4.0	2.0	1794	$1,725	$0.96	19d	1	1.21mi
18500 Allen Welch Dr Elgin, TX	3.0	2.0	1525	$1,825	$1.20	5d	1	1.21mi
18505 Quiet Range Dr Unit 18505 Elgin, TX	4.0	2.0	1794	$1,785	$0.99	5d	1	1.26mi
18505 Quiet Range Dr Elgin, TX	4.0	2.0	1794	$1,950	$1.09	25d	1	1.26mi
14101 Prospector Way Elgin, TX	4.0	2.5	2198	$2,099	$0.95	45d	1	1.28mi
14101 Prospector Way Unit 14101 Elgin, TX	4.0	2.5	2198	$2,099	$0.95	25d	1	1.28mi
14141 Prospector Way Elgin, TX	3.0	2.0	1520	$1,650	$1.09	45d	1	1.35mi
18300 Speculator Ln Elgin, TX	4.0	2.0	1794	$1,995	$1.11	25d	1	1.43mi
18224 Speculator Ln Elgin, TX	3.0	2.5	1599	$1,700	$1.06	45d	1	1.44mi

Listing history 21 events

1. 2026-06-21
   days on market $299,756 Active 328 DOM
2. 2026-06-18
   days on market $299,756 Active 325 DOM
3. 2026-06-17
   days on market $299,756 Active 324 DOM
4. 2026-06-16
   days on market $299,756 Active 323 DOM
5. 2026-06-15
   days on market $299,756 Active 322 DOM
6. 2026-06-13
   days on market $299,756 Active 320 DOM
7. 2026-06-09
   days on market $299,756 Active 316 DOM
8. 2026-06-08
   days on market $299,756 Active 315 DOM
9. 2026-06-07
   days on market $299,756 Active 314 DOM
10. 2026-06-04
    days on market $299,756 Active 311 DOM
11. 2026-06-03
    days on market $299,756 Active 310 DOM
12. 2026-06-02
    days on market $299,756 Active 309 DOM
13. 2026-06-01
    days on market $299,756 Active 308 DOM
14. 2026-05-31
    days on market $299,756 Active 307 DOM
15. 2025-12-04
    price $324,990 366-char remark

    Show marketing remark (366 chars)

    The two-story Sandalwood features an open and inviting family gathering area, including a connected classic dining room and gourmet kitchen area with island, plus generous storage in the closet and large pantry. An upstairs game room offers space for family time or an entertaining retreat when guests visit. This three bedroom home is built to accommodate families.

16. 2025-11-02
    price $339,820 366-char remark

    Show marketing remark (366 chars)

    The two-story Sandalwood features an open and inviting family gathering area, including a connected classic dining room and gourmet kitchen area with island, plus generous storage in the closet and large pantry. An upstairs game room offers space for family time or an entertaining retreat when guests visit. This three bedroom home is built to accommodate families.

17. 2025-11-01
    price $339,821 366-char remark

    Show marketing remark (366 chars)

    The two-story Sandalwood features an open and inviting family gathering area, including a connected classic dining room and gourmet kitchen area with island, plus generous storage in the closet and large pantry. An upstairs game room offers space for family time or an entertaining retreat when guests visit. This three bedroom home is built to accommodate families.

18. 2025-07-31
    status Active 366-char remark

    Show marketing remark (366 chars)

    The two-story Sandalwood features an open and inviting family gathering area, including a connected classic dining room and gourmet kitchen area with island, plus generous storage in the closet and large pantry. An upstairs game room offers space for family time or an entertaining retreat when guests visit. This three bedroom home is built to accommodate families.

19. 2025-07-31
    price $349,990 366-char remark

    Show marketing remark (366 chars)

    The two-story Sandalwood features an open and inviting family gathering area, including a connected classic dining room and gourmet kitchen area with island, plus generous storage in the closet and large pantry. An upstairs game room offers space for family time or an entertaining retreat when guests visit. This three bedroom home is built to accommodate families.

20. 2025-07-20
    historical 366-char remark

    Show marketing remark (366 chars)

    The two-story Sandalwood features an open and inviting family gathering area, including a connected classic dining room and gourmet kitchen area with island, plus generous storage in the closet and large pantry. An upstairs game room offers space for family time or an entertaining retreat when guests visit. This three bedroom home is built to accommodate families.

21. 2025-07-18
    listed $334,990 Active 366-char remark

    Show marketing remark (366 chars)

    The two-story Sandalwood features an open and inviting family gathering area, including a connected classic dining room and gourmet kitchen area with island, plus generous storage in the closet and large pantry. An upstairs game room offers space for family time or an entertaining retreat when guests visit. This three bedroom home is built to accommodate families.

ⓘ 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: $24,166
• − Mortgage interest: −$17,489
• − Property taxes: −$4,683
• − Insurance: −$1,561
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − Depreciation: −$9,083
• Taxable loss: −$12,518
• Est. tax savings @ 24.0%: +$3,004
• After-tax cash flow: $-3,797/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: Elgin ISD
• NCES district ID: 4818360
• Math proficiency: 17% ▼ -9.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $55,176
• Composite: 19.62/100
• National rank: #8749
• State rank: #741 of 826 in TX

Livability — Elgin

• Score: 74/100
• State rank: #167
• US rank: #4404

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elgin, TX
• County: Bastrop County · 68,601 people
• City population: 27,860
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 30,411
• Household income: $98,534
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 235.0

Population outlook (Bastrop County) Hauer SSP2

• Today (2025): 94,260 people
• By 2030: 101,355 · +7.5%
• By 2040: 115,578 · +22.6%
• By 2050: 129,464 · +37.3%
• By 2075: 168,068 · +78.3%
• By 2100: 194,857 · +106.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 46% White 38% Two or more races 19% Black 11% Native American 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Slovak 2% Italian 2% Romanian 1%
• Foreign-born: 17% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 36%

Political lean MEDSL · Bastrop

• 2024 margin: R (+18.4) · D 40.2% · R 58.6% · Other 1.2%
• 2008→2024 swing: -10.2pp toward R · 2008: -8.2pp · 2024: -18.4pp
• All cycles: 2024: R+18.4 2020: R+13.8 2016: R+20.4 2012: R+17.0 2008: R+8.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 29.47%
• Current HPI: 416.87
• Rent YoY: ▲ 3.12%
• 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

-3.0% since first listed

7 events — show timeline

• 2025-12-04 Price Changed $324,990 Zillow
• 2025-11-02 Price Changed $339,820 Zillow
• 2025-11-01 Price Changed $339,821 Zillow
• 2025-07-31 Price Changed $349,990 Zillow
• 2025-07-31 Relisted — Zillow
• 2025-07-20 Delisted — Zillow
• 2025-07-18 Listed $334,990 Zillow