Woolf Plan · Elgin, TX 78621

$259,990

3 bd · 2.5 ba · 1,680 sqft · SingleFamily · 118 Days on market

Good condition 2-car garage $41/mo HOA · 2% of rent

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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 +5.8/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• 1% rule +1.4/10.0
• DSCR +0.2/10.0

Listing remarks

Part of the Artistry III Series, the Woolf offers a well-planned two-story layout with inviting gathering spaces, convenient features, and private bedroom retreats upstairs. Designed for comfortable everyday living, this home brings together functional spaces and thoughtful details in an efficient footprint. Home Features 3 Bedrooms 2 Full Bathrooms, 1 Half Bath 1,680 Sq. Ft. of Living Space Two-Story Design 2-Car Alley-Load Garage The first floor welcomes you with a covered front porch and an open-concept layout featuring a great room, casual dining area, and kitchen designed for everyday living.

Key facts

• Private sanctuary
• Primary suite
• Two car garage

Tags

• OPEN CONCEPT LAYOUT
• DEDICATED DINING AREA
• MODERN KITCHEN
• TWO CAR GARAGE
• PRIVATE SANCTUARY
• PRIMARY SUITE

🏗️ New construction. The $259,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $314,487.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-625 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (22.6% below list).
• Recommended offer: $201k (22.6% 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: 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.
• Zoned schools: Neidig El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 599 students, 79% FRL); Elgin Middle (math 22% / reading 24%, grade F, #1,327 of 1,662 statewide, top 81%, 780 students, 82% FRL); Elgin H S (math 12% / reading 37%, grade F, #1,264 of 1,632 statewide, top 82%, 1,672 students, 74% FRL).
• Market conditions: Rents rising (+3.1%/yr); 1161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 74d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Travis County population projected at +60% 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 118 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.

Recommended offer $201,237 (22.6% 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 118 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.64% ✗
• Cap rate: 3.91%
• Cash-on-cash: -8.51%
• DSCR: 0.62
• GRM: 13.0

CMA / ARV

• ARV (median comp): $314,487
• List price: $259,990
• Delta: -17.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13432 Barn Chime St	0.06mi	3/2.0	1,672 (-0%)	0mo	$289,990	$173	94
13401 Barn Chime St	0.03mi	3/2.0	1,809 (+8%)	1mo	$314,990	$174	83
13417 Barn Chime St	0.04mi	4/2.0 (+1)	1,609 (-4%)	3mo	$284,990	$177	81
13605 Barn Chime St	0.22mi	3/2.0	1,610 (-4%)	5mo	$289,990	$180	77
13509 Muny Pkwy	0.13mi	3/2.0	1,520 (-10%)	3mo	$279,990	$184	74
13708 Sierra Wind Ln	0.19mi	3/2.5	1,833 (+9%)	4mo	$254,999	$139	73
18309 Rock Sage Cv	0.17mi	4/2.0 (+1)	1,766 (+5%)	5mo	$279,900	$158	73
17913 Honey Locust Ln	0.62mi	3/2.5	1,668 (-1%)	5mo	$245,000	$147	65
18308 Rock Sage Cv	0.19mi	4/2.0 (+1)	1,483 (-12%)	3mo	$225,000	$152	62
25601 Flora Bella Ln	0.74mi	3/2.0	1,680 (0%)	3mo	$305,990	$182	61
13601 Hamilton Hart Dr	0.68mi	3/2.0	1,840 (+10%)	4mo	$329,890	$179	47
13400 Banquete St	0.73mi	3/2.0	1,479 (-12%)	1mo	$220,000	$149	43

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: 18.3%
• Equity multiple: 2.50×
• Total profit: $131,797
• Equity at exit: $283,315

10-year hold

• IRR: 17.1%
• Equity multiple: 5.77×
• Total profit: $420,010
• Equity at exit: $610,979

Cash invested: $88,056 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 77 active · 36 under contract
• Months of supply: 13.2 mo (8%/mo absorbed)
• Median asking: $288,000 ($169/sqft)
• Median days on market: 90 d
• This list price: 31% of active listings are priced below it
• ARV vs active asking: +10.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78621

• Home prices YoY: 7.6%
• Rents YoY: 3.1%
• Active inventory: 1161
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,012 high
• Mortgage (P&I): −$1,649
• Tax est. 1.5%: −$393 /mo · $4,717/yr
• Insurance: −$131
• HOA: −$41
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-625

Break-even live

Break-even rent $2,803

Max offer price $224,110

Occupancy floor —

Sensitivity live

Price	-10% $-407	-5% $-516	+0% $-625	+5% $-733	+10% $-842
Rent	-10% $-784	-5% $-704	+0% $-625	+5% $-545	+10% $-466
Rate	-1.0pp $-466	-0.5pp $-545	base $-625	+0.5pp $-706	+1.0pp $-789

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: $78,622
• Closing costs: $9,435
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13501 Sierra Wind Ln Elgin, TX	4.0	2.5	2066	$2,250	$1.09	40d	1	0.09mi
18312 Crestwind Ln Elgin, TX	3.0	2.0	1610	$1,800	$1.12	43d	1	0.10mi
18312 Crestwind Ln Elgin, TX	3.0	2.0	1610	$1,800	$1.12	4d	1	0.10mi
18333 Willow Sage Ln Elgin, TX	3.0	2.0	1301	$1,700	$1.31	64d	1	0.28mi
17721 Somerville Ct Elgin, TX	4.0	2.0	1886	$1,890	$1.00	9d	1	0.31mi
18421 Weatherby Ln Elgin, TX	3.0	2.0	1480	$1,795	$1.21	43d	1	0.32mi
14129 Tordillo Dr Elgin, TX	4.0	2.5	1874	$2,100	$1.12	9d	1	0.36mi
14129 Tordillo Dr Unit NA Elgin, TX	4.0	2.5	1874	$2,495	$1.33	94d	1	0.36mi
18436 Weatherby Ln Elgin, TX	4.0	2.5	2095	$2,000	$0.95	100d	1	0.36mi
13721 Menard Way Elgin, TX	3.0	2.0	1217	$2,105	$1.73	0d	1	0.51mi
13804 Knights Branch Dr Elgin, TX	3.0	2.5	1427	$1,800	$1.26	29d	1	0.51mi
13804 Knights Branch Dr Elgin, TX	3.0	2.5	1427	$1,900	$1.33	100d	1	0.51mi
13725 Knights Branch Dr Elgin, TX	4.0	2.5	1800	$2,100	$1.17	119d	1	0.54mi
13121 Blackeyed Susan Trl Elgin, TX	4.0	2.0	1586	$1,800	$1.13	113d	1	0.54mi
13604 Menard Way Elgin, TX	3.0	2.0	1474	$1,875	$1.27	119d	1	0.59mi
13604 Menard Way Elgin, TX	3.0	2.0	1474	$1,800	$1.22	6d	1	0.60mi
13520 Knights Branch Dr Elgin, TX	3.0	2.5	1600	$1,825	$1.14	74d	1	0.63mi
17925 Honey Locust Ln Elgin, TX	3.0	2.0	1538	$1,650	$1.07	43d	1	0.64mi
13501 Mussel Run Elgin, TX	4.0	2.0	1667	$1,800	$1.08	112d	1	0.73mi
13305 Banquete St Elgin, TX	4.0	2.0	1707	$1,995	$1.17	139d	1	0.75mi
17817 Majestic Elm Ln Elgin, TX	4.0	3.0	2088	$1,875	$0.90	60d	1	0.75mi
13124 Maidenhair Trl Elgin, TX	4.0	2.0	1448	$1,775	$1.23	112d	1	0.76mi
13124 Maidenhair Trl Elgin, TX	4.0	2.0	1448	$1,775	$1.23	119d	1	0.76mi
17812 Prairie Verbena Ln Elgin, TX	3.0	2.5	2049	$2,199	$1.07	139d	1	0.87mi
101 Bandara Woods Blvd Elgin, TX	3.0	2.0	1499	$1,769	$1.18	110d	1	0.99mi
401 Bandara Woods Blvd Elgin, TX	3.0	2.0	1665	$1,875	$1.13	139d	1	1.11mi
113 Hays Forest Cv Elgin, TX	3.0	2.5	1738	$1,960	$1.13	29d	1	1.13mi
23805 Glowing Embers Dr Elgin, TX	3.0	2.0	1474	$1,750	$1.19	0d	1	1.16mi
13817 County Line Rd Elgin, TX	2.0–3.0	1.0–2.0	1110	$1,625	$1.46	0d	10	1.32mi
18505 Quiet Range Dr Unit 18505 Elgin, TX	4.0	2.0	1794	$1,785	$0.99	100d	1	1.32mi
18505 Quiet Range Dr Elgin, TX	4.0	2.0	1794	$1,950	$1.09	119d	1	1.32mi
722 Lavaca Loop Elgin, TX	4.0	2.5	2075	$1,895	$0.91	84d	1	1.34mi
722 Lavaca Loop Elgin, TX	4.0	3.0	2075	$1,895	$0.91	9d	1	1.34mi
722 Lavaca Loop Elgin, TX	4.0	3.0	2075	$1,895	$0.91	77d	1	1.34mi
23604 Tiny Moons Way Elgin, TX	3.0	2.0	1350	$1,560	$1.16	7d	1	1.35mi
18525 Quiet Range Dr Elgin, TX	4.0	2.0	1794	$1,725	$0.96	113d	1	1.35mi
18512 Quiet Range Dr Elgin, TX	4.0	2.5	2212	$2,180	$0.99	29d	1	1.35mi
18512 Quiet Range Dr Elgin, TX	4.0	2.5	2212	$2,180	$0.99	7d	1	1.35mi
13028 Torrey Reynolds Dr Elgin, TX	4.0	2.0	1525	$1,995	$1.31	84d	1	1.37mi
13028 Torrey Reynolds Dr Elgin, TX	3.0	2.0	1525	$1,850	$1.21	9d	1	1.37mi

Property features AI

Finance

• Other: List price $269,990New construction plan inventory
• HOA & community: Homeowners association fee of $41.67

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (Woolf)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: Living area of 1680

Listing history 50 events

1. 2026-09-24
   days on market $259,990 Active 118 DOM
2. 2026-09-23
   days on market $259,990 Active 117 DOM
3. 2026-09-22
   days on market $259,990 Active 116 DOM
4. 2026-09-21
   days on market $259,990 Active 115 DOM
5. 2026-09-20
   days on market $259,990 Active 114 DOM
6. 2026-09-19
   days on market $259,990 Active 113 DOM
7. 2026-09-18
   days on market $259,990 Active 112 DOM
8. 2026-09-17
   days on market $259,990 Active 111 DOM
9. 2026-09-16
   days on market $259,990 Active 110 DOM
10. 2026-09-15
    days on market $259,990 Active 109 DOM
11. 2026-09-14
    days on market $259,990 Active 108 DOM
12. 2026-09-13
    days on market $259,990 Active 107 DOM
13. 2026-09-12
    days on market $259,990 Active 106 DOM
14. 2026-09-05
    days on market $259,990 Active 99 DOM
15. 2026-09-04
    days on market $259,990 Active 98 DOM
16. 2026-09-03
    days on market $259,990 Active 97 DOM
17. 2026-08-31
    days on market $259,990 Active 94 DOM
18. 2026-08-30
    days on market $259,990 Active 93 DOM
19. 2026-08-29
    days on market $259,990 Active 92 DOM
20. 2026-08-28
    days on market $259,990 Active 91 DOM
21. 2026-08-27
    days on market $259,990 Active 90 DOM
22. 2026-08-25
    days on market $259,990 Active 88 DOM
23. 2026-08-24
    days on market $259,990 Active 87 DOM
24. 2026-08-23
    days on market $259,990 Active 86 DOM
25. 2026-08-22
    days on market $259,990 Active 85 DOM
26. 2026-08-21
    days on market $259,990 Active 84 DOM
27. 2026-08-20
    days on market $259,990 Active 83 DOM
28. 2026-08-19
    days on market $259,990 Active 82 DOM
29. 2026-08-18
    days on market $259,990 Active 81 DOM
30. 2026-08-17
    days on market $259,990 Active 80 DOM
31. 2026-08-16
    days on market $259,990 Active 79 DOM
32. 2026-08-15
    days on market $259,990 Active 78 DOM
33. 2026-08-14
    days on market $259,990 Active 77 DOM
34. 2026-08-13
    days on market $259,990 Active 76 DOM
35. 2026-08-11
    days on market $259,990 Active 74 DOM
36. 2026-08-10
    days on market $259,990 Active 73 DOM
37. 2026-08-09
    days on market $259,990 Active 72 DOM
38. 2026-08-08
    days on market $259,990 Active 71 DOM
39. 2026-08-06
    days on market $259,990 Active 69 DOM
40. 2026-08-05
    days on market $259,990 Active 68 DOM
41. 2026-08-04
    days on market $259,990 Active 67 DOM
42. 2026-08-03
    days on market $259,990 Active 66 DOM
43. 2026-07-31
    days on market $259,990 Active 63 DOM
44. 2026-07-30
    days on market $259,990 Active 61 DOM
45. 2026-07-28
    days on market $259,990 Active 60 DOM
46. 2026-07-26
    days on market $259,990 Active 58 DOM
47. 2026-07-24
    days on market $259,990 Active 56 DOM
48. 2026-07-23
    days on market $259,990 Active 55 DOM
49. 2026-07-22
    days on market $259,990 Active 54 DOM
50. 2026-07-21
    days on market $259,990 Active 53 DOM

ⓘ 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: $24,148
• − Mortgage interest: −$17,616
• − Property taxes: −$4,717
• − Insurance: −$1,572
• − Repairs & maintenance: −$1,932
• − Management: −$1,932
• − HOA: −$492
• − Depreciation: −$9,149
• Taxable loss: −$13,262
• Est. tax savings @ 24.0%: +$3,183
• After-tax cash flow: $-4,312/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 · 5 photos

Good 80/100 Cosmetic rehab Est. rehab $8,400–$25,200 screening

The Woolf Plan is a well-maintained two-story home with a good exterior and interior condition. A fresh coat of paint and some minor updates would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace windows — Improves energy efficiency and aesthetics ↑
• Both Update kitchen appliances — Modernizes the space and attracts buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Neidig El F TX #2,268/4,322 Nat'l #24,950/41,679 Middle Elgin Middle F TX #1,327/1,662 Nat'l #11,007/14,009 High Elgin H S F TX #1,264/1,632 Nat'l #12,478/17,239

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

B Composite livability gradescore 74/100

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 · 1,545,133 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: 8% of renters

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Population outlook (Travis County) Hauer SSP2

• Today (2025): 1,545,133 people
• By 2030: 1,729,269 · +11.9%
• By 2040: 2,097,596 · +35.8%
• By 2050: 2,463,890 · +59.5%
• By 2075: 3,249,374 · +110.3%
• By 2100: 3,801,868 · +146.1%

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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%

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Political lean MEDSL · Travis

• 2024 margin: Solid D (+39.3) · D 68.8% · R 29.4% · Other 1.8%
• 2008→2024 swing: +9.9pp toward D · 2008: 29.4pp · 2024: 39.3pp
• All cycles: 2024: D+39.3 2020: D+45.0 2016: D+38.9 2012: D+23.9 2008: D+29.4

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

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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

Property features AI

Finance

• Other: List price $269,990New construction plan inventory
• HOA & community: Homeowners association fee of $41.67

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (Woolf)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: Living area of 1680