2110 Allison Crk · Marion, TX 78124

$240,999

4 bd · 2.0 ba · 2,162 sqft · SingleFamily · 163 Days on market

Built 2026 Excellent condition 4,791 sqft lot $111/sqft · 16% below area Est $288k · 16% under $42/mo HOA · 2% of rent ↓ 7% 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 +14.9/15.0
• Cash flow +9.2/30.0
• Condition / age +5.0/5.0
• Schools +4.7/10.0
• Livability +3.3/5.0
• 1% rule +3.0/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Sherman - This new two-story home features a luxurious owner's suite on the first level, offering a tranquil retreat with a full bathroom and walk-in closet. A nearby open-concept layout encourages seamless transitions and multitasking between the kitchen, living and dining areas. On the second floor, a versatile game room provides a convenient shared living area near three additional bedrooms. Estimated Completion May 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Full bathroom
• Walk-in closet
• Owner's suite

Tags

• OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET
• OPEN-CONCEPT LAYOUT
• GAME ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $241k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-182 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (19.9% below list).
• Recommended offer: $193k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.5% in Marion — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#614 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Marion ISD (suburban): math 44% / reading 47% proficiency, ranked #243 of 826 in TX (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Norma Krueger El (362 students, 50% FRL); Marion Middle (math 37% / reading 45%, grade F, #613 of 1,662 statewide, top 38%, 372 students, 41% FRL); Marion H S (math 47% / reading 62%, grade C-, #379 of 1,632 statewide, top 26%, 456 students, 36% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 535 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,064 units permitted in Guadalupe County in 2024 (133 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.
• Guadalupe County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $28k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $193,147 (19.9% 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 163 days. Have you received any prior offers? Is the seller open to a 20% 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. 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: 0.80% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.23%
• DSCR: 0.86
• GRM: 10.4

CMA / ARV

• ARV (median comp): $288,466
• List price: $240,999
• Delta: -16.46%
• 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
725 Thea Mdws	0.00mi	4/2.5	2,173 (+0%)	2mo	$251,999	$116	95
2223 Laurie Spgs	0.00mi	4/3.0	2,202 (+2%)	0mo	$268,999	$122	93
2232 Payton Spgs	0.00mi	4/3.0	2,210 (+2%)	2mo	$271,999	$123	91
2231 Laurie Spgs	0.00mi	4/3.0	2,015 (-7%)	2mo	$259,999	$129	83
2106 Allison Crk	0.00mi	4/2.5	1,885 (-13%)	1mo	$235,999	$125	76
2114 Allison Crk	0.00mi	4/2.0	1,850 (-14%)	0mo	$254,999	$138	76
714 Thea Mdws	0.00mi	4/2.5	1,867 (-14%)	1mo	$236,999	$127	75
726 Thea Mdws	0.00mi	4/2.5	1,867 (-14%)	1mo	$238,999	$128	75
2223 Allison Crk	0.00mi	4/2.0	1,850 (-14%)	2mo	$232,999	$126	74
742 Thea Mdws	0.00mi	4/2.5	1,867 (-14%)	2mo	$238,999	$128	74
143 Petey Pl	0.00mi	3/3.0 (-1)	1,886 (-13%)	2mo	$240,999	$128	68
2272 Monument Hl	0.46mi	4/3.0	2,269 (+5%)	2mo	$282,999	$125	64

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

Projected returns pro-forma

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

5-year hold

• IRR: -21.7%
• Equity multiple: 0.25×
• Total profit: $-50,565
• Equity at exit: $35,934

10-year hold

• IRR: -15.4%
• Equity multiple: 0.13×
• Total profit: $-58,704
• Equity at exit: $20,837

Cash invested: $67,480 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 38 active · 31 under contract
• Months of supply: 4.8 mo (21%/mo absorbed)
• Median asking: $261,999 ($129/sqft)
• Median days on market: 49 d
• This list price: 37% of active listings are priced below it
• ARV vs active asking: +3.2% vs current asking $/sqft

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

ZIP-level market 78124

• Active inventory: 535
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,931 medium
• Mortgage (P&I): −$1,264
• Tax est. 1.5%: −$301 /mo · $3,615/yr
• Insurance: −$100
• HOA: −$42
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-182

Break-even live

Break-even rent $2,161

Max offer price $214,717

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-98	+0% $-182	+5% $-265	+10% $-348
Rent	-10% $-334	-5% $-258	+0% $-182	+5% $-105	+10% $-29
Rate	-1.0pp $-60	-0.5pp $-120	base $-182	+0.5pp $-244	+1.0pp $-308

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: $60,250
• Closing costs: $7,230
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
747 Thea MDWS Marion, TX	4.0	2.0	1867	$2,214	$1.19	18d	1	0.03mi
738 Thea MDWS Marion, TX	4.0	2.0	1575	$1,600	$1.02	18d	1	0.03mi
1115 Pigeon Ln Marion, TX	4.0	2.0	1776	$1,895	$1.07	24d	1	1.20mi

Listing history 50 events

1. 2026-08-08
   days on market $240,999 Active 163 DOM
2. 2026-08-06
   days on market $240,999 Active 161 DOM
3. 2026-08-05
   days on market $240,999 Active 160 DOM
4. 2026-08-04
   days on market $240,999 Active 159 DOM
5. 2026-08-03
   days on market $240,999 Active 158 DOM
6. 2026-07-31
   days on market $240,999 Active 155 DOM
7. 2026-07-30
   days on market $240,999 Active 154 DOM
8. 2026-07-30
   days on market $240,999 Active 153 DOM
9. 2026-07-28
   statusdays on market $240,999 Active 152 DOM
10. 2026-07-26
    days on market $240,999 Price Change 150 DOM
11. 2026-07-24
    days on market $240,999 Price Change 148 DOM
12. 2026-07-23
    days on market $240,999 Price Change 147 DOM
13. 2026-07-22
    days on market $240,999 Price Change 146 DOM
14. 2026-07-21
    days on market $240,999 Price Change 145 DOM
15. 2026-07-20
    days on market $240,999 Price Change 144 DOM
16. 2026-07-18
    days on market $240,999 Price Change 142 DOM
17. 2026-07-18
    pricedays on market $240,999 Price Change 141 DOM
18. 2026-07-16
    days on market $242,999 Price Change 140 DOM
19. 2026-07-15
    days on market $242,999 Price Change 139 DOM
20. 2026-07-14
    days on market $242,999 Price Change 138 DOM
21. 2026-07-14
    price $242,999 Price Change 137 DOM
22. 2026-07-13
    days on market $245,999 Price Change 137 DOM
23. 2026-07-13
    days on market $245,999 Price Change 136 DOM
24. 2026-07-11
    days on market $245,999 Price Change 135 DOM
25. 2026-07-10
    days on market $245,999 Price Change 134 DOM
26. 2026-07-09
    days on market $245,999 Price Change 133 DOM
27. 2026-07-08
    price $245,999 Price Change 131 DOM
28. 2026-07-07
    days on market $244,999 Price Change 131 DOM
29. 2026-07-06
    price $244,999 Price Change 130 DOM
30. 2026-07-06
    days on market $245,999 Price Change 130 DOM
31. 2026-07-05
    days on market $245,999 Price Change 129 DOM
32. 2026-07-04
    price $245,999 Price Change 127 DOM
33. 2026-07-03
    days on market $247,999 Price Change 127 DOM
34. 2026-07-02
    days on market $247,999 Price Change 126 DOM
35. 2026-07-01
    days on market $247,999 Price Change 125 DOM
36. 2026-06-30
    days on market $247,999 Price Change 124 DOM
37. 2026-06-29
    days on market $247,999 Price Change 123 DOM
38. 2026-06-28
    days on market $247,999 Price Change 122 DOM
39. 2026-06-27
    days on market $247,999 Price Change 121 DOM
40. 2026-06-26
    pricedays on market $247,999 Price Change 120 DOM
41. 2026-06-24
    days on market $248,999 Price Change 118 DOM
42. 2026-06-22
    days on market $248,999 Price Change 116 DOM
43. 2026-06-21
    days on market $248,999 Price Change 115 DOM
44. 2026-06-18
    days on market $248,999 Price Change 112 DOM
45. 2026-06-17
    pricestatusdays on market $248,999 Price Change 111 DOM
46. 2026-06-16
    days on market $250,999 Active 110 DOM
47. 2026-06-15
    days on market $250,999 Active 109 DOM
48. 2026-06-13
    days on market $250,999 Active 107 DOM
49. 2026-06-13
    days on market $250,999 Active 106 DOM
50. 2026-06-09
    days on market $250,999 Active 103 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: $23,178
• − Mortgage interest: −$13,500
• − Property taxes: −$3,615
• − Insurance: −$1,205
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − HOA: −$504
• − Depreciation: −$7,011
• Taxable loss: −$6,365
• Est. tax savings @ 24.0%: +$1,528
• After-tax cash flow: $-652/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

Excellent 100/100 None rehab

This new two-story home is in excellent condition with a fresh exterior, roof, flooring, and interior walls/paint. It is move-in ready and would benefit from landscaping and interior decor to further enhance its appeal.

Value-add opportunities

• Both Landscaping — A well-maintained landscape can enhance curb appeal and attract potential buyers or renters. ↑
• Both Interior decor — A fresh interior decor can make the home more inviting and appealing to potential buyers or renters. ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Norma Krueger El/bert Karrer Campus D- TX #1,112/4,322 Nat'l #15,746/41,679 Middle Marion Middle F TX #613/1,662 Nat'l #5,727/14,009 High Marion H S C- TX #379/1,632 Nat'l #4,461/17,239

Schools (NCES district)

• District: Marion ISD
• NCES district ID: 4829100
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 47% ▼ -4.00%
• Median HH income: $58,465
• Composite: 39.86/100
• National rank: #3867
• State rank: #243 of 826 in TX

C Composite livability gradescore 66/100

Livability — Marion

• Score: 66/100
• State rank: #614
• US rank: #11619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marion, TX
• County: Guadalupe · 196,854 people
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 6,907
• Household income: $82,534
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 47% of renters

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Population outlook (Guadalupe County) Hauer SSP2

• Today (2025): 196,854 people
• By 2030: 220,210 · +11.9%
• By 2040: 268,004 · +36.1%
• By 2050: 316,333 · +60.7%
• By 2075: 434,747 · +120.8%
• By 2100: 520,447 · +164.4%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 49% Hispanic / Latino 38% Two or more races 24% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 35% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 2% Iranian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 18% Tagalog/Filipino 1%

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Political lean MEDSL · Guadalupe

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: +1.5pp toward D · 2008: -31.0pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+24.2 2016: R+31.8 2012: R+35.1 2008: R+31.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -126.83%
• Current HPI: 189.5796
• Rent YoY: —
• Metro: —
• 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

Price history

-6.7% since first listed

14 events — show timeline

• 2026-04-30 Price Changed $250,999 LERA
• 2026-04-29 Price Changed $250,999 Zillow
• 2026-04-28 Price Changed $253,999 LERA
• 2026-04-27 Price Changed $253,999 Zillow
• 2026-04-26 Price Changed $255,999 Zillow
• 2026-04-10 Price Changed $257,999 Zillow
• 2026-04-10 Price Changed $257,999 LERA
• 2026-04-10 Price Changed $232,999 LERA
• 2026-04-07 Price Changed $263,999 LERA
• 2026-04-06 Price Changed $263,999 Zillow
• 2026-04-03 Price Changed $266,999 Zillow
• 2026-04-03 Price Changed $266,999 LERA
• 2026-02-26 Listed $268,999 LERA
• 2026-02-13 Listed $268,999 Zillow