13508 Barn Chime Pkwy · Elgin, TX 78621

$314,990

3 bd · 2.5 ba · 2,174 sqft · Land · 62 Days on market

Built 2026 5,614 sqft lot $145/sqft · at area comps Est $320k · at est. $40/mo HOA · 2% 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).

• Appreciation +10.0/10.0
• Cash flow +8.4/30.0
• ARV discount +8.1/15.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +2.0/10.0
• 1% rule +1.9/10.0

Listing remarks MLS

The only home in Creeks Crossing with 2-story living and dining, located in a low tax rate community with No MUD, No PID. Well-appointed 2-story home offering 3 bedrooms, 2.5 baths, and approximately 2,174 sq ft of comfortable living space. Designed with both functionality and style in mind, this home features a spacious layout ideal for everyday living. The owner’s suite includes thoughtful upgrades such as a dual vanity and an enlarged walk-in shower with a recessed ceramic tile pan, creating a more open, spa-like retreat. The private water closet is enhanced with an upgraded door for added privacy. Additional highlights include generous living and dining areas, a convenient half bath on the main floor, and well-sized secondary bedrooms upstairs. A great blend of practical upgrades and livable design.

Key facts

• 2 story living
• 2 story dining
• No pid

Tags

• 2 STORY LIVING
• 2 STORY DINING
• LOW TAX RATE COMMUNITY
• NO MUD
• NO PID
• OWNER'S SUITE UPGRADES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $315k.

Deal economics

• At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (31.4% below list).
• Recommended offer: $216k (31.4% 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); 807 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 62 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

Recommended offer $216,094 (31.4% 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 62 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.88%
• DSCR: 0.83
• GRM: 12.1

CMA / ARV

• ARV (median comp): $319,532
• List price: $314,990
• Delta: -1.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.5%
• Equity multiple: 2.74×
• Total profit: $153,569
• Equity at exit: $283,768

10-year hold

• IRR: 19.5%
• Equity multiple: 6.29×
• Total profit: $466,891
• Equity at exit: $611,956

Cash invested: $88,197 (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: 807
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,161 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$169 /mo · $2,031/yr
• Insurance: −$131
• HOA: −$40
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-285

Break-even live

Break-even rent $2,522

Max offer price $264,612

Occupancy floor —

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: $78,748
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13501 Sierra Wind Ln Elgin, TX	4.0	2.5	2066	$2,500	$1.21	20d	1	0.15mi
18436 Weatherby Ln Elgin, TX	4.0	2.5	2095	$2,000	$0.95	4d	1	0.30mi
14129 Tordillo Dr Elgin, TX	4.0	2.5	1874	$2,675	$1.43	24d	1	0.44mi
14129 Tordillo Dr Unit NA Elgin, TX	4.0	2.5	1874	$2,595	$1.38	4d	1	0.44mi
13804 Knights Branch Dr Elgin, TX	3.0	2.5	1427	$1,900	$1.33	4d	1	0.59mi
13725 Knights Branch Dr Elgin, TX	4.0	2.5	1800	$2,100	$1.17	24d	1	0.62mi
13121 Blackeyed Susan Trl Elgin, TX	4.0	2.0	1586	$1,800	$1.13	18d	1	0.63mi
13604 Menard Way Elgin, TX	3.0	2.0	1474	$1,875	$1.27	24d	1	0.67mi
13520 Knights Branch Dr Elgin, TX	3.0	2.5	1600	$1,850	$1.16	2d	1	0.71mi
13501 Mussel Run Elgin, TX	4.0	2.0	1667	$1,800	$1.08	16d	1	0.80mi
13305 Banquete St Elgin, TX	4.0	2.0	1707	$1,995	$1.17	44d	1	0.83mi
13124 Maidenhair Trl Elgin, TX	4.0	2.0	1448	$1,775	$1.23	16d	1	0.84mi
13124 Maidenhair Trl Elgin, TX	4.0	2.0	1448	$1,775	$1.23	24d	1	0.84mi
101 Bandara Woods Blvd Elgin, TX	3.0	2.0	1499	$1,769	$1.18	15d	1	0.92mi
102 Blanco Woods Blvd Elgin, TX	3.0	2.5	2450	$1,800	$0.73	44d	1	0.94mi
17812 Prairie Verbena Ln Elgin, TX	3.0	2.5	2049	$2,199	$1.07	44d	1	0.96mi
401 Bandara Woods Blvd Elgin, TX	3.0	2.0	1665	$1,875	$1.13	44d	1	1.04mi
18505 Quiet Range Dr Unit 18505 Elgin, TX	4.0	2.0	1794	$1,785	$0.99	4d	1	1.23mi
18505 Quiet Range Dr Elgin, TX	4.0	2.0	1794	$1,950	$1.09	24d	1	1.23mi
18525 Quiet Range Dr Elgin, TX	4.0	2.0	1794	$1,725	$0.96	18d	1	1.26mi
19017 Romano Dr Elgin, TX	4.0	3.0	2473	$2,198	$0.89	4d	1	1.27mi
722 Lavaca Loop Elgin, TX	4.0	2.5	2075	$1,895	$0.91	18d	1	1.27mi
18721 Quiet Range Dr Elgin, TX	3.0–5.0	2.0–3.5	1773	$2,085	$1.18	2d	1	1.30mi
14101 Prospector Way Unit 14101 Elgin, TX	4.0	2.5	2198	$2,099	$0.95	24d	1	1.32mi
14101 Prospector Way Elgin, TX	4.0	2.5	2198	$2,099	$0.95	44d	1	1.32mi
19405 Bear Grass Dr Elgin, TX	3.0	2.0	1495	$1,760	$1.18	44d	1	1.34mi
18500 Allen Welch Dr Elgin, TX	3.0	2.0	1525	$1,825	$1.20	4d	1	1.35mi
14141 Prospector Way Elgin, TX	3.0	2.0	1520	$1,650	$1.09	44d	1	1.38mi
18612 Allen Welch Dr Elgin, TX	4.0	2.0	1794	$1,885	$1.05	4d	1	1.38mi
14300 Boomtown Way Elgin, TX	4.0	2.0	1794	$2,050	$1.14	24d	1	1.41mi
11524 Rush Ln Elgin, TX	4.0	3.0	2473	$2,300	$0.93	44d	1	1.42mi
18224 Speculator Ln Elgin, TX	3.0	2.5	1599	$1,700	$1.06	44d	1	1.42mi
18300 Speculator Ln Elgin, TX	4.0	2.0	1794	$1,995	$1.11	24d	1	1.43mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: water

Listing history 3 events

1. 2026-05-12
   price $314,990 820-char remark

   Show marketing remark (820 chars)

   The only home in Creeks Crossing with 2-story living and dining, located in a low tax rate community with No MUD, No PID. Well-appointed 2-story home offering 3 bedrooms, 2.5 baths, and approximately 2,174 sq ft of comfortable living space. Designed with both functionality and style in mind, this home features a spacious layout ideal for everyday living. The owner’s suite includes thoughtful upgrades such as a dual vanity and an enlarged walk-in shower with a recessed ceramic tile pan, creating a more open, spa-like retreat. The private water closet is enhanced with an upgraded door for added privacy. Additional highlights include generous living and dining areas, a convenient half bath on the main floor, and well-sized secondary bedrooms upstairs. A great blend of practical upgrades and livable design.

2. 2026-04-22
   price $319,990 820-char remark

   Show marketing remark (820 chars)

   The only home in Creeks Crossing with 2-story living and dining, located in a low tax rate community with No MUD, No PID. Well-appointed 2-story home offering 3 bedrooms, 2.5 baths, and approximately 2,174 sq ft of comfortable living space. Designed with both functionality and style in mind, this home features a spacious layout ideal for everyday living. The owner’s suite includes thoughtful upgrades such as a dual vanity and an enlarged walk-in shower with a recessed ceramic tile pan, creating a more open, spa-like retreat. The private water closet is enhanced with an upgraded door for added privacy. Additional highlights include generous living and dining areas, a convenient half bath on the main floor, and well-sized secondary bedrooms upstairs. A great blend of practical upgrades and livable design.

3. 2026-03-21
   listed $329,990 Active 820-char remark

   Show marketing remark (820 chars)

   The only home in Creeks Crossing with 2-story living and dining, located in a low tax rate community with No MUD, No PID. Well-appointed 2-story home offering 3 bedrooms, 2.5 baths, and approximately 2,174 sq ft of comfortable living space. Designed with both functionality and style in mind, this home features a spacious layout ideal for everyday living. The owner’s suite includes thoughtful upgrades such as a dual vanity and an enlarged walk-in shower with a recessed ceramic tile pan, creating a more open, spa-like retreat. The private water closet is enhanced with an upgraded door for added privacy. Additional highlights include generous living and dining areas, a convenient half bath on the main floor, and well-sized secondary bedrooms upstairs. A great blend of practical upgrades and livable design.

ⓘ 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: $2,031 · $169/mo
• Projected year-2 tax: $5,764 · $480/mo
• Expected delta: +$3,734/yr (+$311/mo · 183.8%)

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

Taxation est. · year 1

• Rental income: $25,931
• − Mortgage interest: −$17,644
• − Property taxes: −$2,031
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − HOA: −$480
• − Depreciation: −$9,163
• Taxable loss: −$9,111
• Est. tax savings @ 24.0%: +$2,187
• After-tax cash flow: $-1,235/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 (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%

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 · 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

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

-4.5% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $314,990 Unlock MLS
• 2026-04-22 Price Changed $319,990 Unlock MLS
• 2026-03-21 Listed $329,990 Unlock MLS

Property tax history

+0.0%/yr

Latest (2026): $2,031 · +0.0% YoY. Source: county tax records.