132 Kendall Ln · Maxwell, TX 78656

$229,500

3 bd · 2.5 ba · 1,419 sqft · SingleFamily · 135 Days on market

Built 2025 Good condition 3,833 sqft lot $162/sqft · 19% below area Est $285k · 19% under $77/mo HOA · 4% of rent ↓ 8% 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 +15.0/15.0
• Cash flow +10.6/30.0
• Appreciation +4.5/10.0
• Condition / age +4.0/5.0
• 1% rule +3.6/10.0
• DSCR +3.1/10.0
• Livability +2.5/5.0
• Schools +2.4/10.0
• Rent growth +1.2/5.0

Listing remarks MLS

Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Linnet is one of our new two-story floorplans featured in our Bollinger community in Maxwell, Texas. This 1,419 square foot home includes 3 bedrooms, 2.5 bathrooms and a 1 car garage. Our homes in Bollinger feature our modern farmhouse exterior and the Linnet floorplan is available in 2 exterior options. As you step inside, you’ll cross through the foyer, passing the powder room and staircase, and enter the dining room, kitchen, and family room. Built as an open concept, this space is sure to be the center of your home life and family activities. The kitchen features laminate countertops with 50/50 stainless steel drop-in bowl, 4” laminate backsplash, 36” upper cabinets and stainless-steel appliances, including a gas range. Off the kitchen is the pantry and hall closet. Upstairs you’ll find the 3 bedrooms and 2 full bathrooms. At the front of the home is the primary bedroom with an attached private bathroom, making the start of your day a seamless step from sleep to your morning routine. Enjoy the walk-in shower, laminate countertop, and a generously sized walk-in closet. The secondary bedrooms include a closet with shelving and the hall bathroom includes a shower/tub combination. The utility room and hall closet finish out the upstairs space.

Key facts

• Open concept
• Walk-in closet
• Walk-in shower

Tags

• MODERN FARMHOUSE EXTERIOR
• OPEN CONCEPT
• LAMINATE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN SHOWER
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (14.4% below list).
• Recommended offer: $196k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.6% in Maxwell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Hays CISD (rural): math 35% / reading 41% proficiency, ranked #390 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hemphill El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 577 students, 71% FRL); D J Red Simon Middle (math 16% / reading 22%, grade F, #1,466 of 1,662 statewide, top 89%, 733 students, 78% FRL); Lehman H S (math 20% / reading 32%, grade F, #1,234 of 1,632 statewide, top 76%, 2,120 students, 59% FRL) — zoned schools average 70% FRL vs 43% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 38% district-wide (-14 pts) — the specific schools serving this property underperform the Hays CISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-5.4%/yr); 399 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 529 units permitted in Caldwell County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Caldwell County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $196,377 (14.4% 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 135 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.08%
• DSCR: 0.91
• GRM: 9.7

CMA / ARV

• ARV (median comp): $284,641
• List price: $229,500
• Delta: -19.37%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Kendall Ln	0.09mi	3/2.5	1,419 (0%)	10mo	$239,990	$169	87
200 Kendall Ln	0.24mi	3/2.5	1,419 (0%)	6mo	$239,990	$169	83
128 Langston Dr	0.32mi	3/2.0	1,434 (+1%)	0mo	$269,990	$188	81
223 Langston Dr	0.24mi	3/2.0	1,488 (+5%)	12mo	$289,490	$195	69
219 Langston Dr	0.11mi	3/2.0	1,288 (-9%)	12mo	$289,990	$225	67
439 Hodges St	0.09mi	3/2.0	1,575 (+11%)	10mo	$289,990	$184	67
325 Hodges St	0.18mi	3/2.0	1,575 (+11%)	6mo	$324,990	$206	66
205 Varner Way	0.17mi	4/2.5 (+1)	1,543 (+9%)	14mo	$263,615	$171	61

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

Projected returns pro-forma

-1.02% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.53×
• Total profit: $-30,325
• Equity at exit: $55,126

10-year hold

• IRR: -7.3%
• Equity multiple: 0.39×
• Total profit: $-39,061
• Equity at exit: $57,655

Cash invested: $64,260 (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: 23 active · 3 under contract
• Months of supply: 46.0 mo (2%/mo absorbed)
• Median asking: $265,000 ($195/sqft)
• Median days on market: 135 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +2.9% vs current asking $/sqft

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

ZIP-level market 78656

• Home prices YoY: -0.5%
• Rents YoY: -5.4%
• Active inventory: 399
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,964 medium
• Mortgage (P&I): −$1,204
• Tax est. 1.5%: −$287 /mo · $3,442/yr
• Insurance: −$96
• HOA: −$77
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-112

Break-even live

Break-even rent $2,105

Max offer price $213,345

Occupancy floor —

Sensitivity live

Price	-10% $47	-5% $-32	+0% $-112	+5% $-191	+10% $-270
Rent	-10% $-267	-5% $-189	+0% $-112	+5% $-34	+10% $43
Rate	-1.0pp $4	-0.5pp $-53	base $-112	+0.5pp $-171	+1.0pp $-232

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: $57,375
• Closing costs: $6,885
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Kendall Ln Kyle, TX	4.0	2.5	1543	$1,895	$1.23	69d	1	0.05mi
133 Varner Way Kyle, TX	4.0	2.5	1543	$1,795	$1.16	42d	1	0.07mi
271 Cottonwood Trl Maxwell, TX	3.0	2.0	1568	$2,000	$1.28	93d	1	1.11mi

HOA detail $77/mo · $924/yr

• Likely covers: gas

Listing history 50 events

1. 2026-08-08
   days on market $229,500 Active 135 DOM
2. 2026-08-06
   days on market $229,500 Active 133 DOM
3. 2026-08-05
   days on market $229,500 Active 132 DOM
4. 2026-08-04
   days on market $229,500 Active 131 DOM
5. 2026-08-03
   days on market $229,500 Active 130 DOM
6. 2026-07-31
   days on market $229,500 Active 127 DOM
7. 2026-07-30
   days on market $229,500 Active 125 DOM
8. 2026-07-28
   days on market $229,500 Active 124 DOM
9. 2026-07-26
   days on market $229,500 Active 122 DOM
10. 2026-07-24
    days on market $229,500 Active 120 DOM
11. 2026-07-23
    days on market $229,500 Active 119 DOM
12. 2026-07-22
    days on market $229,500 Active 118 DOM
13. 2026-07-21
    days on market $229,500 Active 117 DOM
14. 2026-07-20
    days on market $229,500 Active 116 DOM
15. 2026-07-18
    days on market $229,500 Active 114 DOM
16. 2026-07-18
    days on market $229,500 Active 113 DOM
17. 2026-07-16
    days on market $229,500 Active 112 DOM
18. 2026-07-15
    days on market $229,500 Active 111 DOM
19. 2026-07-14
    days on market $229,500 Active 110 DOM
20. 2026-07-13
    days on market $229,500 Active 109 DOM
21. 2026-07-13
    days on market $229,500 Active 108 DOM
22. 2026-07-11
    days on market $229,500 Active 107 DOM
23. 2026-07-10
    days on market $229,500 Active 106 DOM
24. 2026-07-09
    days on market $229,500 Active 105 DOM
25. 2026-07-07
    days on market $229,500 Active 103 DOM
26. 2026-07-06
    days on market $229,500 Active 102 DOM
27. 2026-07-05
    days on market $229,500 Active 101 DOM
28. 2026-07-03
    days on market $229,500 Active 99 DOM
29. 2026-07-02
    days on market $229,500 Active 98 DOM
30. 2026-07-01
    days on market $229,500 Active 97 DOM
31. 2026-06-30
    days on market $229,500 Active 96 DOM
32. 2026-06-29
    days on market $229,500 Active 95 DOM
33. 2026-06-28
    days on market $229,500 Active 94 DOM
34. 2026-06-27
    pricedays on market $229,500 Active 93 DOM
35. 2026-06-26
    days on market $230,000 Active 92 DOM
36. 2026-06-24
    days on market $230,000 Active 90 DOM
37. 2026-06-22
    days on market $230,000 Active 88 DOM
38. 2026-06-21
    days on market $230,000 Active 87 DOM
39. 2026-06-18
    days on market $230,000 Active 84 DOM
40. 2026-06-17
    days on market $230,000 Active 83 DOM
41. 2026-06-16
    days on market $230,000 Active 82 DOM
42. 2026-06-15
    days on market $230,000 Active 81 DOM
43. 2026-06-13
    remarks 693-char remark
44. 2026-06-13
    days on market $230,000 Active 79 DOM
45. 2026-06-09
    days on market $230,000 Active 75 DOM
46. 2026-06-08
    days on market $230,000 Active 74 DOM
47. 2026-06-07
    days on market $230,000 Active 73 DOM
48. 2026-06-05
    days on market $230,000 Active 70 DOM
49. 2026-06-03
    days on market $230,000 Active 69 DOM
50. 2026-06-02
    days on market $230,000 Active 68 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: $23,565
• − Mortgage interest: −$12,856
• − Property taxes: −$3,442
• − Insurance: −$1,148
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − HOA: −$924
• − Depreciation: −$6,676
• Taxable loss: −$5,251
• Est. tax savings @ 24.0%: +$1,260
• After-tax cash flow: $-79/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $7,095–$21,285 screening

This well-maintained two-story home in the Bollinger community in Maxwell, Texas, offers a good condition with modern finishes and a good curb appeal. It is ready for a new owner to move in and enjoy.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ 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 24/100

Zoned Schools

Elementary Hemphill El F TX #2,791/4,322 Nat'l #28,475/41,679 Middle D J Red Simon Middle F TX #1,466/1,662 Nat'l #11,948/14,009 High Lehman H S F TX #1,234/1,632 Nat'l #12,251/17,239

Schools (NCES district)

• District: Hays CISD
• NCES district ID: 4800010
• Math proficiency: 35% ▼ -15.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $70,570
• Composite: 34.78/100
• National rank: #5118
• State rank: #390 of 826 in TX

Livability — Maxwell

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Caldwell County · 46,557 people
• City population: 2,847
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 2,847
• Household income: $81,346
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 5% of renters

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Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 46,557 people
• By 2030: 49,673 · +6.7%
• By 2040: 55,827 · +19.9%
• By 2050: 61,832 · +32.8%
• By 2075: 77,212 · +65.8%
• By 2100: 89,225 · +91.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 21% White 20% Black 4%
• Hispanic origin (detail): Mexican 72%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 45% English-only · Spanish 55%

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Political lean MEDSL · Caldwell

• 2024 margin: R (+14.4) · D 42.2% · R 56.6% · Other 1.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -6.0pp · 2024: -14.4pp
• All cycles: 2024: R+14.4 2020: R+9.1 2016: R+15.8 2012: R+11.1 2008: R+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.02%
• Current HPI: 228.3622
• Rent YoY: ▼ -5.36%
• 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

Price history

-8.0% since first listed

13 events — show timeline

• 2026-05-01 Price Changed $235,000 Unlock MLS
• 2026-04-23 Price Changed $240,000 CTXMLS
• 2026-04-22 Listed $245,000 CTXMLS
• 2026-04-09 Price Changed $240,000 Unlock MLS
• 2026-03-26 Listed $245,000 Unlock MLS
• 2026-03-05 Pending — CTXMLS
• 2026-03-05 Pending — LERA
• 2026-03-01 Listing Removed — LERA
• 2026-03-01 Listing Removed — CTXMLS
• 2026-01-03 Price Changed $239,990 CTXMLS
• 2026-01-03 Price Changed $239,990 LERA
• 2025-12-10 Listed $255,550 CTXMLS
• 2025-12-04 Listed $255,550 LERA