112 Harston Dr · Taylor, TX 76574

$264,990

3 bd · 2.5 ba · 1,880 sqft · SingleFamily · 68 Days on market

Built 2026 $141/sqft · 10% below area Est $296k · 10% under ↓ 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).

• ARV discount +12.2/15.0
• Cash flow +9.5/30.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spring - Guadalupe

Key facts

• 2 garage spots
• Built 2026
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (21.3% below list).
• Recommended offer: $208k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.3% in Taylor — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#312 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D-, amenities F.
• Taylor ISD (town): math 20% / reading 27% proficiency, ranked #726 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 314 active listings in the ZIP; 8 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; 7,543 units permitted in Williamson County in 2024 (1,425 in 5+ unit buildings).
• This rent runs 32% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Williamson County population projected at +69% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.

Recommended offer $208,442 (21.3% 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 68 days. Have you received any prior offers? Is the seller open to a 21% 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 D-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: 0.79% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.99%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $295,882
• List price: $264,990
• Delta: -10.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
152 Harston Dr	0.01mi	3/2.5	1,880 (0%)	6mo	$269,990	$144	94
148 Harston Dr	0.08mi	3/2.5	1,780 (-5%)	6mo	$246,990	$139	82
811 Kimbro St	0.65mi	3/2.0	1,901 (+1%)	12mo	$525,000	$276	56
901 Kimbro St	0.67mi	3/2.0	1,884 (+0%)	14mo	$360,000	$191	55
506 Porter St	0.16mi	4/2.0 (+1)	2,120 (+13%)	15mo	$449,000	$212	52
707 W 7th St	0.57mi	4/3.0 (+1)	2,073 (+10%)	1mo	$329,999	$159	48
313 Old Thorndale Rd	0.63mi	3/3.0	1,768 (-6%)	22mo	$399,990	$226	40
1420 Frink St	0.73mi	3/2.0	1,732 (-8%)	22mo	$219,000	$126	33

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 · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -24.2%
• Equity multiple: 0.19×
• Total profit: $-59,920
• Equity at exit: $39,511

10-year hold

• IRR: -28.9%
• Equity multiple: -0.18×
• Total profit: $-87,671
• Equity at exit: $22,911

Cash invested: $74,197 (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 76574

• Home prices YoY: -32.3%
• Rents YoY: 0.4%
• Active inventory: 314
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,084 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-185

Break-even live

Break-even rent $2,318

Max offer price $238,280

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-93	+0% $-185	+5% $-276	+10% $-368
Rent	-10% $-349	-5% $-267	+0% $-185	+5% $-102	+10% $-20
Rate	-1.0pp $-51	-0.5pp $-117	base $-185	+0.5pp $-253	+1.0pp $-323

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: $66,248
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 N Main St Unit A Taylor, TX	2.0	1.0	1495	$1,750	$1.17	2d	1	0.12mi
600 Kimbro St Taylor, TX	3.0	2.5	1480	$2,250	$1.52	24d	1	0.48mi
206 Oscar St Taylor, TX	4.0	1.5	1960	$2,100	$1.07	2d	1	0.66mi
1215 Davis St Taylor, TX	4.0	2.5	2220	$3,200	$1.44	24d	1	0.74mi
1117 W 4th St Taylor, TX	3.0	2.0	1334	$1,400	$1.05	18d	1	0.74mi
1707 Lexington St Taylor, TX	3.0	2.0	2140	$2,500	$1.17	24d	1	1.00mi
1800 Grace St Taylor, TX	4.0	3.5	2503	$2,050	$0.82	12d	1	1.25mi
1800 Grace St Taylor, TX	3.0	2.0	2503	$2,050	$0.82	13d	1	1.25mi

Listing history 16 events

1. 2026-06-18
   days on market $264,990 Active 68 DOM
2. 2026-06-17
   pricedays on market $264,990 Active 67 DOM
3. 2026-06-16
   days on market $269,990 Active 66 DOM
4. 2026-06-15
   days on market $269,990 Active 65 DOM
5. 2026-06-13
   days on market $269,990 Active 63 DOM
6. 2026-06-09
   days on market $269,990 Active 59 DOM
7. 2026-06-08
   days on market $269,990 Active 58 DOM
8. 2026-06-07
   days on market $269,990 Active 57 DOM
9. 2026-06-05
   days on market $269,990 Active 54 DOM
10. 2026-06-03
    days on market $269,990 Active 53 DOM
11. 2026-06-02
    days on market $269,990 Active 52 DOM
12. 2026-06-01
    days on market $269,990 Active 51 DOM
13. 2026-05-31
    days on market $269,990 Active 50 DOM
14. 2026-05-13
    price $269,990 18-char remark

    Show marketing remark (18 chars)

    Spring - Guadalupe

15. 2026-04-23
    price $274,990 18-char remark

    Show marketing remark (18 chars)

    Spring - Guadalupe

16. 2026-04-11
    listed $282,990 Active 18-char remark

    Show marketing remark (18 chars)

    Spring - Guadalupe

ⓘ 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: $25,013
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − Depreciation: −$7,709
• Taxable loss: −$6,841
• Est. tax savings @ 24.0%: +$1,642
• After-tax cash flow: $-573/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: Taylor ISD
• NCES district ID: 4842280
• Math proficiency: 20% ▼ -15.00%
• Reading proficiency: 27% ▼ -11.00%
• Median HH income: $45,330
• Composite: 20.35/100
• National rank: #8606
• State rank: #726 of 826 in TX

Livability — Taylor

• Score: 71/100
• State rank: #312
• US rank: #7013

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylor, TX
• County: Williamson County · 680,029 people
• City population: 20,242
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 20,242
• Household income: $78,568
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 371.0

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 699,027 people
• By 2030: 795,537 · +13.8%
• By 2040: 990,683 · +41.7%
• By 2050: 1,184,292 · +69.4%
• By 2075: 1,623,825 · +132.3%
• By 2100: 1,924,153 · +175.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 50% Hispanic / Latino 42% Two or more races 22% Black 5%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Romanian 2% Italian 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 74% English-only · Spanish 23% Russian/Polish/Slavic 1%

Political lean MEDSL · Williamson

• 2024 margin: Toss-up / Even · D 48.0% · R 50.4% · Other 1.6%
• 2008→2024 swing: +10.6pp toward D · 2008: -13.0pp · 2024: -2.5pp
• All cycles: 2024: R+2.5 2020: D+1.4 2016: R+9.9 2012: R+21.5 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.71%
• Current HPI: 227.58
• Rent YoY: ▲ 0.43%
• 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

-4.6% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $269,990 Zillow
• 2026-04-23 Price Changed $274,990 Zillow
• 2026-04-11 Listed $282,990 Zillow