The Danbury Plan · Uhland, TX 78640

$230,490

4 bd · 2.0 ba · 1,484 sqft · SingleFamily · 645 Days on market

Good condition ↓ 22% since listing

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Why this score? — see what drove the F 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).

• Cash flow +8.8/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• 1% rule +2.7/10.0
• Livability +2.7/5.0
• DSCR +2.4/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Danbury is a thoughtfully designed 1,484 square foot home featuring four spacious bedrooms and two bathrooms. The open-concept floorplan showcases a beautiful kitchen with a large island that overlooks the main living area and includes a walk-in pantry. The main bedroom, bedroom 1, boasts a generous ensuite with a walk-in shower and a large walk-in closet. Enjoy outdoor living with a covered patio and a professionally landscaped, irrigated yard featuring Bermuda sod. The Danbury also includes our America's Smart Home® package that offers devices such as the Qolsys IQ Panel, Video Doorbell, Alarm.com app, Honeywell Thermostat, Deako Smart Light Switch, Kwikset Smart lock, and more. Images are representative of plan and may vary as built. Contact us today and find your home at Marigold.

Key facts

• Covered patio
• Alexa voice control
• Garage

Tags

• COVERED PATIO
• PROFESSIONALLY LANDSCAPED YARD
• ALEXA VOICE CONTROL

🏗️ New construction. The $230,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $249,722.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-203 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (16.4% below list).
• Recommended offer: $193k (16.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#1,385 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools F, amenities F.
• 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.
• Market conditions: Rents soft (-0.3%/yr); 1801 active listings in the ZIP; 6 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; 5,270 units permitted in Hays County in 2024 (1,464 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.
• Hays County population projected at +93% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 645 days — a 12% lower offer ($203k) is reasonable based on typical stale-listing flexibility.

Recommended offer $192,694 (16.4% 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 645 days. Have you received any prior offers? Is the seller open to a 16% 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 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?
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: 0.77% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.49%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (median comp): $249,722
• List price: $230,490
• Delta: -7.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Orange Flame Blvd	0.07mi	4/2.0	1,485 (+0%)	1mo	$231,990	$156	96
132 Celosia Loop	0.15mi	4/2.0	1,485 (+0%)	3mo	$249,990	$168	91
127 Orange Flame Blvd	0.08mi	3/2.0 (-1)	1,329 (-10%)	1mo	$219,990	$166	73
114 Whoopers Loop	0.45mi	4/2.0	1,616 (+9%)	0mo	$225,000	$139	64
178 Schuenemann Way	0.73mi	3/2.0 (-1)	1,470 (-1%)	4mo	$255,990	$174	56
263 Speckled Belly Bnd	0.65mi	4/2.0	1,600 (+8%)	1mo	$232,999	$146	56
691 Whoopers Loop	0.71mi	4/2.0	1,575 (+6%)	3mo	$253,490	$161	55
707 Whoopers Loop	0.70mi	3/2.0 (-1)	1,411 (-5%)	2mo	$226,990	$161	53
697 Whoopers Loop	0.70mi	4/2.0	1,600 (+8%)	2mo	$229,499	$143	53
168 Speckled Belly Bnd	0.65mi	4/2.0	1,667 (+12%)	2mo	$235,990	$142	48
212 Speckled Belly Bnd	0.65mi	4/2.0	1,667 (+12%)	3mo	$257,990	$155	47
136 Speckled Belly Bnd	0.67mi	4/2.0	1,667 (+12%)	2mo	$234,990	$141	46

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.5%
• Equity multiple: 0.16×
• Total profit: $-59,044
• Equity at exit: $37,234

10-year hold

• IRR: -35.2%
• Equity multiple: -0.28×
• Total profit: $-89,809
• Equity at exit: $21,591

Cash invested: $69,922 (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 78640

• Home prices YoY: -33.8%
• Rents YoY: -0.3%
• Active inventory: 1801
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,927 high
• Mortgage (P&I): −$1,310
• Tax est. 1.5%: −$312 /mo · $3,746/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-203

Break-even live

Break-even rent $2,185

Max offer price $220,277

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: $62,430
• Closing costs: $7,492
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
787 Arnold Loop , TX	3.0	2.5	1840	$2,300	$1.25	1d	1	0.61mi
263 Speckled Belly Bnd Uhland, TX	4.0	2.0	1600	$1,650	$1.03	16d	1	0.63mi
151 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,600	$1.08	23d	1	0.74mi
177 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,525	$1.03	43d	1	0.75mi
177 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,525	$1.03	23d	1	0.75mi
129 Pineland Ave Niederwald, TX	3.0	2.0	1460	$1,414	$0.97	12d	1	1.14mi

Listing history 22 events

1. 2026-06-18
   days on market $230,490 Active 645 DOM
2. 2026-06-17
   days on market $230,490 Active 644 DOM
3. 2026-06-15
   days on market $230,490 Active 642 DOM
4. 2026-06-13
   pricedays on market $230,490 Active 640 DOM
5. 2026-06-09
   days on market $229,990 Active 636 DOM
6. 2026-06-08
   days on market $229,990 Active 635 DOM
7. 2026-06-07
   days on market $229,990 Active 634 DOM
8. 2026-06-05
   days on market $229,990 Active 631 DOM
9. 2026-06-03
   days on market $229,990 Active 630 DOM
10. 2026-06-02
    days on market $229,990 Active 629 DOM
11. 2026-06-01
    days on market $229,990 Active 628 DOM
12. 2026-05-31
    days on market $229,990 Active 627 DOM
13. 2026-04-25
    price $229,990 803-char remark

    Show marketing remark (803 chars)

    The Danbury is a thoughtfully designed 1,484 square foot home featuring four spacious bedrooms and two bathrooms. The open-concept floorplan showcases a beautiful kitchen with a large island that overlooks the main living area and includes a walk-in pantry. The main bedroom, bedroom 1, boasts a generous ensuite with a walk-in shower and a large walk-in closet. Enjoy outdoor living with a covered patio and a professionally landscaped, irrigated yard featuring Bermuda sod. The Danbury also includes our America's Smart Home® package that offers devices such as the Qolsys IQ Panel, Video Doorbell, Alarm.com app, Honeywell Thermostat, Deako Smart Light Switch, Kwikset Smart lock, and more. Images are representative of plan and may vary as built. Contact us today and find your home at Marigold.

14. 2026-04-02
    price $234,990 803-char remark

    Show marketing remark (803 chars)

    The Danbury is a thoughtfully designed 1,484 square foot home featuring four spacious bedrooms and two bathrooms. The open-concept floorplan showcases a beautiful kitchen with a large island that overlooks the main living area and includes a walk-in pantry. The main bedroom, bedroom 1, boasts a generous ensuite with a walk-in shower and a large walk-in closet. Enjoy outdoor living with a covered patio and a professionally landscaped, irrigated yard featuring Bermuda sod. The Danbury also includes our America's Smart Home® package that offers devices such as the Qolsys IQ Panel, Video Doorbell, Alarm.com app, Honeywell Thermostat, Deako Smart Light Switch, Kwikset Smart lock, and more. Images are representative of plan and may vary as built. Contact us today and find your home at Marigold.

15. 2026-01-25
    price $259,990 803-char remark

    Show marketing remark (803 chars)

    The Danbury is a thoughtfully designed 1,484 square foot home featuring four spacious bedrooms and two bathrooms. The open-concept floorplan showcases a beautiful kitchen with a large island that overlooks the main living area and includes a walk-in pantry. The main bedroom, bedroom 1, boasts a generous ensuite with a walk-in shower and a large walk-in closet. Enjoy outdoor living with a covered patio and a professionally landscaped, irrigated yard featuring Bermuda sod. The Danbury also includes our America's Smart Home® package that offers devices such as the Qolsys IQ Panel, Video Doorbell, Alarm.com app, Honeywell Thermostat, Deako Smart Light Switch, Kwikset Smart lock, and more. Images are representative of plan and may vary as built. Contact us today and find your home at Marigold.

16. 2025-09-17
    price $268,490 803-char remark

    Show marketing remark (803 chars)

    The Danbury is a thoughtfully designed 1,484 square foot home featuring four spacious bedrooms and two bathrooms. The open-concept floorplan showcases a beautiful kitchen with a large island that overlooks the main living area and includes a walk-in pantry. The main bedroom, bedroom 1, boasts a generous ensuite with a walk-in shower and a large walk-in closet. Enjoy outdoor living with a covered patio and a professionally landscaped, irrigated yard featuring Bermuda sod. The Danbury also includes our America's Smart Home® package that offers devices such as the Qolsys IQ Panel, Video Doorbell, Alarm.com app, Honeywell Thermostat, Deako Smart Light Switch, Kwikset Smart lock, and more. Images are representative of plan and may vary as built. Contact us today and find your home at Marigold.

17. 2025-08-20
    price $260,990 803-char remark

    Show marketing remark (803 chars)

    The Danbury is a thoughtfully designed 1,484 square foot home featuring four spacious bedrooms and two bathrooms. The open-concept floorplan showcases a beautiful kitchen with a large island that overlooks the main living area and includes a walk-in pantry. The main bedroom, bedroom 1, boasts a generous ensuite with a walk-in shower and a large walk-in closet. Enjoy outdoor living with a covered patio and a professionally landscaped, irrigated yard featuring Bermuda sod. The Danbury also includes our America's Smart Home® package that offers devices such as the Qolsys IQ Panel, Video Doorbell, Alarm.com app, Honeywell Thermostat, Deako Smart Light Switch, Kwikset Smart lock, and more. Images are representative of plan and may vary as built. Contact us today and find your home at Marigold.

18. 2025-06-06
    price $259,990 803-char remark

    Show marketing remark (803 chars)

    The Danbury is a thoughtfully designed 1,484 square foot home featuring four spacious bedrooms and two bathrooms. The open-concept floorplan showcases a beautiful kitchen with a large island that overlooks the main living area and includes a walk-in pantry. The main bedroom, bedroom 1, boasts a generous ensuite with a walk-in shower and a large walk-in closet. Enjoy outdoor living with a covered patio and a professionally landscaped, irrigated yard featuring Bermuda sod. The Danbury also includes our America's Smart Home® package that offers devices such as the Qolsys IQ Panel, Video Doorbell, Alarm.com app, Honeywell Thermostat, Deako Smart Light Switch, Kwikset Smart lock, and more. Images are representative of plan and may vary as built. Contact us today and find your home at Marigold.

19. 2025-04-15
    price $284,990 803-char remark

    Show marketing remark (803 chars)

    The Danbury is a thoughtfully designed 1,484 square foot home featuring four spacious bedrooms and two bathrooms. The open-concept floorplan showcases a beautiful kitchen with a large island that overlooks the main living area and includes a walk-in pantry. The main bedroom, bedroom 1, boasts a generous ensuite with a walk-in shower and a large walk-in closet. Enjoy outdoor living with a covered patio and a professionally landscaped, irrigated yard featuring Bermuda sod. The Danbury also includes our America's Smart Home® package that offers devices such as the Qolsys IQ Panel, Video Doorbell, Alarm.com app, Honeywell Thermostat, Deako Smart Light Switch, Kwikset Smart lock, and more. Images are representative of plan and may vary as built. Contact us today and find your home at Marigold.

20. 2025-03-18
    price $275,990 803-char remark

    Show marketing remark (803 chars)

    The Danbury is a thoughtfully designed 1,484 square foot home featuring four spacious bedrooms and two bathrooms. The open-concept floorplan showcases a beautiful kitchen with a large island that overlooks the main living area and includes a walk-in pantry. The main bedroom, bedroom 1, boasts a generous ensuite with a walk-in shower and a large walk-in closet. Enjoy outdoor living with a covered patio and a professionally landscaped, irrigated yard featuring Bermuda sod. The Danbury also includes our America's Smart Home® package that offers devices such as the Qolsys IQ Panel, Video Doorbell, Alarm.com app, Honeywell Thermostat, Deako Smart Light Switch, Kwikset Smart lock, and more. Images are representative of plan and may vary as built. Contact us today and find your home at Marigold.

21. 2024-09-21
    price $274,990 803-char remark

    Show marketing remark (803 chars)

    The Danbury is a thoughtfully designed 1,484 square foot home featuring four spacious bedrooms and two bathrooms. The open-concept floorplan showcases a beautiful kitchen with a large island that overlooks the main living area and includes a walk-in pantry. The main bedroom, bedroom 1, boasts a generous ensuite with a walk-in shower and a large walk-in closet. Enjoy outdoor living with a covered patio and a professionally landscaped, irrigated yard featuring Bermuda sod. The Danbury also includes our America's Smart Home® package that offers devices such as the Qolsys IQ Panel, Video Doorbell, Alarm.com app, Honeywell Thermostat, Deako Smart Light Switch, Kwikset Smart lock, and more. Images are representative of plan and may vary as built. Contact us today and find your home at Marigold.

22. 2024-09-11
    listed $294,990 Active 803-char remark

    Show marketing remark (803 chars)

    The Danbury is a thoughtfully designed 1,484 square foot home featuring four spacious bedrooms and two bathrooms. The open-concept floorplan showcases a beautiful kitchen with a large island that overlooks the main living area and includes a walk-in pantry. The main bedroom, bedroom 1, boasts a generous ensuite with a walk-in shower and a large walk-in closet. Enjoy outdoor living with a covered patio and a professionally landscaped, irrigated yard featuring Bermuda sod. The Danbury also includes our America's Smart Home® package that offers devices such as the Qolsys IQ Panel, Video Doorbell, Alarm.com app, Honeywell Thermostat, Deako Smart Light Switch, Kwikset Smart lock, and more. Images are representative of plan and may vary as built. Contact us today and find your home at Marigold.

ⓘ 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: $23,123
• − Mortgage interest: −$13,988
• − Property taxes: −$3,746
• − Insurance: −$1,249
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$7,265
• Taxable loss: −$6,824
• Est. tax savings @ 24.0%: +$1,638
• After-tax cash flow: $-804/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 · 3 photos

Good 80/100 Cosmetic rehab

The Danbury is a well-maintained single-family home with a good condition score. It offers a good return on investment with minor updates to enhance curb appeal and interior aesthetics.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Replace carpet with hardwood or tile — Improves aesthetics and increases value
• Both Install smart home devices — Enhances home's smart features and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood or tile — Improves aesthetics and increases value ↑
• Both Install smart home devices — Enhances home's smart features and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Uhland

• Score: 54/100
• State rank: #1385
• US rank: #23774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hays County · 280,138 people
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 77,531
• Household income: $90,075
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 2552.0

Population outlook (Hays County) Hauer SSP2

• Today (2025): 286,948 people
• By 2030: 336,923 · +17.4%
• By 2040: 441,894 · +54.0%
• By 2050: 553,462 · +92.9%
• By 2075: 838,261 · +192.1%
• By 2100: 1,063,658 · +270.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 55% White 36% Two or more races 29% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 47% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 63% English-only · Spanish 35%

Political lean MEDSL · Hays

• 2024 margin: Lean D (+5.7) · D 52.1% · R 46.5% · Other 1.4%
• 2008→2024 swing: +7.7pp toward D · 2008: -2.0pp · 2024: 5.7pp
• All cycles: 2024: D+5.7 2020: D+10.8 2016: R+0.9 2012: R+10.4 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.64%
• Current HPI: 181.7969
• Rent YoY: ▼ -0.34%
• 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

-22.0% since first listed

10 events — show timeline

• 2026-04-25 Price Changed $229,990 Zillow
• 2026-04-02 Price Changed $234,990 Zillow
• 2026-01-25 Price Changed $259,990 Zillow
• 2025-09-17 Price Changed $268,490 Zillow
• 2025-08-20 Price Changed $260,990 Zillow
• 2025-06-06 Price Changed $259,990 Zillow
• 2025-04-15 Price Changed $284,990 Zillow
• 2025-03-18 Price Changed $275,990 Zillow
• 2024-09-21 Price Changed $274,990 Zillow
• 2024-09-11 Listed $294,990 Zillow