141 Jackson · Elgin, TX 78621

$199,998

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 334 Days on market

Built 1955 0.39 ac lot $149/sqft · 30% below area Est $285k · 30% under ↓ 18% since listing

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Why this score? — see what drove the C- 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
• Appreciation +10.0/10.0
• Cash flow +9.6/30.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Looking for with space, privacy, and peace of mind? This home delivers! Situated on a spacious 0.32-acre lot at the end of a quiet dead-end street, it offers minimal traffic and maximum comfort. Major updates include a brand-new roof (2025) and foundation repair with warranty (2024)—big-ticket items already handled! The oversized backyard features a mature pear tree and an extended covered patio, perfect for entertaining or unwinding. With two living areas and flexible space that can serve as a home office or be converted into a 4th bedroom, the layout adapts to your lifestyle. Conveniently located near Hwy 290, Tesla, Samsung, and the airport. Motivated seller—open to all offers! Schedule your tour today!

Key facts

• Minimal traffic
• Dead end street
• 0.32 acre lot

Tags

• 0.32 ACRE LOT
• QUIET NEIGHBORHOOD
• DEAD END STREET
• MINIMAL TRAFFIC
• QUICK ACCESS TO HWY 290
• MATURE PEAR TREE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (12.4% below list).
• Recommended offer: $175k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.4% in Elgin — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 6 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; 1,841 units permitted in Bastrop County in 2024 (150 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Bastrop County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 334 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $45k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,102 (12.4% 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 334 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.88% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.86%
• DSCR: 0.87
• GRM: 9.5

CMA / ARV

• ARV (median comp): $285,303
• List price: $199,998
• Delta: -29.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 M L K Dr	0.20mi	3/2.0	1,344 (0%)	17mo	$285,000	$212	77
101 Plum Dr	0.50mi	3/2.0	1,424 (+6%)	13mo	$250,000	$176	56
151 Ella Ln	0.57mi	3/2.0	1,456 (+8%)	13mo	$295,000	$203	48

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

Projected returns pro-forma

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

5-year hold

• IRR: 22.3%
• Equity multiple: 2.80×
• Total profit: $100,730
• Equity at exit: $180,174

10-year hold

• IRR: 20.0%
• Equity multiple: 6.43×
• Total profit: $303,979
• Equity at exit: $388,552

Cash invested: $55,999 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,751 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$385 /mo · $4,618/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-134

Break-even live

Break-even rent $1,920

Max offer price $176,381

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Hall St Unit A Elgin, TX	2.0	1.0	910	$1,195	$1.31	1d	1	0.49mi
200 Maple Ln Elgin, TX	2.0	2.0	891	$1,400	$1.57	43d	1	0.76mi
110 S Main St #104 Elgin, TX	3.0	2.0	1061	$1,700	$1.60	43d	1	0.83mi
108 Bendecido Loop Elgin, TX	3.0	2.0	1300	$1,950	$1.50	17d	1	1.26mi
805 Lexington Rd Unit B Elgin, TX	2.0	2.0	889	$1,350	$1.52	1d	1	1.49mi
805 Lexington Rd Unit A Elgin, TX	2.0	2.0	889	$1,400	$1.57	2d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $199,998 Active 334 DOM
2. 2026-06-17
   days on market $199,998 Active 333 DOM
3. 2026-06-16
   days on market $199,998 Active 332 DOM
4. 2026-06-15
   days on market $199,998 Active 331 DOM
5. 2026-06-13
   days on market $199,998 Active 329 DOM
6. 2026-06-09
   days on market $199,998 Active 325 DOM
7. 2026-06-08
   days on market $199,998 Active 324 DOM
8. 2026-06-07
   days on market $199,998 Active 323 DOM
9. 2026-06-04
   days on market $199,998 Active 320 DOM
10. 2026-06-03
    days on market $199,998 Active 319 DOM
11. 2026-06-02
    days on market $199,998 Active 318 DOM
12. 2026-06-01
    days on market $199,998 Active 317 DOM
13. 2026-05-31
    days on market $199,998 Active 316 DOM
14. 2026-03-19
    price $199,998 727-char remark

    Show marketing remark (727 chars)

    Looking for with space, privacy, and peace of mind? This home delivers! Situated on a spacious 0.32-acre lot at the end of a quiet dead-end street, it offers minimal traffic and maximum comfort. Major updates include a brand-new roof (2025) and foundation repair with warranty (2024)—big-ticket items already handled! The oversized backyard features a mature pear tree and an extended covered patio, perfect for entertaining or unwinding. With two living areas and flexible space that can serve as a home office or be converted into a 4th bedroom, the layout adapts to your lifestyle. Conveniently located near Hwy 290, Tesla, Samsung, and the airport. Motivated seller—open to all offers! Schedule your tour today!

15. 2026-02-14
    price $224,998 727-char remark

    Show marketing remark (727 chars)

    Looking for with space, privacy, and peace of mind? This home delivers! Situated on a spacious 0.32-acre lot at the end of a quiet dead-end street, it offers minimal traffic and maximum comfort. Major updates include a brand-new roof (2025) and foundation repair with warranty (2024)—big-ticket items already handled! The oversized backyard features a mature pear tree and an extended covered patio, perfect for entertaining or unwinding. With two living areas and flexible space that can serve as a home office or be converted into a 4th bedroom, the layout adapts to your lifestyle. Conveniently located near Hwy 290, Tesla, Samsung, and the airport. Motivated seller—open to all offers! Schedule your tour today!

16. 2025-09-05
    price $224,999 727-char remark

    Show marketing remark (727 chars)

    Looking for with space, privacy, and peace of mind? This home delivers! Situated on a spacious 0.32-acre lot at the end of a quiet dead-end street, it offers minimal traffic and maximum comfort. Major updates include a brand-new roof (2025) and foundation repair with warranty (2024)—big-ticket items already handled! The oversized backyard features a mature pear tree and an extended covered patio, perfect for entertaining or unwinding. With two living areas and flexible space that can serve as a home office or be converted into a 4th bedroom, the layout adapts to your lifestyle. Conveniently located near Hwy 290, Tesla, Samsung, and the airport. Motivated seller—open to all offers! Schedule your tour today!

17. 2025-08-08
    price $239,999 727-char remark

    Show marketing remark (727 chars)

    Looking for with space, privacy, and peace of mind? This home delivers! Situated on a spacious 0.32-acre lot at the end of a quiet dead-end street, it offers minimal traffic and maximum comfort. Major updates include a brand-new roof (2025) and foundation repair with warranty (2024)—big-ticket items already handled! The oversized backyard features a mature pear tree and an extended covered patio, perfect for entertaining or unwinding. With two living areas and flexible space that can serve as a home office or be converted into a 4th bedroom, the layout adapts to your lifestyle. Conveniently located near Hwy 290, Tesla, Samsung, and the airport. Motivated seller—open to all offers! Schedule your tour today!

18. 2025-07-17
    listed $244,999 Active 727-char remark

    Show marketing remark (727 chars)

    Looking for with space, privacy, and peace of mind? This home delivers! Situated on a spacious 0.32-acre lot at the end of a quiet dead-end street, it offers minimal traffic and maximum comfort. Major updates include a brand-new roof (2025) and foundation repair with warranty (2024)—big-ticket items already handled! The oversized backyard features a mature pear tree and an extended covered patio, perfect for entertaining or unwinding. With two living areas and flexible space that can serve as a home office or be converted into a 4th bedroom, the layout adapts to your lifestyle. Conveniently located near Hwy 290, Tesla, Samsung, and the airport. Motivated seller—open to all offers! Schedule your tour today!

19. 2024-06-05
    price
20. 2024-02-21
    price
21. 2024-01-19
    listed Active

ⓘ 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: $4,618 · $385/mo
• Projected year-2 tax: $4,618 · $385/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,012
• − Mortgage interest: −$11,203
• − Property taxes: −$4,618
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$5,818
• Taxable loss: −$4,989
• Est. tax savings @ 24.0%: +$1,197
• After-tax cash flow: $-407/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 (Bastrop County) Hauer SSP2

• Today (2025): 94,260 people
• By 2030: 101,355 · +7.5%
• By 2040: 115,578 · +22.6%
• By 2050: 129,464 · +37.3%
• By 2075: 168,068 · +78.3%
• By 2100: 194,857 · +106.7%

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 · Bastrop

• 2024 margin: R (+18.4) · D 40.2% · R 58.6% · Other 1.2%
• 2008→2024 swing: -10.2pp toward R · 2008: -8.2pp · 2024: -18.4pp
• All cycles: 2024: R+18.4 2020: R+13.8 2016: R+20.4 2012: R+17.0 2008: R+8.2

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

-18.4% since first listed

8 events — show timeline

• 2026-03-19 Price Changed $199,998 CTXMLS
• 2026-02-14 Price Changed $224,998 CTXMLS
• 2025-09-05 Price Changed $224,999 CTXMLS
• 2025-08-08 Price Changed $239,999 CTXMLS
• 2025-07-17 Listed $244,999 CTXMLS
• 2024-06-05 Price Changed — Unlock MLS
• 2024-02-21 Price Changed — Unlock MLS
• 2024-01-19 Listed — Unlock MLS

Property tax history

+6.3%/yr

Latest (2025): $4,618 · +13.5% YoY. Source: county tax records.