446 Pineland Avenue Plan · Uhland, TX 78640

$119,995

4 bd · 2.0 ba · 1,800 sqft · Manufactured · 238 Days on market

Manufactured home Excellent condition $67/sqft · 52% below area

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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).

• Cash flow +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Condition / age +5.0/5.0
• Livability +2.7/5.0
• Appreciation +2.5/10.0
• Rent growth +2.4/5.0
• Schools +2.4/10.0
• Manufactured-home adj. -5.1

Listing remarks MLS

Brand new home available! Call us today to make this your new home! This home features 4-bedrooms, 2 bathrooms, and an open floor plan. All kitchen appliances are included, kitchen island, and a walk-in pantry. Utility room with washer and dryer hook-ups. Spacious bedrooms, the primary bedroom features en-suite bathroom with a large walk-in shower and dual vanities. Come see this home today!

Key facts

• Listed 237 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $120k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.9% in Uhland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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-, amenities F, commute 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.
• 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 soft (-0.3%/yr); 2407 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 68d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $829 of loan paydown is wiped out by about $4k 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 238 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,595 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.68%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $250,000
• List price: $119,995
• Delta: -52.00%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2674 Cotton Gin Rd	0.62mi	4/2.0	1,680 (-7%)	3mo	$160,000	$95	58
2770 Cotton Gin Rd	0.52mi	4/2.0	1,984 (+10%)	18mo	$275,000	$139	44
171 Rolling Meadows Ln	1.00mi	4/2.0	2,052 (+14%)	6mo	$250,000	$122	37
44 S Old Spanish Trl S	0.93mi	4/2.0	1,568 (-13%)	15mo	$350,000	$223	31
313 Rolling Meadows Ln	0.89mi	3/2.0 (-1)	2,128 (+18%)	7mo	$349,999	$164	29
30 Summer Sun Cv	0.74mi	3/2.0 (-1)	1,512 (-16%)	17mo	$265,000	$175	21

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-4,571
• Equity at exit: $17,892

10-year hold

• IRR: 2.1%
• Equity multiple: 1.13×
• Total profit: $4,446
• Equity at exit: $10,375

Cash invested: $33,599 (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: 4 active · 1 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $114,995 ($69/sqft)
• Median days on market: 236 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +100.0% above current asking $/sqft

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

ZIP-level market 78640

• Home prices YoY: -33.8%
• Rents YoY: -0.3%
• Active inventory: 2407
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,428 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $299

Break-even live

Break-even rent $1,050

Max offer price $119,995

Occupancy floor 74%

Sensitivity live

Price	-10% $382	-5% $340	+0% $299	+5% $257	+10% $216
Rent	-10% $186	-5% $242	+0% $299	+5% $355	+10% $412
Rate	-1.0pp $359	-0.5pp $329	base $299	+0.5pp $268	+1.0pp $236

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: $29,999
• Closing costs: $3,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Pineland Ave Niederwald, TX	3.0–4.0	2.0	1512	$1,399	$0.93	3d	1	0.03mi
177 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,525	$1.03	139d	1	0.44mi
177 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,525	$1.03	119d	1	0.44mi
151 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,600	$1.08	119d	1	0.46mi
433 Whoopers Loop Uhland, TX	3.0	2.0	1474	$1,599	$1.08	5d	1	0.53mi
785 Whoopers Loop Uhland, TX	4.0	2.0	1614	$1,698	$1.05	9d	1	0.54mi
785 Whoopers Loop Uhland, TX	4.0	2.0	1614	$1,698	$1.05	29d	1	0.54mi
263 Speckled Belly Bnd Uhland, TX	4.0	2.0	1600	$1,600	$1.00	80d	1	0.54mi
787 Arnold Loop , TX	3.0	2.5	1840	$2,300	$1.25	2d	1	1.00mi
300 Wilhem Way Uhland, TX	3.0	2.5	1886	$2,500	$1.33	9d	1	1.01mi
293 Ebbsfleet Dr Kyle, TX	4.0	3.5	2473	$1,900	$0.77	24d	1	1.09mi
190 Celosia Loop Kyle, TX	4.0	2.0	1486	$2,200	$1.48	2d	1	1.15mi
222 Arnold Loop Kyle, TX	3.0	2.0	1518	$1,673	$1.10	67d	1	1.20mi
456 Sandringham Loop Kyle, TX	5.0	2.5	1892	$2,250	$1.19	78d	1	1.22mi
176 Gerasa Dr Kyle, TX	4.0	2.5	2064	$2,100	$1.02	94d	1	1.23mi
408 Frogmore Loop Kyle, TX	3.0	2.0	1533	$1,695	$1.11	88d	1	1.28mi
321 Sandringham Loop Kyle, TX	4.0	3.0	2473	$1,900	$0.77	100d	1	1.30mi
133 Frogmore Loop Kyle, TX	3.0	2.0	1533	$1,800	$1.17	29d	1	1.30mi
191 Frogmore Loop Kyle, TX	4.0	2.5	2068	$1,899	$0.92	139d	1	1.34mi
259 Levi Lndg Kyle, TX	3.0	2.0	1554	$1,895	$1.22	119d	1	1.36mi
235 Frogmore Loop Kyle, TX	4.0	2.5	2034	$1,990	$0.98	24d	1	1.37mi
178 Levi Lndg Kyle, TX	3.0	2.0	1309	$1,800	$1.38	24d	1	1.40mi
127 Levi Lndg Kyle, TX	4.0	2.5	2013	$2,200	$1.09	113d	1	1.41mi

Listing history 50 events

1. 2026-09-24
   days on market $119,995 Active 238 DOM
2. 2026-09-23
   days on market $119,995 Active 237 DOM
3. 2026-09-22
   days on market $119,995 Active 236 DOM
4. 2026-09-21
   days on market $119,995 Active 235 DOM
5. 2026-09-20
   days on market $119,995 Active 234 DOM
6. 2026-09-19
   days on market $119,995 Active 233 DOM
7. 2026-09-18
   days on market $119,995 Active 232 DOM
8. 2026-09-17
   days on market $119,995 Active 231 DOM
9. 2026-09-16
   days on market $119,995 Active 230 DOM
10. 2026-09-15
    days on market $119,995 Active 229 DOM
11. 2026-09-14
    days on market $119,995 Active 228 DOM
12. 2026-09-13
    days on market $119,995 Active 227 DOM
13. 2026-09-12
    days on market $119,995 Active 226 DOM
14. 2026-09-11
    days on market $119,995 Active 225 DOM
15. 2026-09-05
    days on market $119,995 Active 219 DOM
16. 2026-09-04
    days on market $119,995 Active 218 DOM
17. 2026-09-03
    days on market $119,995 Active 217 DOM
18. 2026-08-31
    days on market $119,995 Active 214 DOM
19. 2026-08-30
    days on market $119,995 Active 213 DOM
20. 2026-08-29
    days on market $119,995 Active 212 DOM
21. 2026-08-28
    days on market $119,995 Active 211 DOM
22. 2026-08-27
    days on market $119,995 Active 210 DOM
23. 2026-08-25
    days on market $119,995 Active 208 DOM
24. 2026-08-24
    days on market $119,995 Active 207 DOM
25. 2026-08-23
    days on market $119,995 Active 206 DOM
26. 2026-08-22
    days on market $119,995 Active 205 DOM
27. 2026-08-21
    days on market $119,995 Active 204 DOM
28. 2026-08-20
    days on market $119,995 Active 203 DOM
29. 2026-08-19
    days on market $119,995 Active 202 DOM
30. 2026-08-18
    days on market $119,995 Active 201 DOM
31. 2026-08-17
    days on market $119,995 Active 200 DOM
32. 2026-08-16
    days on market $119,995 Active 199 DOM
33. 2026-08-15
    days on market $119,995 Active 198 DOM
34. 2026-08-14
    days on market $119,995 Active 197 DOM
35. 2026-08-13
    days on market $119,995 Active 196 DOM
36. 2026-08-11
    days on market $119,995 Active 194 DOM
37. 2026-08-10
    days on market $119,995 Active 193 DOM
38. 2026-08-09
    days on market $119,995 Active 192 DOM
39. 2026-08-08
    days on market $119,995 Active 191 DOM
40. 2026-08-06
    days on market $119,995 Active 189 DOM
41. 2026-08-05
    days on market $119,995 Active 188 DOM
42. 2026-08-04
    days on market $119,995 Active 187 DOM
43. 2026-08-03
    days on market $119,995 Active 186 DOM
44. 2026-07-31
    days on market $119,995 Active 183 DOM
45. 2026-07-30
    days on market $119,995 Active 181 DOM
46. 2026-07-28
    days on market $119,995 Active 180 DOM
47. 2026-07-26
    days on market $119,995 Active 178 DOM
48. 2026-07-24
    days on market $119,995 Active 176 DOM
49. 2026-07-23
    days on market $119,995 Active 175 DOM
50. 2026-07-22
    days on market $119,995 Active 174 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $17,136
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$3,491
• Taxable income: $1,782
• Est. tax owed @ 24.0%: −$428
• After-tax cash flow: $3,159/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 · 5 photos

Excellent 100/100 None rehab

This brand new manufactured home is move-in ready with excellent condition and no visible repairs needed. It offers a spacious floor plan, modern finishes, and ample natural light, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and resale value. ↑
• Both Painting exterior — Fresh paint can improve curb appeal and value. ↑
• Both Landscaping and curb appeal — Enhances curb appeal and resale value. ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve curb appeal and resale value. ↑

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

D Composite livability gradescore 54/100

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

• Census place: Uhland, TX
• County: Hays County · 286,948 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: 11% of renters

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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%

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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%

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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

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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

1 event — show timeline

• 2026-01-29 Listed $119,995 Zillow