13529 Muny Pkwy · Elgin, TX 78621

$334,990

4 bd · 2.5 ba · 2,520 sqft · Land · 62 Days on market

Built 2026 5,614 sqft lot $133/sqft · at area comps Est $336k · at est. $40/mo HOA · 2% of rent ↓ 6% 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).

• Appreciation +10.0/10.0
• Cash flow +8.9/30.0
• ARV discount +7.7/15.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +1.9/10.0

Listing remarks MLS

Beautifully upgraded 2-story home offering 3 bedrooms, 2.5 baths, and 2,520 sq ft of thoughtfully designed living space. This home features a spacious upstairs layout with a game room and an added fourth bedroom, providing flexibility for guests, work, or play. The main level includes a private study, complete with elegant glass paneled doors perfect for a home office or play room. The owner’s suite boasts enhanced comfort with a dual vanity, an upgraded recessed ceramic tile shower pan, and a built-in cultured marble seat for a spa-like experience. Additional thoughtful upgrades include an enclosed water closet with a dedicated exhaust fan and upgraded door, as well as added media and communication wiring with phone and TV jacks. With functional upgrades, flexible living spaces, and modern touches throughout, this home is designed to meet a variety of lifestyle needs.

Key facts

• Dual vanity
• Private study
• 5,614 sq ft lot

Tags

• UPGRADED 2 STORY HOME
• SPACIOUS UPSTAIRS LAYOUT
• PRIVATE STUDY
• DUAL VANITY
• BUILT IN CULTURED MARBLE SEAT
• ENCLOSED WATER CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $335k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (30.7% below list).
• Recommended offer: $232k (30.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).

Forward outlook

• In year one you build about $36k of equity ($2k loan paydown + $33k appreciation (10.0% local appreciation)).
• Travis County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.

Recommended offer $232,204 (30.7% 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 62 days. Have you received any prior offers? Is the seller open to a 31% 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.47%
• DSCR: 0.85
• GRM: 12.0

CMA / ARV

• ARV (median comp): $336,206
• List price: $334,990
• Delta: -0.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.8%
• Equity multiple: 2.76×
• Total profit: $165,363
• Equity at exit: $301,786

10-year hold

• IRR: 19.7%
• Equity multiple: 6.34×
• Total profit: $500,933
• Equity at exit: $650,812

Cash invested: $93,797 (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: 12.0×

Monthly cashflow live

• Estimated rent: $2,322 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$169 /mo · $2,031/yr
• Insurance: −$140
• HOA: −$40
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-271

Break-even live

Break-even rent $2,665

Max offer price $287,095

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: $83,748
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13501 Sierra Wind Ln Elgin, TX	4.0	2.5	2066	$2,500	$1.21	20d	1	0.22mi
18436 Weatherby Ln Elgin, TX	4.0	2.5	2095	$2,000	$0.95	4d	1	0.37mi
14129 Tordillo Dr Unit NA Elgin, TX	4.0	2.5	1874	$2,595	$1.38	4d	1	0.43mi
14129 Tordillo Dr Elgin, TX	4.0	2.5	1874	$2,675	$1.43	24d	1	0.43mi
13725 Knights Branch Dr Elgin, TX	4.0	2.5	1800	$2,100	$1.17	24d	1	0.61mi
17812 Prairie Verbena Ln Elgin, TX	3.0	2.5	2049	$2,199	$1.07	44d	1	0.95mi
102 Blanco Woods Blvd Elgin, TX	3.0	2.5	2450	$1,800	$0.73	44d	1	0.98mi
18505 Quiet Range Dr Elgin, TX	4.0	2.0	1794	$1,950	$1.09	24d	1	1.22mi
18505 Quiet Range Dr Unit 18505 Elgin, TX	4.0	2.0	1794	$1,785	$0.99	4d	1	1.22mi
18525 Quiet Range Dr Elgin, TX	4.0	2.0	1794	$1,725	$0.96	18d	1	1.25mi
16429 Farmhouse Ln Elgin, TX	5.0	2.5	2542	$2,000	$0.79	3d	1	1.26mi
17041 Dusty Boots Ln Elgin, TX	5.0	2.5	2542	$2,370	$0.93	3d	1	1.28mi
19017 Romano Dr Elgin, TX	4.0	3.0	2473	$2,198	$0.89	4d	1	1.29mi
18721 Quiet Range Dr Elgin, TX	3.0–5.0	2.0–3.5	1773	$2,452	$1.38	2d	1	1.31mi
14101 Prospector Way Unit 14101 Elgin, TX	4.0	2.5	2198	$2,099	$0.95	24d	1	1.31mi
14101 Prospector Way Elgin, TX	4.0	2.5	2198	$2,099	$0.95	44d	1	1.31mi
722 Lavaca Loop Elgin, TX	4.0	2.5	2075	$1,895	$0.91	18d	1	1.32mi
17001 Dusty Boots Ln Elgin, TX	5.0	2.5	2542	$1,945	$0.77	20d	1	1.37mi
18612 Allen Welch Dr Elgin, TX	4.0	2.0	1794	$1,885	$1.05	4d	1	1.38mi
14300 Boomtown Way Elgin, TX	4.0	2.0	1794	$2,050	$1.14	24d	1	1.40mi
18300 Speculator Ln Elgin, TX	4.0	2.0	1794	$1,995	$1.11	24d	1	1.40mi
11524 Rush Ln Elgin, TX	4.0	3.0	2473	$2,300	$0.93	44d	1	1.45mi
18741 Speculator Ln Elgin, TX	5.0	2.5	2542	$1,980	$0.78	24d	1	1.45mi
23408 Tiny Moons Way Elgin, TX	4.0	2.5	2000	$1,960	$0.98	20d	1	1.46mi
19024 Quiet Range Dr Elgin, TX	5.0	2.5	2542	$1,995	$0.78	44d	1	1.48mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: water

Listing history 6 events

1. 2026-05-12
   price $334,990 887-char remark

   Show marketing remark (887 chars)

   Beautifully upgraded 2-story home offering 3 bedrooms, 2.5 baths, and 2,520 sq ft of thoughtfully designed living space. This home features a spacious upstairs layout with a game room and an added fourth bedroom, providing flexibility for guests, work, or play. The main level includes a private study, complete with elegant glass paneled doors perfect for a home office or play room. The owner’s suite boasts enhanced comfort with a dual vanity, an upgraded recessed ceramic tile shower pan, and a built-in cultured marble seat for a spa-like experience. Additional thoughtful upgrades include an enclosed water closet with a dedicated exhaust fan and upgraded door, as well as added media and communication wiring with phone and TV jacks. With functional upgrades, flexible living spaces, and modern touches throughout, this home is designed to meet a variety of lifestyle needs.

2. 2026-04-22
   price $339,990 887-char remark

   Show marketing remark (887 chars)

   Beautifully upgraded 2-story home offering 3 bedrooms, 2.5 baths, and 2,520 sq ft of thoughtfully designed living space. This home features a spacious upstairs layout with a game room and an added fourth bedroom, providing flexibility for guests, work, or play. The main level includes a private study, complete with elegant glass paneled doors perfect for a home office or play room. The owner’s suite boasts enhanced comfort with a dual vanity, an upgraded recessed ceramic tile shower pan, and a built-in cultured marble seat for a spa-like experience. Additional thoughtful upgrades include an enclosed water closet with a dedicated exhaust fan and upgraded door, as well as added media and communication wiring with phone and TV jacks. With functional upgrades, flexible living spaces, and modern touches throughout, this home is designed to meet a variety of lifestyle needs.

3. 2026-04-14
   price $344,990 887-char remark

   Show marketing remark (887 chars)

   Beautifully upgraded 2-story home offering 3 bedrooms, 2.5 baths, and 2,520 sq ft of thoughtfully designed living space. This home features a spacious upstairs layout with a game room and an added fourth bedroom, providing flexibility for guests, work, or play. The main level includes a private study, complete with elegant glass paneled doors perfect for a home office or play room. The owner’s suite boasts enhanced comfort with a dual vanity, an upgraded recessed ceramic tile shower pan, and a built-in cultured marble seat for a spa-like experience. Additional thoughtful upgrades include an enclosed water closet with a dedicated exhaust fan and upgraded door, as well as added media and communication wiring with phone and TV jacks. With functional upgrades, flexible living spaces, and modern touches throughout, this home is designed to meet a variety of lifestyle needs.

4. 2026-04-09
   price $349,890 887-char remark

   Show marketing remark (887 chars)

   Beautifully upgraded 2-story home offering 3 bedrooms, 2.5 baths, and 2,520 sq ft of thoughtfully designed living space. This home features a spacious upstairs layout with a game room and an added fourth bedroom, providing flexibility for guests, work, or play. The main level includes a private study, complete with elegant glass paneled doors perfect for a home office or play room. The owner’s suite boasts enhanced comfort with a dual vanity, an upgraded recessed ceramic tile shower pan, and a built-in cultured marble seat for a spa-like experience. Additional thoughtful upgrades include an enclosed water closet with a dedicated exhaust fan and upgraded door, as well as added media and communication wiring with phone and TV jacks. With functional upgrades, flexible living spaces, and modern touches throughout, this home is designed to meet a variety of lifestyle needs.

5. 2026-03-27
   price $349,990 887-char remark

   Show marketing remark (887 chars)

   Beautifully upgraded 2-story home offering 3 bedrooms, 2.5 baths, and 2,520 sq ft of thoughtfully designed living space. This home features a spacious upstairs layout with a game room and an added fourth bedroom, providing flexibility for guests, work, or play. The main level includes a private study, complete with elegant glass paneled doors perfect for a home office or play room. The owner’s suite boasts enhanced comfort with a dual vanity, an upgraded recessed ceramic tile shower pan, and a built-in cultured marble seat for a spa-like experience. Additional thoughtful upgrades include an enclosed water closet with a dedicated exhaust fan and upgraded door, as well as added media and communication wiring with phone and TV jacks. With functional upgrades, flexible living spaces, and modern touches throughout, this home is designed to meet a variety of lifestyle needs.

6. 2026-03-21
   listed $354,990 Active 887-char remark

   Show marketing remark (887 chars)

   Beautifully upgraded 2-story home offering 3 bedrooms, 2.5 baths, and 2,520 sq ft of thoughtfully designed living space. This home features a spacious upstairs layout with a game room and an added fourth bedroom, providing flexibility for guests, work, or play. The main level includes a private study, complete with elegant glass paneled doors perfect for a home office or play room. The owner’s suite boasts enhanced comfort with a dual vanity, an upgraded recessed ceramic tile shower pan, and a built-in cultured marble seat for a spa-like experience. Additional thoughtful upgrades include an enclosed water closet with a dedicated exhaust fan and upgraded door, as well as added media and communication wiring with phone and TV jacks. With functional upgrades, flexible living spaces, and modern touches throughout, this home is designed to meet a variety of lifestyle needs.

ⓘ 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: $2,031 · $169/mo
• Projected year-2 tax: $6,130 · $511/mo
• Expected delta: +$4,100/yr (+$342/mo · 201.9%)

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

Taxation est. · year 1

• Rental income: $27,864
• − Mortgage interest: −$18,765
• − Property taxes: −$2,031
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,229
• − Management: −$2,229
• − HOA: −$480
• − Depreciation: −$9,745
• Taxable loss: −$9,289
• Est. tax savings @ 24.0%: +$2,229
• After-tax cash flow: $-1,024/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 (Travis County) Hauer SSP2

• Today (2025): 1,545,133 people
• By 2030: 1,729,269 · +11.9%
• By 2040: 2,097,596 · +35.8%
• By 2050: 2,463,890 · +59.5%
• By 2075: 3,249,374 · +110.3%
• By 2100: 3,801,868 · +146.1%

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 · Travis

• 2024 margin: Solid D (+39.3) · D 68.8% · R 29.4% · Other 1.8%
• 2008→2024 swing: +9.9pp toward D · 2008: 29.4pp · 2024: 39.3pp
• All cycles: 2024: D+39.3 2020: D+45.0 2016: D+38.9 2012: D+23.9 2008: D+29.4

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

-5.6% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $334,990 Unlock MLS
• 2026-04-22 Price Changed $339,990 Unlock MLS
• 2026-04-14 Price Changed $344,990 Unlock MLS
• 2026-04-09 Price Changed $349,890 Unlock MLS
• 2026-03-27 Price Changed $349,990 Unlock MLS
• 2026-03-21 Listed $354,990 Unlock MLS

Property tax history

+0.0%/yr

Latest (2026): $2,031 · +0.0% YoY. Source: county tax records.