The Clyde Plan · Maxwell, TX 78656

$279,990

4 bd · 2.5 ba · 1,617 sqft · SingleFamily · 133 Days on market

Excellent condition

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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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Condition / age +5.0/5.0
• Appreciation +4.5/10.0
• Livability +2.5/5.0
• Schools +2.4/10.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Rent growth +1.2/5.0

Listing remarks MLS

Introducing the Clyde, one of our newest two-story floorplans available at Bollinger in Maxwell, Texas. This new home has 4 bedrooms, 2.5 bathrooms, and 2-car garage within 1,617 square feet of modern living space. Our homes in Bollinger feature our modern farmhouse exterior, and the Clyde is available in 2 exterior options. As you enter the home from the covered front porch, you'll pass through the foyer, which includes a powder room and stairway, and enter the large open concept living space. This bright and cozy space is perfect for everyday living and entertaining. The kitchen features laminate countertops with 50/50 stainless steel drop-in bowl, 4" laminate backsplash, 36" upper cabinets and stainless-steel appliances, including a gas range, and a pantry closet. Ascend the stairs to the second floor and you'll find all four bedrooms, two full bathrooms and the utility room. The primary ensuite is sure to become your oasis at the end of a long day. The adjourned bathroom includes a walk-in shower, laminate countertop and a walk-in closet. All bedrooms have carpeting and closets with wood shelving. The secondary bathroom features a shower/tub combination. Whether you use the additional bedrooms for a home office, guest room, or kids room, there is plenty of space for all your needs in the Clyde. This home features our America's Smart Home base package, which includes the Front Door Bell Deadbolt Lock, Home Hub, Thermostat and a Smart Switch.

Key facts

• Laminate countertops
• Pantry closet
• Gas range

Tags

• MODERN FARMHOUSE EXTERIOR
• OPEN CONCEPT LIVING SPACE
• LAMINATE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GAS RANGE
• PANTRY CLOSET

🏗️ New construction. The $279,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $294,711.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $280k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-387 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (25.4% below list).
• Recommended offer: $209k (25.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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 falling (-5.4%/yr); 399 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 529 units permitted in Caldwell County in 2024 (6 in 5+ unit buildings).
• This rent runs 31% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Caldwell County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $208,867 (25.4% 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 133 days. Have you received any prior offers? Is the seller open to a 25% 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. 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?
6. 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.
7. 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.
8. 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: 0.71% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.62%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

• ARV (median comp): $294,711
• List price: $279,990
• Delta: -4.99%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Hodges St	0.14mi	3/2.0 (-1)	1,575 (-3%)	6mo	$324,990	$206	77
439 Hodges St	0.16mi	3/2.0 (-1)	1,575 (-3%)	10mo	$289,990	$184	72
205 Varner Way	0.22mi	4/2.5	1,543 (-5%)	14mo	$263,615	$171	71
341 Hodges St	0.10mi	4/2.0	1,796 (+11%)	8mo	$330,990	$184	68
431 Hodges St	0.14mi	4/2.0	1,796 (+11%)	11mo	$299,990	$167	64
418 Hodges St	0.30mi	4/2.0	1,796 (+11%)	2mo	$299,990	$167	64
128 Langston Dr	0.24mi	3/2.0 (-1)	1,434 (-11%)	0mo	$269,990	$188	63
506 Hodges St	0.18mi	4/2.0	1,796 (+11%)	13mo	$332,385	$185	60
125 Kendall Ln	0.14mi	3/2.5 (-1)	1,419 (-12%)	10mo	$239,990	$169	60
215 Langston Dr	0.17mi	3/2.5 (-1)	1,850 (+14%)	8mo	$279,990	$151	57
223 Langston Dr	0.32mi	3/2.0 (-1)	1,488 (-8%)	12mo	$289,490	$195	55
200 Kendall Ln	0.34mi	3/2.5 (-1)	1,419 (-12%)	6mo	$239,990	$169	54

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

Projected returns pro-forma

-1.02% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.35×
• Total profit: $-53,233
• Equity at exit: $70,790

10-year hold

• IRR: -11.5%
• Equity multiple: 0.06×
• Total profit: $-77,923
• Equity at exit: $74,037

Cash invested: $82,519 (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: 30 active · 4 under contract
• Months of supply: 60.0 mo (2%/mo absorbed)
• Median asking: $279,995 ($170/sqft)
• Median days on market: 124 d
• This list price: 43% of active listings are priced below it
• ARV vs active asking: +7.4% vs current asking $/sqft

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

ZIP-level market 78656

• Home prices YoY: -0.5%
• Rents YoY: -5.4%
• Active inventory: 399
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,089 medium
• Mortgage (P&I): −$1,545
• Tax est. 1.5%: −$368 /mo · $4,421/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-387

Break-even live

Break-even rent $2,578

Max offer price $238,765

Occupancy floor —

Sensitivity live

Price	-10% $-183	-5% $-285	+0% $-387	+5% $-488	+10% $-590
Rent	-10% $-552	-5% $-469	+0% $-387	+5% $-304	+10% $-222
Rate	-1.0pp $-238	-0.5pp $-312	base $-387	+0.5pp $-463	+1.0pp $-541

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: $73,678
• Closing costs: $8,841
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 Varner Way Kyle, TX	4.0	2.5	1543	$1,795	$1.16	42d	1	0.06mi
131 Kendall Ln Kyle, TX	4.0	2.5	1543	$1,895	$1.23	69d	1	0.07mi
271 Cottonwood Trl Maxwell, TX	3.0	2.0	1568	$2,000	$1.28	93d	1	1.23mi

Listing history 50 events

1. 2026-08-08
   days on market $279,990 Active 133 DOM
2. 2026-08-06
   days on market $279,990 Active 131 DOM
3. 2026-08-05
   days on market $279,990 Active 130 DOM
4. 2026-08-04
   days on market $279,990 Active 129 DOM
5. 2026-08-03
   days on market $279,990 Active 128 DOM
6. 2026-07-31
   days on market $279,990 Active 125 DOM
7. 2026-07-30
   days on market $279,990 Active 123 DOM
8. 2026-07-28
   days on market $279,990 Active 122 DOM
9. 2026-07-26
   days on market $279,990 Active 120 DOM
10. 2026-07-24
    days on market $279,990 Active 118 DOM
11. 2026-07-23
    days on market $279,990 Active 117 DOM
12. 2026-07-22
    days on market $279,990 Active 116 DOM
13. 2026-07-21
    days on market $279,990 Active 115 DOM
14. 2026-07-20
    days on market $279,990 Active 114 DOM
15. 2026-07-18
    days on market $279,990 Active 112 DOM
16. 2026-07-18
    days on market $279,990 Active 111 DOM
17. 2026-07-16
    days on market $279,990 Active 110 DOM
18. 2026-07-15
    days on market $279,990 Active 109 DOM
19. 2026-07-14
    days on market $279,990 Active 108 DOM
20. 2026-07-13
    days on market $279,990 Active 107 DOM
21. 2026-07-13
    days on market $279,990 Active 106 DOM
22. 2026-07-11
    days on market $279,990 Active 105 DOM
23. 2026-07-10
    days on market $279,990 Active 104 DOM
24. 2026-07-09
    days on market $279,990 Active 103 DOM
25. 2026-07-07
    days on market $279,990 Active 101 DOM
26. 2026-07-06
    days on market $279,990 Active 100 DOM
27. 2026-07-05
    days on market $279,990 Active 99 DOM
28. 2026-07-03
    days on market $279,990 Active 97 DOM
29. 2026-07-02
    days on market $279,990 Active 96 DOM
30. 2026-07-01
    days on market $279,990 Active 95 DOM
31. 2026-06-30
    days on market $279,990 Active 94 DOM
32. 2026-06-29
    days on market $279,990 Active 93 DOM
33. 2026-06-28
    days on market $279,990 Active 92 DOM
34. 2026-06-27
    days on market $279,990 Active 91 DOM
35. 2026-06-26
    days on market $279,990 Active 90 DOM
36. 2026-06-24
    days on market $279,990 Active 88 DOM
37. 2026-06-22
    days on market $279,990 Active 86 DOM
38. 2026-06-21
    days on market $279,990 Active 85 DOM
39. 2026-06-18
    days on market $279,990 Active 82 DOM
40. 2026-06-17
    days on market $279,990 Active 81 DOM
41. 2026-06-16
    days on market $279,990 Active 80 DOM
42. 2026-06-15
    days on market $279,990 Active 79 DOM
43. 2026-06-13
    remarks 694-char remark
44. 2026-06-13
    days on market $279,990 Active 77 DOM
45. 2026-06-09
    days on market $279,990 Active 73 DOM
46. 2026-06-08
    days on market $279,990 Active 72 DOM
47. 2026-06-07
    days on market $279,990 Active 71 DOM
48. 2026-06-05
    days on market $279,990 Active 68 DOM
49. 2026-06-03
    days on market $279,990 Active 67 DOM
50. 2026-06-02
    days on market $279,990 Active 66 DOM

ⓘ 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: $25,064
• − Mortgage interest: −$16,508
• − Property taxes: −$4,421
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$8,573
• Taxable loss: −$9,922
• Est. tax savings @ 24.0%: +$2,381
• After-tax cash flow: $-2,258/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 · 1 photo

Excellent 100/100 None rehab

This Clyde Plan home in Uhland, TX is move-in ready with a modern farmhouse exterior and interior, featuring 4 bedrooms, 2.5 bathrooms, and 1,617 square feet of living space.

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

Livability — Maxwell

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Caldwell County · 46,557 people
• City population: 2,847
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 2,847
• Household income: $81,346
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 5% of renters

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Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 46,557 people
• By 2030: 49,673 · +6.7%
• By 2040: 55,827 · +19.9%
• By 2050: 61,832 · +32.8%
• By 2075: 77,212 · +65.8%
• By 2100: 89,225 · +91.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 21% White 20% Black 4%
• Hispanic origin (detail): Mexican 72%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 45% English-only · Spanish 55%

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Political lean MEDSL · Caldwell

• 2024 margin: R (+14.4) · D 42.2% · R 56.6% · Other 1.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -6.0pp · 2024: -14.4pp
• All cycles: 2024: R+14.4 2020: R+9.1 2016: R+15.8 2012: R+11.1 2008: R+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.02%
• Current HPI: 228.3622
• Rent YoY: ▼ -5.36%
• 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

• 2026-03-28 Listed $279,990 Zillow