Oxford Plan · Holland, TX 76534

$243,999

4 bd · 2.0 ba · 1,707 sqft · SingleFamily · 122 Days on market

Good condition

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Why this score? — see what drove the B- 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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• En-suite bathroom

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• THREE SECONDARY BEDROOMS

🏗️ New construction. The $243,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $243,242.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $244k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $784 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $244k).
• Recommended offer: $215k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#357 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Holland ISD (rural): math 53% / reading 50% proficiency, ranked #158 of 826 in TX (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 50 active listings in the ZIP; 3,222 units permitted in Bell County in 2024 (246 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.
• Bell County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $68k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($215k) is reasonable based on typical stale-listing flexibility.

Recommended offer $214,719 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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. 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.
5. 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.
6. 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: 1.28% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.81%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $243,242
• List price: $243,999
• Delta: 0.31%
• 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
416 Rueben Ave	0.03mi	4/2.0	1,707 (0%)	3mo	$215,990	$127	96
408 Rueben Ave	0.02mi	4/2.0	1,707 (0%)	5mo	$228,990	$134	95
417 Rueben Ave	0.06mi	4/2.0	1,804 (+6%)	10mo	$232,990	$129	80
424 Rueben Ave	0.05mi	5/3.0 (+1)	1,804 (+6%)	5mo	$194,996	$108	75
409 Rueben Ave	0.05mi	4/2.5	1,891 (+11%)	4mo	$237,990	$126	74
500 Rueben Ave	0.07mi	5/3.0 (+1)	1,804 (+6%)	6mo	$216,990	$120	74
401 Rueben Ave	0.06mi	4/2.5	1,891 (+11%)	6mo	$248,990	$132	72
412 Rueben Ave	0.02mi	4/2.5	1,954 (+14%)	3mo	$243,990	$125	71
400 Rueben Ave	0.06mi	4/2.5	1,954 (+14%)	4mo	$245,990	$126	68
405 Rueben Ave	0.05mi	4/2.5	1,954 (+14%)	5mo	$249,990	$128	67
417 Tabitha Ln	0.11mi	4/2.5	1,952 (+14%)	10mo	$273,990	$140	61
306 W Travis	0.46mi	3/2.0 (-1)	1,456 (-15%)	6mo	$205,000	$141	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $10,540
• Equity at exit: $36,268

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $73,634
• Equity at exit: $21,031

Cash invested: $68,108 (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 76534

• Home prices YoY: -17.4%
• Active inventory: 50
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,120 medium
• Mortgage (P&I): −$1,276
• Tax est. 1.5%: −$304 /mo · $3,649/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $784

Break-even live

Break-even rent $2,128

Max offer price $243,242

Occupancy floor 70%

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: $60,810
• Closing costs: $7,297
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $243,999 Active 122 DOM
2. 2026-06-17
   days on market $243,999 Active 121 DOM
3. 2026-06-16
   days on market $243,999 Active 120 DOM
4. 2026-06-15
   days on market $243,999 Active 119 DOM
5. 2026-06-14
   days on market $243,999 Active 117 DOM
6. 2026-06-10
   days on market $243,999 Active 114 DOM
7. 2026-06-09
   days on market $243,999 Active 113 DOM
8. 2026-06-08
   days on market $243,999 Active 112 DOM
9. 2026-06-07
   days on market $243,999 Active 111 DOM
10. 2026-06-05
    days on market $243,999 Active 108 DOM
11. 2026-06-03
    days on market $243,999 Active 107 DOM
12. 2026-06-02
    days on market $243,999 Active 106 DOM
13. 2026-06-01
    days on market $243,999 Active 105 DOM
14. 2026-05-31
    days on market $243,999 Active 104 DOM
15. 2026-05-30
    days on market $243,999 Active 103 DOM
16. 2026-03-31
    price $243,999 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

17. 2026-02-16
    listed $243,990 Active 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

ⓘ 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: $37,437
• − Mortgage interest: −$13,625
• − Property taxes: −$3,649
• − Insurance: −$1,216
• − Repairs & maintenance: −$2,995
• − Management: −$2,995
• − Depreciation: −$7,076
• Taxable income: $5,881
• Est. tax owed @ 24.0%: −$1,411
• After-tax cash flow: $7,992/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 · 12 photos

Good 80/100 None rehab

This single-level home is in excellent condition with a spacious open floorplan and modern finishes. It is move-in ready and would benefit from minor exterior updates to maximize its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace window treatments — Freshens look and improves energy efficiency
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace window treatments — Freshens look and improves energy efficiency ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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: Holland ISD
• NCES district ID: 4823370
• Math proficiency: 53% ▼ -8.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $47,232
• Composite: 43.78/100
• National rank: #2938
• State rank: #158 of 826 in TX

Livability — Holland

• Score: 70/100
• State rank: #357
• US rank: #7736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holland, TX
• Population (ZIP): 2,812

Population outlook (Bell County) Hauer SSP2

• Today (2025): 371,114 people
• By 2030: 389,104 · +4.8%
• By 2040: 420,592 · +13.3%
• By 2050: 447,779 · +20.7%
• By 2075: 499,130 · +34.5%
• By 2100: 505,680 · +36.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 17% Black 5% Two or more races 4%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 5% Romanian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Bell

• 2024 margin: R (+16.2) · D 41.3% · R 57.6% · Other 1.1%
• 2008→2024 swing: -6.5pp toward R · 2008: -9.8pp · 2024: -16.2pp
• All cycles: 2024: R+16.2 2020: R+8.5 2016: R+15.1 2012: R+16.4 2008: R+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.62%
• Current HPI: 249.7032
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-31 Price Changed $243,999 Zillow
• 2026-02-16 Listed $243,990 Zillow