Acorn Plan · Elgin, TX 78621

$256,900

3 bd · 2.0 ba · 1,076 sqft · SingleFamily · 695 Days on market

Excellent condition $29/mo HOA · 1% of rent ↓ 15% 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
• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +2.0/10.0
• 1% rule +1.5/10.0
• DSCR +0.4/10.0

Listing remarks MLS

The single-story Acorn plan provides efficiency and charm within the incredible Homestead Estates community! This three-bedroom, two-bathroom plan features an upgraded kitchen, overlooking the dining area and living room so that you never miss a beat. With plenty of windows, the Acorn is a bright and charming home located in the heart of all that Homestead Estates has to offer!

Key facts

• Upgraded kitchen
• 2 parking spots
• Listed 694 days

Tags

• UPGRADED KITCHEN
• HOMESTEAD ESTATES COMMUNITY

🏗️ New construction. The $256,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $312,690.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $257k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-582 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (20.8% below list).
• Recommended offer: $204k (20.8% below list) — sets the bar for 1% rule.

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: 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.
• Zoned schools: Neidig El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 599 students, 79% FRL); Elgin Middle (math 22% / reading 24%, grade F, #1,327 of 1,662 statewide, top 81%, 780 students, 82% FRL); Elgin H S (math 12% / reading 37%, grade F, #1,264 of 1,632 statewide, top 82%, 1,672 students, 74% FRL).
• Market conditions: Rents rising (+3.1%/yr); 1288 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $33k of equity ($2k loan paydown + $31k 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 695 days — a 12% lower offer ($226k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $203,508 (20.8% 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 695 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.65% ✗
• Cap rate: 4.06%
• Cash-on-cash: -7.98%
• DSCR: 0.64
• GRM: 12.8

CMA / ARV

• ARV (median comp): $312,690
• List price: $256,900
• Delta: -17.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14508 Wahlbergs Way	0.47mi	3/2.0	1,076 (0%)	1mo	$249,900	$232	77
14705 Eagles Claw Way	0.51mi	3/2.0	1,076 (0%)	6mo	$255,900	$238	71
18420 Stellers Sea St	0.55mi	3/2.0	1,076 (0%)	6mo	$252,900	$235	69
123 Daylily Dr	0.72mi	2/2.5 (-1)	1,072 (-0%)	4mo	$199,990	$187	55
108 Shenandoah Trl	0.67mi	3/2.0	1,008 (-6%)	4mo	$180,000	$179	54
117 Summer Dr	0.69mi	2/2.5 (-1)	1,088 (+1%)	6mo	$206,110	$189	54
14525 Sage Bloom Ln	0.58mi	3/2.0	1,200 (+12%)	3mo	$215,208	$179	52
14608 Sage Bloom Ln	0.62mi	3/2.0	1,200 (+12%)	3mo	$212,990	$177	49
135 Daylily Dr	0.72mi	3/2.0	1,191 (+11%)	4mo	$211,840	$178	45
106 Shenandoah Trl	0.67mi	2/1.0 (-1)	993 (-8%)	3mo	$175,000	$176	45
143 Daylily Dr	0.73mi	3/2.0	1,191 (+11%)	6mo	$209,990	$176	43
104 Summer Dr	0.69mi	3/2.0	1,230 (+14%)	5mo	$241,770	$197	39

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: 18.7%
• Equity multiple: 2.52×
• Total profit: $133,512
• Equity at exit: $281,696

10-year hold

• IRR: 17.4%
• Equity multiple: 5.83×
• Total profit: $422,930
• Equity at exit: $607,487

Cash invested: $87,553 (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: 33 active · 29 under contract
• Months of supply: 14.1 mo (7%/mo absorbed)
• Median asking: $240,000 ($186/sqft)
• Median days on market: 165 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +56.2% above current asking $/sqft

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

ZIP-level market 78621

• Home prices YoY: 7.6%
• Rents YoY: 3.1%
• Active inventory: 1288
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,035 high
• Mortgage (P&I): −$1,640
• Tax est. 1.5%: −$391 /mo · $4,690/yr
• Insurance: −$130
• HOA: −$29
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-582

Break-even live

Break-even rent $2,772

Max offer price $228,442

Occupancy floor —

Sensitivity live

Price	-10% $-366	-5% $-474	+0% $-582	+5% $-690	+10% $-798
Rent	-10% $-743	-5% $-663	+0% $-582	+5% $-502	+10% $-421
Rate	-1.0pp $-425	-0.5pp $-503	base $-582	+0.5pp $-663	+1.0pp $-746

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: $78,172
• Closing costs: $9,381
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18721 Quiet Range Dr Elgin, TX	3.0–5.0	2.0–3.5	1773	$2,185	$1.23	0d	1	0.03mi
116 Appleberry Ln Elgin, TX	3.0	2.0	1363	$1,690	$1.24	74d	1	0.24mi
109 Tillage Rd Elgin, TX	3.0	2.0	1326	$1,690	$1.27	112d	1	0.30mi
12201 Token Trl Elgin, TX	3.0	2.0	1495	$1,775	$1.19	88d	1	0.31mi
1600 North Avenue C Elgin, TX	1.0–3.0	1.0–2.0	819	$1,977	$2.41	0d	26	0.36mi
11801 Rush Ln Elgin, TX	3.0	2.0	1495	$2,000	$1.34	74d	1	0.36mi
19405 Bear Grass Dr Elgin, TX	3.0	2.0	1495	$1,760	$1.18	184d	1	0.39mi
12313 Token Trl Elgin, TX	3.0	2.0	1489	$2,500	$1.68	74d	1	0.39mi
12313 Token Trl Elgin, TX	3.0	2.0	1489	$2,200	$1.48	3d	1	0.39mi
14521 Wahlbergs Way Elgin, TX	3.0	2.0	1305	$2,305	$1.77	2d	1	0.44mi
14508 Wahlbergs Way Elgin, TX	3.0	2.0	1076	$2,045	$1.90	152d	1	0.45mi
14621 Wahlbergs Way Elgin, TX	3.0	2.0	1076	$2,185	$2.03	2d	1	0.48mi
13817 County Line Rd Elgin, TX	2.0–3.0	1.0–2.0	1110	$1,545	$1.39	0d	15	0.50mi
14704 Wahlbergs Way Elgin, TX	3.0	2.0	1305	$2,305	$1.77	2d	1	0.52mi
18200 Papuan Cv Elgin, TX	3.0	2.0	1402	$1,900	$1.36	144d	1	0.53mi
107 Honeybee Ln Elgin, TX	3.0	2.0	1450	$1,695	$1.17	0d	1	0.55mi
18316 Stellers Sea St Elgin, TX	3.0	2.0	1076	$2,045	$1.90	160d	1	0.55mi
101 Bandara Woods Blvd Elgin, TX	3.0	2.0	1499	$1,769	$1.18	155d	1	0.59mi
719 Lavaca Loop Elgin, TX	3.0	2.0	1379	$1,807	$1.31	3d	1	0.70mi
158 Daylily Dr Elgin, TX	3.0	2.5	1419	$1,700	$1.20	45d	1	0.74mi
158 Shenandoah Trl Elgin, TX	3.0	2.0	1445	$1,750	$1.21	6d	1	0.86mi
124 Wilderness Trl Elgin, TX	3.0	2.0	1452	$1,795	$1.24	55d	1	0.94mi
18333 Willow Sage Ln Elgin, TX	3.0	2.0	1301	$1,700	$1.31	109d	1	1.12mi
18421 Weatherby Ln Elgin, TX	3.0	2.0	1480	$1,795	$1.21	88d	1	1.13mi
13724 Sierra Wind Ln Elgin, TX	3.0	2.0	1449	$1,650	$1.14	3d	1	1.22mi
304 McClendon Dr Elgin, TX	3.0	2.0	1256	$1,500	$1.19	10d	1	1.34mi

Listing history 50 events

1. 2026-11-08
   days on market $256,900 Active 695 DOM
2. 2026-11-07
   days on market $256,900 Active 694 DOM
3. 2026-11-06
   days on market $256,900 Active 693 DOM
4. 2026-11-05
   days on market $256,900 Active 692 DOM
5. 2026-11-04
   days on market $256,900 Active 691 DOM
6. 2026-11-02
   days on market $256,900 Active 689 DOM
7. 2026-11-01
   days on market $256,900 Active 688 DOM
8. 2026-10-31
   days on market $256,900 Active 687 DOM
9. 2026-10-30
   days on market $256,900 Active 686 DOM
10. 2026-10-29
    days on market $256,900 Active 685 DOM
11. 2026-10-28
    days on market $256,900 Active 684 DOM
12. 2026-10-27
    days on market $256,900 Active 683 DOM
13. 2026-10-26
    days on market $256,900 Active 682 DOM
14. 2026-10-25
    days on market $256,900 Active 681 DOM
15. 2026-10-24
    days on market $256,900 Active 680 DOM
16. 2026-10-23
    days on market $256,900 Active 679 DOM
17. 2026-10-22
    days on market $256,900 Active 678 DOM
18. 2026-10-21
    days on market $256,900 Active 677 DOM
19. 2026-10-20
    days on market $256,900 Active 676 DOM
20. 2026-10-19
    days on market $256,900 Active 675 DOM
21. 2026-10-18
    days on market $256,900 Active 674 DOM
22. 2026-10-17
    days on market $256,900 Active 673 DOM
23. 2026-10-16
    days on market $256,900 Active 672 DOM
24. 2026-10-15
    days on market $256,900 Active 671 DOM
25. 2026-10-14
    days on market $256,900 Active 670 DOM
26. 2026-10-13
    days on market $256,900 Active 669 DOM
27. 2026-10-12
    days on market $256,900 Active 668 DOM
28. 2026-10-11
    days on market $256,900 Active 667 DOM
29. 2026-10-10
    days on market $256,900 Active 666 DOM
30. 2026-10-09
    days on market $256,900 Active 665 DOM
31. 2026-10-08
    days on market $256,900 Active 664 DOM
32. 2026-10-07
    days on market $256,900 Active 663 DOM
33. 2026-10-06
    days on market $256,900 Active 662 DOM
34. 2026-10-05
    days on market $256,900 Active 661 DOM
35. 2026-10-05
    price $256,900 Active 660 DOM
36. 2026-10-04
    days on market $255,900 Active 660 DOM
37. 2026-10-03
    days on market $255,900 Active 659 DOM
38. 2026-10-02
    days on market $255,900 Active 658 DOM
39. 2026-10-01
    days on market $255,900 Active 657 DOM
40. 2026-09-30
    days on market $255,900 Active 656 DOM
41. 2026-09-29
    days on market $255,900 Active 655 DOM
42. 2026-09-28
    days on market $255,900 Active 654 DOM
43. 2026-09-27
    days on market $255,900 Active 653 DOM
44. 2026-09-25
    days on market $255,900 Active 651 DOM
45. 2026-09-24
    days on market $255,900 Active 650 DOM
46. 2026-09-23
    days on market $255,900 Active 649 DOM
47. 2026-09-22
    days on market $255,900 Active 648 DOM
48. 2026-09-21
    days on market $255,900 Active 647 DOM
49. 2026-09-20
    days on market $255,900 Active 646 DOM
50. 2026-09-19
    days on market $255,900 Active 645 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 6/10 Major FEMA zone X (unshaded) · 74% 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: $24,421
• − Mortgage interest: −$17,515
• − Property taxes: −$4,690
• − Insurance: −$1,563
• − Repairs & maintenance: −$1,954
• − Management: −$1,954
• − HOA: −$348
• − Depreciation: −$9,096
• Taxable loss: −$12,700
• Est. tax savings @ 24.0%: +$3,048
• After-tax cash flow: $-3,939/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 95/100 None rehab

This single-story Acorn plan home in Homestead Estates is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Install smart home devices — Improves convenience and marketability ↑
• Both Add landscaping around the front yard — Enhances curb appeal and adds value ↑

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Elgin El F TX #4,180/4,322 Nat'l #37,719/41,679 Middle Elgin Middle F TX #1,327/1,662 Nat'l #11,007/14,009 High Elgin H S F TX #1,264/1,632 Nat'l #12,478/17,239

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

B Composite livability gradescore 74/100

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 · 1,545,133 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: 8% of renters

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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%

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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%
• Languages at home: 63% English-only · Spanish 36%

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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

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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

-14.8% since first listed

10 events — show timeline

• 2026-04-02 Price Changed $252,900 Zillow
• 2026-02-10 Price Changed $249,900 Zillow
• 2025-10-13 Price Changed $257,900 Zillow
• 2025-10-04 Price Changed $254,900 Zillow
• 2025-08-07 Price Changed $274,900 Zillow
• 2025-07-01 Price Changed $297,900 Zillow
• 2025-05-08 Price Changed $294,900 Zillow
• 2025-04-01 Price Changed $302,900 Zillow
• 2025-01-03 Price Changed $299,900 Zillow
• 2024-12-13 Listed $296,900 Zillow