709 W 11th St · Elgin, TX 78621

$245,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 115 Days on market

Built 1953 0.37 ac lot $232/sqft · 18% above area Est $276k · 11% under ↓ 8% 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).

• ARV discount +12.6/15.0
• Appreciation +10.0/10.0
• Cash flow +5.0/30.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

STARTER HOME ~ 3 BEDS & 1 BATH ~ 2 LIVING ROOMS ~ GALLEY STYLE KITCHEN ~ DINING ROOM OFF KITCHEN ~ 3 CAR GARAGE WITH LOTS OF STORAGE SPACES ~ WALK TO H E B & LOCAL RESTAURANTS AND CHURCH ~ CORNER LOT ~ MODERN CENTURY DESIGN SINCE NO UPDATES ~ HOME HAS BEEN IN THE FAMILY ONE OWNER SINCE THE 1950'S ~

Key facts

• Walk to h e b
• Local restaurants
• 3 car garage

Tags

• 3 CAR GARAGE
• CORNER LOT
• WALK TO H E B
• LOCAL RESTAURANTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-577 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (40.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (26.9% below list).
• Recommended offer: $145k (40.7% below list) — sets the bar for cash-flow.
• Cap rate 3.5% vs local median 4.4% in Elgin — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Elgin El (math 8% / reading 17%, grade F, #4,180 of 4,322 statewide, top 97%, 847 students, 84% 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); 814 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,841 units permitted in Bastrop County in 2024 (150 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Bastrop County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,208 (40.7% 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 115 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.73% ✗
• Cap rate: 3.47%
• Cash-on-cash: -10.10%
• DSCR: 0.55
• GRM: 11.4

CMA / ARV

• ARV (median comp): $276,131
• List price: $245,000
• Delta: -11.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1130 N Main St	0.50mi	2/1.0 (-1)	960 (-9%)	1mo	$249,900	$260	55
109 Jim Dandy Dr	0.37mi	3/2.0	1,191 (+13%)	18mo	$270,000	$227	43
1115 N Avenue C	0.43mi	2/1.0 (-1)	1,200 (+14%)	12mo	$265,000	$221	42
209 E 8th St	0.67mi	2/1.0 (-1)	928 (-12%)	4mo	$249,900	$269	40
1114 N Avenue C	0.39mi	2/2.0 (-1)	1,202 (+14%)	15mo	$268,000	$223	37
603 N Main St	0.65mi	2/1.0 (-1)	975 (-8%)	24mo	$335,000	$344	32
205 W Brenham St Unit A	0.70mi	4/1.0 (+1)	1,200 (+14%)	15mo	$149,000	$124	28
612 N Avenue Ave E	0.72mi	2/1.0 (-1)	922 (-13%)	18mo	$199,900	$217	25

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: 17.3%
• Equity multiple: 2.42×
• Total profit: $97,091
• Equity at exit: $220,715

10-year hold

• IRR: 16.4%
• Equity multiple: 5.60×
• Total profit: $315,692
• Equity at exit: $475,981

Cash invested: $68,600 (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: 814
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,791 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$605 /mo · $7,260/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-577

Break-even live

Break-even rent $2,521

Max offer price $145,208

Occupancy floor —

Sensitivity live

Price	-10% $-439	-5% $-508	+0% $-577	+5% $-647	+10% $-716
Rent	-10% $-719	-5% $-648	+0% $-577	+5% $-507	+10% $-436
Rate	-1.0pp $-454	-0.5pp $-515	base $-577	+0.5pp $-641	+1.0pp $-705

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Schuylerville Dr Elgin, TX	3.0	2.0	1479	$1,800	$1.22	45d	1	0.68mi
110 S Main St #206 Elgin, TX	2.0	1.0	710	$1,500	$2.11	14d	1	0.72mi
110 S Main St #104 Elgin, TX	3.0	2.0	1061	$1,700	$1.60	45d	1	0.72mi
108 Bendecido Loop Elgin, TX	3.0	2.0	1300	$1,950	$1.50	19d	1	0.97mi
200 Maple Ln Elgin, TX	2.0	2.0	891	$1,400	$1.57	45d	1	1.00mi
204 Hall St Unit A Elgin, TX	2.0	1.0	910	$1,195	$1.31	0d	1	1.08mi
805 Lexington Rd Unit B Elgin, TX	2.0	2.0	889	$1,350	$1.52	0d	1	1.16mi
805 Lexington Rd Unit A Elgin, TX	2.0	2.0	889	$1,400	$1.57	4d	1	1.16mi
817 Lloyd Ln Unit A Elgin, TX	2.0	2.0	838	$1,260	$1.50	0d	1	1.25mi

Listing history 18 events

1. 2026-06-21
   days on market $245,000 Active 115 DOM
2. 2026-06-18
   days on market $245,000 Active 112 DOM
3. 2026-06-17
   days on market $245,000 Active 111 DOM
4. 2026-06-16
   days on market $245,000 Active 110 DOM
5. 2026-06-15
   days on market $245,000 Active 109 DOM
6. 2026-06-13
   days on market $245,000 Active 107 DOM
7. 2026-06-09
   days on market $245,000 Active 103 DOM
8. 2026-06-08
   days on market $245,000 Active 102 DOM
9. 2026-06-07
   days on market $245,000 Active 101 DOM
10. 2026-06-04
    days on market $245,000 Active 98 DOM
11. 2026-06-03
    days on market $245,000 Active 97 DOM
12. 2026-06-02
    days on market $245,000 Active 96 DOM
13. 2026-06-01
    days on market $245,000 Active 95 DOM
14. 2026-05-31
    days on market $245,000 Active 94 DOM
15. 2026-03-12
    price $245,000 323-char remark

    Show marketing remark (323 chars)

    STARTER HOME ~ 3 BEDS & 1 BATH ~ 2 LIVING ROOMS ~ GALLEY STYLE KITCHEN ~ DINING ROOM OFF KITCHEN ~ 3 CAR GARAGE WITH LOTS OF STORAGE SPACES ~ WALK TO H E B & LOCAL RESTAURANTS AND CHURCH ~ CORNER LOT ~ MODERN CENTURY DESIGN SINCE NO UPDATES ~ HOME HAS BEEN IN THE FAMILY ONE OWNER SINCE THE 1950'S ~

16. 2026-02-26
    listed $265,000 Active 323-char remark

    Show marketing remark (323 chars)

    STARTER HOME ~ 3 BEDS & 1 BATH ~ 2 LIVING ROOMS ~ GALLEY STYLE KITCHEN ~ DINING ROOM OFF KITCHEN ~ 3 CAR GARAGE WITH LOTS OF STORAGE SPACES ~ WALK TO H E B & LOCAL RESTAURANTS AND CHURCH ~ CORNER LOT ~ MODERN CENTURY DESIGN SINCE NO UPDATES ~ HOME HAS BEEN IN THE FAMILY ONE OWNER SINCE THE 1950'S ~

17. 2000-05-17
    historical
18. 2000-04-08
    listed

ⓘ 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: $7,260 · $605/mo
• Projected year-2 tax: $7,260 · $605/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 20 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: $21,488
• − Mortgage interest: −$13,724
• − Property taxes: −$7,260
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$7,127
• Taxable loss: −$11,287
• Est. tax savings @ 24.0%: +$2,709
• After-tax cash flow: $-4,219/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 (Bastrop County) Hauer SSP2

• Today (2025): 94,260 people
• By 2030: 101,355 · +7.5%
• By 2040: 115,578 · +22.6%
• By 2050: 129,464 · +37.3%
• By 2075: 168,068 · +78.3%
• By 2100: 194,857 · +106.7%

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 · Bastrop

• 2024 margin: R (+18.4) · D 40.2% · R 58.6% · Other 1.2%
• 2008→2024 swing: -10.2pp toward R · 2008: -8.2pp · 2024: -18.4pp
• All cycles: 2024: R+18.4 2020: R+13.8 2016: R+20.4 2012: R+17.0 2008: R+8.2

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

-7.5% since first listed

4 events — show timeline

• 2026-03-12 Price Changed $245,000 Unlock MLS
• 2026-02-26 Listed $265,000 Unlock MLS
• 2000-05-17 Delisted — Unlock MLS
• 2000-04-08 Listed — Unlock MLS

Property tax history

+8.7%/yr

Latest (2025): $7,260 · -1.8% YoY. Source: county tax records.