192 Pink Footed Pass · Uhland, TX 78640

$202,490

3 bd · 2.0 ba · 1,354 sqft · SingleFamily · 77 Days on market

Built 2026 Excellent condition 7,840 sqft lot $150/sqft · 6% below area Est $214k · 6% under $88/mo HOA · 5% of rent ↓ 7% 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).

• Cash flow +10.3/30.0
• ARV discount +10.0/15.0
• Condition / age +4.8/5.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• DSCR +2.9/10.0
• Livability +2.7/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Gerson - 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 at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests. Photos are for illustrative purposes only. Estimated Completion May 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $202k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (14.0% below list).
• Recommended offer: $174k (14.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#1,385 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools F, amenities F.
• 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.
• Market conditions: Rents soft (-0.3%/yr); 1801 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,270 units permitted in Hays County in 2024 (1,464 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Hays County population projected at +93% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($190k) is reasonable based on typical stale-listing flexibility.

Recommended offer $174,049 (14.0% 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 77 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.38%
• DSCR: 0.89
• GRM: 9.7

CMA / ARV

• ARV (median comp): $214,490
• List price: $202,490
• Delta: -5.59%
• 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
143 Pink Footed Pass	0.06mi	3/2.0	1,354 (0%)	1mo	$207,490	$153	96
212 Pink Footed Pass	0.02mi	3/2.0	1,354 (0%)	4mo	$208,490	$154	96
183 Pink Footed Pass	0.03mi	3/2.0	1,380 (+2%)	3mo	$205,490	$149	93
707 Whoopers Loop	0.05mi	3/2.0	1,411 (+4%)	2mo	$226,990	$161	89
611 Whoopers Loop	0.10mi	3/2.0	1,402 (+4%)	4mo	$216,490	$154	86
184 Pink Footed Pass	0.01mi	3/2.0	1,213 (-10%)	1mo	$203,490	$168	82
204 Pink Footed Pass	0.01mi	3/2.0	1,213 (-10%)	3mo	$205,490	$169	80
151 Pink Footed Pass	0.05mi	4/2.0 (+1)	1,483 (+10%)	2mo	$219,490	$148	75
173 Muscovy Dr	0.44mi	3/2.0	1,260 (-7%)	2mo	$215,990	$171	66
127 Orange Flame Blvd	0.71mi	3/2.0	1,329 (-2%)	1mo	$219,990	$166	63
135 Orange Flame Blvd	0.71mi	4/2.0 (+1)	1,485 (+10%)	1mo	$231,990	$156	45
132 Celosia Loop	0.73mi	4/2.0 (+1)	1,485 (+10%)	3mo	$249,990	$168	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.9%
• Equity multiple: 0.21×
• Total profit: $-44,990
• Equity at exit: $30,192

10-year hold

• IRR: -31.4%
• Equity multiple: -0.20×
• Total profit: $-67,778
• Equity at exit: $17,508

Cash invested: $56,697 (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 78640

• Home prices YoY: -33.8%
• Rents YoY: -0.3%
• Active inventory: 1801
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$1,062
• Tax est. 1.5%: −$253 /mo · $3,037/yr
• Insurance: −$84
• HOA: −$88
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-112

Break-even live

Break-even rent $1,883

Max offer price $186,229

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: $50,622
• Closing costs: $6,075
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
263 Speckled Belly Bnd Uhland, TX	4.0	2.0	1600	$1,650	$1.03	16d	1	0.06mi
177 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,525	$1.03	44d	1	0.08mi
177 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,525	$1.03	24d	1	0.08mi
151 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,600	$1.08	24d	1	0.09mi
129 Pineland Ave Niederwald, TX	3.0	2.0	1460	$1,414	$0.97	13d	1	0.45mi
787 Arnold Loop , TX	3.0	2.5	1840	$2,300	$1.25	2d	1	0.68mi

HOA detail

• Monthly dues: $88 · $1,056/yr

Listing history 6 events

1. 2026-05-05
   status Pending 607-char remark

   Show marketing remark (607 chars)

   The Gerson - 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 at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests. Photos are for illustrative purposes only. Estimated Completion May 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

2. 2026-04-27
   price $202,490 607-char remark

   Show marketing remark (607 chars)

   The Gerson - 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 at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests. Photos are for illustrative purposes only. Estimated Completion May 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

3. 2026-04-24
   price $214,490 607-char remark

   Show marketing remark (607 chars)

   The Gerson - 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 at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests. Photos are for illustrative purposes only. Estimated Completion May 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

4. 2026-04-20
   price $217,490 607-char remark

   Show marketing remark (607 chars)

   The Gerson - 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 at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests. Photos are for illustrative purposes only. Estimated Completion May 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

5. 2026-03-12
   price $222,490 607-char remark

   Show marketing remark (607 chars)

   The Gerson - 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 at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests. Photos are for illustrative purposes only. Estimated Completion May 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

6. 2026-02-17
   listed $218,490 Active 607-char remark

   Show marketing remark (607 chars)

   The Gerson - 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 at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests. Photos are for illustrative purposes only. Estimated Completion May 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

ⓘ 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: $20,886
• − Mortgage interest: −$11,343
• − Property taxes: −$3,037
• − Insurance: −$1,012
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − HOA: −$1,056
• − Depreciation: −$5,891
• Taxable loss: −$4,795
• Est. tax savings @ 24.0%: +$1,151
• After-tax cash flow: $-198/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

Excellent 95/100 None rehab

This single-level home showcases a spacious open floorplan with a good condition exterior and interior. It is move-in ready and has the potential for minor updates to increase its value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and increase the home's value.
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and attract potential buyers.
• Both Interior updates — Updating the interior can make the home more appealing to potential buyers and renters.
• Both Kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers and renters.
• Both Bathroom fixtures — Upgrading the bathroom fixtures can make the home more appealing to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and increase the home's value. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and attract potential buyers. ↑
• Both Interior updates — Updating the interior can make the home more appealing to potential buyers and renters. ↑
• Both Kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers and renters. ↑
• Both Bathroom fixtures — Upgrading the bathroom fixtures can make the home more appealing to potential buyers and renters. ↑

ⓘ 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: 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 — Uhland

• Score: 54/100
• State rank: #1385
• US rank: #23774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Uhland, TX
• County: Hays County · 280,138 people
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 77,531
• Household income: $90,075
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 2552.0

Population outlook (Hays County) Hauer SSP2

• Today (2025): 286,948 people
• By 2030: 336,923 · +17.4%
• By 2040: 441,894 · +54.0%
• By 2050: 553,462 · +92.9%
• By 2075: 838,261 · +192.1%
• By 2100: 1,063,658 · +270.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 55% White 36% Two or more races 29% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 47% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 63% English-only · Spanish 35%

Political lean MEDSL · Hays

• 2024 margin: Lean D (+5.7) · D 52.1% · R 46.5% · Other 1.4%
• 2008→2024 swing: +7.7pp toward D · 2008: -2.0pp · 2024: 5.7pp
• All cycles: 2024: D+5.7 2020: D+10.8 2016: R+0.9 2012: R+10.4 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.64%
• Current HPI: 181.7969
• Rent YoY: ▼ -0.34%
• 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

-7.3% since first listed

6 events — show timeline

• 2026-05-05 Pending — Unlock MLS
• 2026-04-27 Price Changed $202,490 Unlock MLS
• 2026-04-24 Price Changed $214,490 Unlock MLS
• 2026-04-20 Price Changed $217,490 Unlock MLS
• 2026-03-12 Price Changed $222,490 Unlock MLS
• 2026-02-17 Listed $218,490 Unlock MLS