106 Shenandoah Trl · Elgin, TX 78621

$179,000

2 bd · 1.0 ba · 993 sqft · SingleFamily public records · 227 Days on market

Built 2001 6,534 sqft lot $180/sqft · 31% below area Est $259k · 31% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.0/30.0
• 1% rule +4.9/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

You will love this charming single story home, in the Shenandoah subdivision, with 3 sides brick, featuring an expansive backyard overlooking Shenandoah Park/Soccer Field. NO HOMEOWNER FEES. This home has an open, airy feel with grey wood-look laminate flooring throughout. No carpet. The single living has a cozy, wood-burning fireplace with gas starter and high ceilings. The galley kitchen includes a gas stove, microwave, dishwasher, refrigerator, pantry, and a pass-through bar to the dining area. You will find a comfortable-sized primary bedroom, fan and 2 connecting closets. The main bath has 2 sink areas and is accessible from the hall for guests and the primary bedroom. The second bedroom is at the opposite end of the hallway. The indoor utility has a washer and dryer. There is plenty of room in the 2 car garage with opener, for all your needs. This home is perfect for first time buyers or investors.

Key facts

• Galley kitchen
• Indoor utility
• Pass through bar

Tags

• EXPANSIVE BACKYARD
• OVERLOOKING SHENANDOAH PARK
• WOOD BURNING FIREPLACE
• GALLEY KITCHEN
• PASS THROUGH BAR
• INDOOR UTILITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (1.2% below list).
• Recommended offer: $154k (14.0% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 4.4% in Elgin — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools F, 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.
• Market conditions: Rents rising (+3.1%/yr); 807 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $19k of equity ($1k loan paydown + $18k 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $76k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,928 (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 227 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.40%
• DSCR: 0.85
• GRM: 8.4

CMA / ARV

• ARV (median comp): $258,585
• List price: $179,000
• Delta: -30.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Cavalry Trl	0.18mi	3/2.0 (+1)	1,071 (+8%)	5mo	$245,000	$229	65
130 Cavalry Trl	0.21mi	3/2.0 (+1)	1,071 (+8%)	14mo	$255,000	$238	57
110 Huckleberry Ln	0.75mi	2/2.0	1,105 (+11%)	23mo	$249,990	$226	23

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: 22.0%
• Equity multiple: 2.77×
• Total profit: $88,875
• Equity at exit: $161,257

10-year hold

• IRR: 19.8%
• Equity multiple: 6.38×
• Total profit: $269,690
• Equity at exit: $347,758

Cash invested: $50,120 (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: 807
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$939
• Tax from tax record: −$526 /mo · $6,314/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-142

Break-even live

Break-even rent $1,949

Max offer price $153,928

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13817 County Line Rd Elgin, TX	1.0–3.0	1.0–2.0	937	$1,633	$1.74	1d	6	0.26mi
18721 Quiet Range Dr Elgin, TX	3.0–5.0	2.0–3.5	1773	$2,085	$1.18	1d	1	0.67mi
14508 Wahlbergs Way Elgin, TX	3.0	2.0	1076	$2,045	$1.90	11d	1	1.12mi
18316 Stellers Sea St Elgin, TX	3.0	2.0	1076	$2,045	$1.90	19d	1	1.21mi
410 E 9th St Unit C Elgin, TX	1.0	1.0	860	$1,000	$1.16	43d	1	1.42mi

Listing history 29 events

1. 2026-06-16
   status $179,000 Pending 227 DOM
2. 2026-06-15
   days on market $179,000 Active 227 DOM
3. 2026-06-13
   days on market $179,000 Active 225 DOM
4. 2026-06-09
   days on market $179,000 Active 221 DOM
5. 2026-06-08
   days on market $179,000 Active 220 DOM
6. 2026-06-07
   days on market $179,000 Active 219 DOM
7. 2026-06-04
   days on market $179,000 Active 216 DOM
8. 2026-06-03
   days on market $179,000 Active 215 DOM
9. 2026-06-02
   days on market $179,000 Active 214 DOM
10. 2026-06-01
    days on market $179,000 Active 213 DOM
11. 2026-05-31
    days on market $179,000 Active 212 DOM
12. 2026-04-29
    price $210,000 919-char remark

    Show marketing remark (919 chars)

    You will love this charming single story home, in the Shenandoah subdivision, with 3 sides brick, featuring an expansive backyard overlooking Shenandoah Park/Soccer Field. NO HOMEOWNER FEES. This home has an open, airy feel with grey wood-look laminate flooring throughout. No carpet. The single living has a cozy, wood-burning fireplace with gas starter and high ceilings. The galley kitchen includes a gas stove, microwave, dishwasher, refrigerator, pantry, and a pass-through bar to the dining area. You will find a comfortable-sized primary bedroom, fan and 2 connecting closets. The main bath has 2 sink areas and is accessible from the hall for guests and the primary bedroom. The second bedroom is at the opposite end of the hallway. The indoor utility has a washer and dryer. There is plenty of room in the 2 car garage with opener, for all your needs. This home is perfect for first time buyers or investors.

13. 2026-03-24
    price $235,000 919-char remark

    Show marketing remark (919 chars)

    You will love this charming single story home, in the Shenandoah subdivision, with 3 sides brick, featuring an expansive backyard overlooking Shenandoah Park/Soccer Field. NO HOMEOWNER FEES. This home has an open, airy feel with grey wood-look laminate flooring throughout. No carpet. The single living has a cozy, wood-burning fireplace with gas starter and high ceilings. The galley kitchen includes a gas stove, microwave, dishwasher, refrigerator, pantry, and a pass-through bar to the dining area. You will find a comfortable-sized primary bedroom, fan and 2 connecting closets. The main bath has 2 sink areas and is accessible from the hall for guests and the primary bedroom. The second bedroom is at the opposite end of the hallway. The indoor utility has a washer and dryer. There is plenty of room in the 2 car garage with opener, for all your needs. This home is perfect for first time buyers or investors.

14. 2025-10-31
    listed $255,000 Active 919-char remark

    Show marketing remark (919 chars)

    You will love this charming single story home, in the Shenandoah subdivision, with 3 sides brick, featuring an expansive backyard overlooking Shenandoah Park/Soccer Field. NO HOMEOWNER FEES. This home has an open, airy feel with grey wood-look laminate flooring throughout. No carpet. The single living has a cozy, wood-burning fireplace with gas starter and high ceilings. The galley kitchen includes a gas stove, microwave, dishwasher, refrigerator, pantry, and a pass-through bar to the dining area. You will find a comfortable-sized primary bedroom, fan and 2 connecting closets. The main bath has 2 sink areas and is accessible from the hall for guests and the primary bedroom. The second bedroom is at the opposite end of the hallway. The indoor utility has a washer and dryer. There is plenty of room in the 2 car garage with opener, for all your needs. This home is perfect for first time buyers or investors.

15. 2020-04-20
    soldstatus
16. 2020-04-17
    soldstatus Sold 316-char remark

    Show marketing remark (316 chars)

    Seller motivated! Cute house with laminate floor in the living and dining area. Fireplace with vaulted ceiling in the living room. Spacious bedrooms with ample size closets. The large backyard backs to a soccer field with no neighbors behind for added privacy. Fifteen minutes to the 130 toll road. Restrictions: Yes

17. 2020-04-08
    status Pending - Taking Backups 316-char remark

    Show marketing remark (316 chars)

    Seller motivated! Cute house with laminate floor in the living and dining area. Fireplace with vaulted ceiling in the living room. Spacious bedrooms with ample size closets. The large backyard backs to a soccer field with no neighbors behind for added privacy. Fifteen minutes to the 130 toll road. Restrictions: Yes

18. 2020-03-30
    listed $168,500 Active 316-char remark

    Show marketing remark (316 chars)

    Seller motivated! Cute house with laminate floor in the living and dining area. Fireplace with vaulted ceiling in the living room. Spacious bedrooms with ample size closets. The large backyard backs to a soccer field with no neighbors behind for added privacy. Fifteen minutes to the 130 toll road. Restrictions: Yes

19. 2016-09-09
    soldstatus
20. 2016-09-08
    soldstatus Sold
21. 2016-07-30
    status Pending - Taking Backups
22. 2016-07-30
    listed $122,500 Active
23. 2001-11-30
    soldstatus
24. 2001-11-01
    historical
25. 2001-09-22
    listed $92,230
26. 2001-08-22
    historical
27. 2001-08-18
    historical
28. 2001-08-14
    listed
29. 2001-07-18
    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: $6,314 · $526/mo
• Projected year-2 tax: $6,314 · $526/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 7 d/yr ≥109°F today · 24 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: $21,228
• − Mortgage interest: −$10,027
• − Property taxes: −$6,314
• − Insurance: −$895
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$5,207
• Taxable loss: −$4,611
• Est. tax savings @ 24.0%: +$1,107
• After-tax cash flow: $-596/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

+127.7% since first listed

18 events — show timeline

• 2026-04-29 Price Changed $210,000 Unlock MLS
• 2026-03-24 Price Changed $235,000 Unlock MLS
• 2025-10-31 Listed $255,000 Unlock MLS
• 2020-04-20 Sold (Public Records) — Public Records
• 2020-04-17 Sold (MLS) — Unlock MLS
• 2020-04-08 Pending — Unlock MLS
• 2020-03-30 Listed $168,500 Unlock MLS
• 2016-09-09 Sold (Public Records) — Public Records
• 2016-09-08 Sold (MLS) — Unlock MLS
• 2016-07-30 Pending — Unlock MLS
• 2016-07-30 Listed $122,500 Unlock MLS
• 2001-11-30 Sold (MLS) — Unlock MLS
• 2001-11-01 Delisted — Unlock MLS
• 2001-09-22 Listed $92,230 Unlock MLS
• 2001-08-22 Delisted — Unlock MLS
• 2001-08-18 Delisted — Unlock MLS
• 2001-08-14 Listed — Unlock MLS
• 2001-07-18 Listed — Unlock MLS

Property tax history

+9.4%/yr

Latest (2025): $6,314 · -3.8% YoY. Source: county tax records.