The Emory Plan · Maxwell, TX 78656

$299,990

5 bd · 2.5 ba · 1,971 sqft · SingleFamily · 133 Days on market

Excellent condition

---

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 +7.9/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Appreciation +4.5/10.0
• Livability +2.5/5.0
• 1% rule +2.4/10.0
• Schools +2.4/10.0
• DSCR +2.0/10.0
• Rent growth +1.2/5.0

Listing remarks MLS

The Emory is one of our two-story floorplans available at Bollinger in Maxwell, Texas. This beautiful two-story home features 5 bedrooms, 2.5 bathrooms, a gameroom and a 2-car garage across 1,971 square feet of comfortable living space. Our homes in Bollinger feature our modern farmhouse exterior, and the Emory is available in 2 exterior options. From the front porch, step inside the home and pass through the foyer to the open concept living space. The kitchen faces out to the dining room and family room, allowing for conversations to flow easily across the room as you make dinner and unwind from your day. The kitchen features granite countertops, island with 50/50 stainless steel drop-in bowl, 36" upper cabinets, a pantry closet, and stainless-steel appliances, including a gas range. The Emory features the primary bedroom suite downstairs. The attached bathroom includes a walk-in shower, laminate countertops and a large walk-in closet. The powder room and utility room are located down a hallway at the front of the home for extra privacy. Moving upstairs, you'll enter the gameroom. This bright and inviting space can be set up as an extra living room or play area for the kids. Four additional bedrooms and a full bathroom are located on the second floor. Each bedroom includes carpeted floors and wood shelving in the closets. The bathroom includes a shower/tub combination.

Key facts

• Two story floorplans
• Laminate countertops
• Walk in shower

Tags

• TWO STORY FLOORPLANS
• MODERN FARMHOUSE EXTERIOR
• OPEN CONCEPT LIVING SPACE
• LAMINATE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK IN SHOWER

🏗️ New construction. The $299,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $324,183.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $300k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-344 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (20.0% below list).
• Recommended offer: $240k (20.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Hemphill El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 577 students, 71% FRL); D J Red Simon Middle (math 16% / reading 22%, grade F, #1,466 of 1,662 statewide, top 89%, 733 students, 78% FRL); Lehman H S (math 20% / reading 32%, grade F, #1,234 of 1,632 statewide, top 76%, 2,120 students, 59% FRL) — zoned schools average 70% FRL vs 43% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 38% district-wide (-14 pts) — the specific schools serving this property underperform the Hays CISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-5.4%/yr); 399 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 529 units permitted in Caldwell County in 2024 (6 in 5+ unit buildings).
• This rent runs 35% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Caldwell County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.

Recommended offer $240,044 (20.0% 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 133 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.55%
• DSCR: 0.80
• GRM: 11.3

CMA / ARV

• ARV (median comp): $324,183
• List price: $299,990
• Delta: -7.46%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 Hodges St	0.12mi	4/3.0 (-1)	2,034 (+3%)	4mo	$339,990	$167	79
427 Hodges St	0.14mi	4/3.0 (-1)	2,034 (+3%)	6mo	$314,990	$155	77
229 Langston Dr	0.19mi	4/2.5 (-1)	2,036 (+3%)	8mo	$299,990	$147	74
430 Gallaher Bnd	0.18mi	4/2.5 (-1)	1,951 (-1%)	14mo	$299,990	$154	74
341 Hodges St	0.10mi	4/2.0 (-1)	1,796 (-9%)	8mo	$330,990	$184	67
521 Hodges St	0.14mi	4/3.0 (-1)	2,154 (+9%)	5mo	$354,990	$165	67
431 Hodges St	0.14mi	4/2.0 (-1)	1,796 (-9%)	11mo	$299,990	$167	63
418 Hodges St	0.30mi	4/2.0 (-1)	1,796 (-9%)	2mo	$299,990	$167	62
506 Hodges St	0.18mi	4/2.0 (-1)	1,796 (-9%)	13mo	$332,385	$185	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.02% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.41×
• Total profit: $-53,679
• Equity at exit: $77,869

10-year hold

• IRR: -10.2%
• Equity multiple: 0.16×
• Total profit: $-75,961
• Equity at exit: $81,441

Cash invested: $90,771 (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: 26 active · 2 under contract
• Months of supply: 31.2 mo (3%/mo absorbed)
• Median asking: $290,000 ($158/sqft)
• Median days on market: 100 d
• This list price: 62% of active listings are priced below it
• ARV vs active asking: +4.4% vs current asking $/sqft

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

ZIP-level market 78656

• Home prices YoY: -0.5%
• Rents YoY: -5.4%
• Active inventory: 399
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,700
• Tax est. 1.5%: −$405 /mo · $4,863/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-344

Break-even live

Break-even rent $2,836

Max offer price $274,404

Occupancy floor —

Sensitivity live

Price	-10% $-120	-5% $-232	+0% $-344	+5% $-456	+10% $-568
Rent	-10% $-534	-5% $-439	+0% $-344	+5% $-249	+10% $-154
Rate	-1.0pp $-181	-0.5pp $-262	base $-344	+0.5pp $-428	+1.0pp $-513

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: $81,046
• Closing costs: $9,725
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 Varner Way Kyle, TX	4.0	2.5	1543	$1,795	$1.16	42d	1	0.06mi
131 Kendall Ln Kyle, TX	4.0	2.5	1543	$1,895	$1.23	69d	1	0.07mi

Listing history 50 events

1. 2026-08-08
   days on market $299,990 Active 133 DOM
2. 2026-08-06
   days on market $299,990 Active 131 DOM
3. 2026-08-05
   days on market $299,990 Active 130 DOM
4. 2026-08-04
   days on market $299,990 Active 129 DOM
5. 2026-08-03
   days on market $299,990 Active 128 DOM
6. 2026-07-31
   days on market $299,990 Active 125 DOM
7. 2026-07-30
   days on market $299,990 Active 123 DOM
8. 2026-07-28
   days on market $299,990 Active 122 DOM
9. 2026-07-26
   days on market $299,990 Active 120 DOM
10. 2026-07-24
    days on market $299,990 Active 118 DOM
11. 2026-07-23
    days on market $299,990 Active 117 DOM
12. 2026-07-22
    days on market $299,990 Active 116 DOM
13. 2026-07-21
    days on market $299,990 Active 115 DOM
14. 2026-07-20
    days on market $299,990 Active 114 DOM
15. 2026-07-18
    days on market $299,990 Active 112 DOM
16. 2026-07-18
    days on market $299,990 Active 111 DOM
17. 2026-07-16
    days on market $299,990 Active 110 DOM
18. 2026-07-15
    days on market $299,990 Active 109 DOM
19. 2026-07-14
    days on market $299,990 Active 108 DOM
20. 2026-07-13
    days on market $299,990 Active 107 DOM
21. 2026-07-13
    days on market $299,990 Active 106 DOM
22. 2026-07-11
    days on market $299,990 Active 105 DOM
23. 2026-07-10
    days on market $299,990 Active 104 DOM
24. 2026-07-09
    days on market $299,990 Active 103 DOM
25. 2026-07-07
    days on market $299,990 Active 101 DOM
26. 2026-07-06
    days on market $299,990 Active 100 DOM
27. 2026-07-05
    days on market $299,990 Active 99 DOM
28. 2026-07-03
    days on market $299,990 Active 97 DOM
29. 2026-07-02
    days on market $299,990 Active 96 DOM
30. 2026-07-01
    days on market $299,990 Active 95 DOM
31. 2026-06-30
    days on market $299,990 Active 94 DOM
32. 2026-06-29
    days on market $299,990 Active 93 DOM
33. 2026-06-28
    days on market $299,990 Active 92 DOM
34. 2026-06-27
    days on market $299,990 Active 91 DOM
35. 2026-06-26
    days on market $299,990 Active 90 DOM
36. 2026-06-24
    days on market $299,990 Active 88 DOM
37. 2026-06-22
    days on market $299,990 Active 86 DOM
38. 2026-06-21
    days on market $299,990 Active 85 DOM
39. 2026-06-18
    days on market $299,990 Active 82 DOM
40. 2026-06-17
    days on market $299,990 Active 81 DOM
41. 2026-06-16
    days on market $299,990 Active 80 DOM
42. 2026-06-15
    days on market $299,990 Active 79 DOM
43. 2026-06-13
    days on market $299,990 Active 77 DOM
44. 2026-06-09
    days on market $299,990 Active 73 DOM
45. 2026-06-08
    days on market $299,990 Active 72 DOM
46. 2026-06-07
    days on market $299,990 Active 71 DOM
47. 2026-06-05
    days on market $299,990 Active 68 DOM
48. 2026-06-03
    days on market $299,990 Active 67 DOM
49. 2026-06-02
    days on market $299,990 Active 66 DOM
50. 2026-06-01
    days on market $299,990 Active 65 DOM

ⓘ 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: $28,805
• − Mortgage interest: −$18,159
• − Property taxes: −$4,863
• − Insurance: −$1,621
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$9,431
• Taxable loss: −$9,877
• Est. tax savings @ 24.0%: +$2,371
• After-tax cash flow: $-1,758/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 · 2 photos

Excellent 95/100 None rehab

The Emory Plan is a modern two-story home with excellent condition and no visible repairs needed. It offers a high ROI with updates in landscaping, interior paint, and kitchen appliances.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Interior paint — Fresh paint can make a home more appealing ↑
• Both Kitchen appliances — Upgrading appliances can increase both resale and rental value ↑

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Hemphill El F TX #2,791/4,322 Nat'l #28,475/41,679 Middle D J Red Simon Middle F TX #1,466/1,662 Nat'l #11,948/14,009 High Lehman H S F TX #1,234/1,632 Nat'l #12,251/17,239

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 — Maxwell

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Caldwell County · 46,557 people
• City population: 2,847
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 2,847
• Household income: $81,346
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 5% of renters

---

Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 46,557 people
• By 2030: 49,673 · +6.7%
• By 2040: 55,827 · +19.9%
• By 2050: 61,832 · +32.8%
• By 2075: 77,212 · +65.8%
• By 2100: 89,225 · +91.6%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 21% White 20% Black 4%
• Hispanic origin (detail): Mexican 72%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 45% English-only · Spanish 55%

---

Political lean MEDSL · Caldwell

• 2024 margin: R (+14.4) · D 42.2% · R 56.6% · Other 1.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -6.0pp · 2024: -14.4pp
• All cycles: 2024: R+14.4 2020: R+9.1 2016: R+15.8 2012: R+11.1 2008: R+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.02%
• Current HPI: 228.3622
• Rent YoY: ▼ -5.36%
• 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

1 event — show timeline

• 2026-03-28 Listed $299,990 Zillow