100 Kendall Cv · Elgin, TX 78621

$235,000

3 bd · 2.0 ba · 1,444 sqft · SingleFamily public records · 72 Days on market

Built 2005 7,056 sqft lot $163/sqft · 19% below area Est $289k · 19% under $23/mo HOA · 1% of rent

---

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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Beautiful home on a wonderful corner lot with lots of trees, fenced back yard. Laminate floors throughout, wood burning fireplace in the living room, all appliances convey with the sale. Glass top range, stainless refrigerator, dishwasher, microwave, washer and dryer. Garden tub in the primary bathroom and a huge walk-in closet. This home is close to ACC, Neidig Elementary, Elgin High School and Hwy 290.

Key facts

• Fenced back yard
• Dishwasher
• Glass top range

Tags

• CORNER LOT
• FENCED BACK YARD
• WOOD BURNING FIREPLACE
• GLASS TOP RANGE
• STAINLESS REFRIGERATOR
• DISHWASHER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-336 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (25.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (16.5% below list).
• Recommended offer: $176k (25.2% below list) — sets the bar for cash-flow.

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); 813 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $25k 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 ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: 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 $175,697 (25.2% 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 72 days. Have you received any prior offers? Is the seller open to a 25% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.83% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.12%
• DSCR: 0.73
• GRM: 10.0

CMA / ARV

• ARV (median comp): $288,701
• List price: $235,000
• Delta: -18.60%
• 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
101 Bandera Woods Blvd	0.18mi	3/2.0	1,499 (+4%)	1mo	$254,000	$169	85
709 Lavaca Loop	0.18mi	3/2.0	1,379 (-4%)	2mo	$245,000	$178	82
212 Valley Run Trl	0.42mi	3/2.0	1,445 (+0%)	3mo	$270,000	$187	78
503 Blanco Woods Blvd	0.10mi	3/2.0	1,300 (-10%)	3mo	$269,900	$208	77
620 Lavaca Loop	0.25mi	3/2.0	1,379 (-4%)	10mo	$259,999	$189	72
13716 Tucker Hedge Pass	0.42mi	3/2.0	1,470 (+2%)	7mo	$264,990	$180	72
25609 Flora Bella Ln	0.48mi	3/2.0	1,470 (+2%)	4mo	$279,990	$190	71
13705 Scarlett Song Dr	0.45mi	3/2.0	1,470 (+2%)	10mo	$269,990	$184	68
137 Appleberry Ln	0.57mi	3/2.0	1,496 (+4%)	6mo	$270,000	$180	63
125 Blue Ridge Trl	0.42mi	3/2.0	1,262 (-13%)	3mo	$239,000	$189	57
18501 Quiet Range Dr	0.74mi	3/2.0	1,520 (+5%)	4mo	$235,000	$155	53
329 Sullivan Way	0.70mi	3/2.0	1,576 (+9%)	0mo	$259,990	$165	52

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: 20.0%
• Equity multiple: 2.63×
• Total profit: $107,034
• Equity at exit: $211,707

10-year hold

• IRR: 18.4%
• Equity multiple: 6.06×
• Total profit: $332,872
• Equity at exit: $456,553

Cash invested: $65,800 (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: 813
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,962 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$532 /mo · $6,385/yr
• Insurance: −$98
• HOA: −$23
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-336

Break-even live

Break-even rent $2,387

Max offer price $175,697

Occupancy floor —

Sensitivity live

Price	-10% $-203	-5% $-269	+0% $-336	+5% $-402	+10% $-469
Rent	-10% $-491	-5% $-413	+0% $-336	+5% $-258	+10% $-181
Rate	-1.0pp $-217	-0.5pp $-276	base $-336	+0.5pp $-397	+1.0pp $-459

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Bandara Woods Blvd Elgin, TX	3.0	2.0	1665	$1,875	$1.13	45d	1	0.08mi
13817 County Line Rd Elgin, TX	1.0–3.0	1.0–2.0	937	$1,890	$2.02	0d	6	0.19mi
101 Bandara Woods Blvd Elgin, TX	3.0	2.0	1499	$1,769	$1.18	16d	1	0.20mi
19405 Bear Grass Dr Elgin, TX	3.0	2.0	1495	$1,760	$1.18	45d	1	0.35mi
18721 Quiet Range Dr Elgin, TX	3.0–5.0	2.0–3.5	1773	$2,085	$1.18	0d	1	0.60mi
419 Gettysburg Loop Elgin, TX	3.0	2.0	1565	$1,850	$1.18	14d	1	0.60mi
18525 Quiet Range Dr Elgin, TX	4.0	2.0	1794	$1,725	$0.96	19d	1	0.73mi
18612 Allen Welch Dr Elgin, TX	4.0	2.0	1794	$1,935	$1.08	0d	1	0.74mi
107 Tillage Rd Elgin, TX	3.0	2.0	1548	$1,765	$1.14	0d	1	0.75mi
18505 Quiet Range Dr Unit 18505 Elgin, TX	4.0	2.0	1794	$1,785	$0.99	5d	1	0.76mi
18505 Quiet Range Dr Elgin, TX	4.0	2.0	1794	$1,950	$1.09	25d	1	0.76mi
14421 Prairie Sod Ln Elgin, TX	3.0	2.0	1525	$1,650	$1.08	3d	1	0.79mi
18500 Allen Welch Dr Elgin, TX	3.0	2.0	1525	$1,875	$1.23	0d	1	0.79mi
14300 Boomtown Way Elgin, TX	4.0	2.0	1794	$2,050	$1.14	25d	1	0.82mi
234 Heritage Mill Trl Elgin, TX	3.0	2.0	1530	$1,800	$1.18	0d	1	0.85mi
14141 Prospector Way Elgin, TX	3.0	2.0	1520	$1,650	$1.09	45d	1	0.92mi
18300 Speculator Ln Elgin, TX	4.0	2.0	1794	$1,995	$1.11	25d	1	1.01mi
116 Honeybee Ln Elgin, TX	3.0	2.5	1782	$2,000	$1.12	5d	1	1.02mi
18224 Speculator Ln Elgin, TX	3.0	2.5	1599	$1,700	$1.06	45d	1	1.02mi
102 Schuylerville Dr Elgin, TX	3.0	2.0	1479	$1,800	$1.22	45d	1	1.03mi
14508 Wahlbergs Way Elgin, TX	3.0	2.0	1076	$2,045	$1.90	12d	1	1.06mi
242 Barley Ln Elgin, TX	3.0	2.5	1782	$2,150	$1.21	0d	1	1.10mi
18200 Papuan Cv Elgin, TX	3.0	2.0	1402	$1,900	$1.36	4d	1	1.13mi
212 Lake Placid Run Elgin, TX	3.0	2.5	1681	$1,895	$1.13	0d	1	1.18mi
18316 Stellers Sea St Elgin, TX	3.0	2.0	1076	$2,045	$1.90	20d	1	1.18mi
120 Jim Dandy Dr Elgin, TX	4.0	2.0	1650	$1,923	$1.17	5d	1	1.24mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 32 events

1. 2026-06-21
   days on market $235,000 Active 72 DOM
2. 2026-06-18
   days on market $235,000 Active 69 DOM
3. 2026-06-17
   days on market $235,000 Active 68 DOM
4. 2026-06-16
   days on market $235,000 Active 67 DOM
5. 2026-06-15
   days on market $235,000 Active 66 DOM
6. 2026-06-13
   days on market $235,000 Active 64 DOM
7. 2026-06-09
   days on market $235,000 Active 60 DOM
8. 2026-06-08
   days on market $235,000 Active 59 DOM
9. 2026-06-07
   days on market $235,000 Active 58 DOM
10. 2026-06-04
    days on market $235,000 Active 55 DOM
11. 2026-06-03
    days on market $235,000 Active 54 DOM
12. 2026-06-02
    days on market $235,000 Active 53 DOM
13. 2026-06-01
    days on market $235,000 Active 52 DOM
14. 2026-05-31
    days on market $235,000 Active 51 DOM
15. 2026-04-10
    listed $235,000 Active 407-char remark

    Show marketing remark (407 chars)

    Beautiful home on a wonderful corner lot with lots of trees, fenced back yard. Laminate floors throughout, wood burning fireplace in the living room, all appliances convey with the sale. Glass top range, stainless refrigerator, dishwasher, microwave, washer and dryer. Garden tub in the primary bathroom and a huge walk-in closet. This home is close to ACC, Neidig Elementary, Elgin High School and Hwy 290.

16. 2026-02-26
    status Active
17. 2026-02-26
    price
18. 2026-02-19
    historical Active Under Contract
19. 2025-12-15
    listed Active
20. 2023-10-26
    listed Active
21. 2023-07-17
    price
22. 2023-07-17
    status Active
23. 2023-07-15
    historical Active Under Contract
24. 2023-06-27
    price
25. 2023-06-03
    status Active
26. 2023-05-19
    historical Active Under Contract
27. 2023-04-20
    price
28. 2023-04-12
    listed Active
29. 2015-12-29
    soldstatus Sold
30. 2015-11-23
    status Pending - Taking Backups
31. 2015-11-23
    price $144,999
32. 2015-11-17
    listed $139,999 Active

ⓘ 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: $6,385 · $532/mo
• Projected year-2 tax: $6,385 · $532/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 · 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: $23,539
• − Mortgage interest: −$13,164
• − Property taxes: −$6,385
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − HOA: −$276
• − Depreciation: −$6,836
• Taxable loss: −$8,063
• Est. tax savings @ 24.0%: +$1,935
• After-tax cash flow: $-2,093/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

+67.9% since first listed

18 events — show timeline

• 2026-04-10 Listed $235,000 Unlock MLS
• 2026-02-26 Relisted — Unlock MLS
• 2026-02-26 Price Changed — Unlock MLS
• 2026-02-19 Contingent — Unlock MLS
• 2025-12-15 Listed — Unlock MLS
• 2023-10-26 Listed — Unlock MLS
• 2023-07-17 Price Changed — Unlock MLS
• 2023-07-17 Relisted — Unlock MLS
• 2023-07-15 Contingent — Unlock MLS
• 2023-06-27 Price Changed — Unlock MLS
• 2023-06-03 Relisted — Unlock MLS
• 2023-05-19 Contingent — Unlock MLS
• 2023-04-20 Price Changed — Unlock MLS
• 2023-04-12 Listed — Unlock MLS
• 2015-12-29 Sold (MLS) — Unlock MLS
• 2015-11-23 Price Changed $144,999 Unlock MLS
• 2015-11-23 Pending — Unlock MLS
• 2015-11-17 Listed $139,999 Unlock MLS

Property tax history

+8.4%/yr

Latest (2025): $6,385 · -6.3% YoY. Source: county tax records.