120 Quail Convey Dr · Jarrell, TX 76537

$319,990

4 bd · 2.0 ba · 1,989 sqft · Other · 47 Days on market

Built 2026 6,590 sqft lot $161/sqft · 15% below area Est $377k · 15% under $8/mo HOA ↓ 9% 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 +14.3/15.0
• Cash flow +10.8/30.0
• Livability +3.6/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.1/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Designed for modern living with a graceful layout and smart flexibility, the Kimbell is a single-story home that lives large. The open kitchen, casual dining area, and great room come together in a wide, welcoming space that encourages connection - perfect for entertaining friends, sharing everyday meals, or simply relaxing at home. From the heart of the home, views extend to the covered patio, inviting outdoor living into your daily routine. The owner's suite is a true sanctuary, offering a serene retreat tucked away at the rear of the home. A spacious bath and generous walk-in closet complete the suite, with choices to personalize the space even further for added luxury. Three secondary bedrooms offer space for family or guests, while a fourth bedroom near the front of the home provides added privacy - ideal for multigenerational households or overnight visitors. At the entry, a dedicated flex room can be personalized as a quiet study or creative workspace. You can even opt for a fifth bedroom with a third full bath for added flexibility - perfect for growing families or changing needs. With thoughtful storage, smart options, and plenty of room to grow, the Kimbell adapts beautifully to every stage of life. Its single-story ease, combined with elegant flow and practical functionality, make it a home that feels as good as it looks - a place where comfort meets possibility

Key facts

• Spa-like bath
• Covered patio
• Large walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• COVERED PATIO
• SECLUDED OWNERS SUITE
• LARGE WALK-IN CLOSET
• SPA-LIKE BATH
• PRIVATE FOURTH BEDROOM

Property features AI

Finance

• HOA & community: Part of Hunters Glen HOA; Annual HOA fee of $100; HOA covers common area maintenance; Community amenities include dog park, playground, sport courts, and trails/paths

Exterior

• Parking: Attached garage with 2 garage spaces; Garage door opener; Paved parking; Total parking for 4 vehicles; 2 covered parking spaces
• Utilities: Electricity connected; Public water; Public sewer; Cable available; Phone available
• Home design: Single-story home; New construction; Faces west
• Construction: Masonry construction; Composition shingle roof; Built by Brightland Homes; Slab foundation; New construction
• Exterior features: Covered patio; Patio; Back yard; Front yard; In-ground sprinklers; See remarks for additional exterior details

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Kitchen island
• Bedrooms: 4 main-level bedrooms
• Bathrooms: 2 full bathrooms; Double vanity
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Kitchen island; Main level primary bedroom; No interior steps; Pantry; Walk-in closet(s); See remarks for window details
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $320k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (30.3% below list).
• Recommended offer: $223k (30.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.7% in Jarrell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#313 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F.
• Jarrell ISD (rural): math 19% / reading 28% proficiency, ranked #713 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jarrell El (math 19% / reading 27%, grade F, #3,277 of 4,322 statewide, top 77%, 785 students, 62% FRL); Jarrell Middle (math 21% / reading 29%, grade F, #1,258 of 1,662 statewide, top 77%, 741 students, 64% FRL); Jarrell H S (math 22% / reading 37%, grade F, #1,112 of 1,632 statewide, top 70%, 868 students, 58% FRL).
• Market conditions: Rents soft (-1.7%/yr); 773 active listings in the ZIP; 8 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; 7,543 units permitted in Williamson County in 2024 (1,425 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Williamson County population projected at +69% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $223,032 (30.3% 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 47 days. Have you received any prior offers? Is the seller open to a 30% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.70% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 12.0

CMA / ARV

• ARV (median comp): $377,137
• List price: $319,990
• Delta: -15.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.24×
• Total profit: $-68,012
• Equity at exit: $47,712

10-year hold

• IRR: -25.2%
• Equity multiple: -0.09×
• Total profit: $-97,294
• Equity at exit: $27,667

Cash invested: $89,597 (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 76537

• Home prices YoY: -14.4%
• Rents YoY: -1.7%
• Active inventory: 773
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,230 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$91 /mo · $1,095/yr
• Insurance: −$133
• HOA: −$8
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-149

Break-even live

Break-even rent $2,419

Max offer price $293,717

Occupancy floor —

Sensitivity live

Price	-10% $32	-5% $-58	+0% $-149	+5% $-239	+10% $-330
Rent	-10% $-325	-5% $-237	+0% $-149	+5% $-61	+10% $27
Rate	-1.0pp $12	-0.5pp $-67	base $-149	+0.5pp $-232	+1.0pp $-316

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: $79,998
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 Desert Hare Dr Jarrell, TX	3.0	2.5	1413	$1,940	$1.37	18d	1	0.61mi
212 Marty Allen Loop Jarrell, TX	3.0	2.0	1400	$1,750	$1.25	14d	1	0.64mi
309 Marty Allen Loop Jarrell, TX	3.0	2.5	1286	$1,545	$1.20	14d	1	0.68mi
101 W Luna Blue Ln Jarrell, TX	2.0–4.0	2.0–3.0	1906	$3,710	$1.95	0d	1	0.69mi
344 Marty Allen Loop Jarrell, TX	3.0	2.0	1360	$1,595	$1.17	14d	1	0.73mi
604 Marty Allen Loop Jarrell, TX	3.0	2.0	1300	$1,575	$1.21	14d	1	0.79mi
704 Commander Abbott Dr Jarrell, TX	4.0	2.5	1625	$1,550	$0.95	45d	1	0.79mi
451 Marty Allen Loop Jarrell, TX	3.0	2.0	1300	$1,750	$1.35	14d	1	0.82mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 17 events

1. 2026-06-21
   days on market $319,990 Active 47 DOM
2. 2026-06-18
   days on market $319,990 Active 44 DOM
3. 2026-06-17
   pricedays on market $319,990 Active 43 DOM

   Show marketing remark (1395 chars)

   Designed for modern living with a graceful layout and smart flexibility, the Kimbell is a single-story home that lives large. The open kitchen, casual dining area, and great room come together in a wide, welcoming space that encourages connection - perfect for entertaining friends, sharing everyday meals, or simply relaxing at home. From the heart of the home, views extend to the covered patio, inviting outdoor living into your daily routine. The owner's suite is a true sanctuary, offering a serene retreat tucked away at the rear of the home. A spacious bath and generous walk-in closet complete the suite, with choices to personalize the space even further for added luxury. Three secondary bedrooms offer space for family or guests, while a fourth bedroom near the front of the home provides added privacy - ideal for multigenerational households or overnight visitors. At the entry, a dedicated flex room can be personalized as a quiet study or creative workspace. You can even opt for a fifth bedroom with a third full bath for added flexibility - perfect for growing families or changing needs. With thoughtful storage, smart options, and plenty of room to grow, the Kimbell adapts beautifully to every stage of life. Its single-story ease, combined with elegant flow and practical functionality, make it a home that feels as good as it looks - a place where comfort meets possibility

4. 2026-06-16
   days on market $324,990 Active 42 DOM
5. 2026-06-15
   days on market $324,990 Active 41 DOM
6. 2026-06-13
   days on market $324,990 Active 39 DOM
7. 2026-06-09
   days on market $324,990 Active 35 DOM
8. 2026-06-08
   days on market $324,990 Active 34 DOM
9. 2026-06-07
   days on market $324,990 Active 33 DOM
10. 2026-06-04
    days on market $324,990 Active 30 DOM
11. 2026-06-03
    days on market $324,990 Active 29 DOM
12. 2026-06-02
    days on market $324,990 Active 28 DOM
13. 2026-06-01
    days on market $324,990 Active 27 DOM
14. 2026-05-31
    days on market $324,990 Active 26 DOM
15. 2026-05-05
    listed $334,990 Active 842-char remark
16. 2026-04-23
    price $334,990 1395-char remark

    Show marketing remark (1395 chars)

    Designed for modern living with a graceful layout and smart flexibility, the Kimbell is a single-story home that lives large. The open kitchen, casual dining area, and great room come together in a wide, welcoming space that encourages connection - perfect for entertaining friends, sharing everyday meals, or simply relaxing at home. From the heart of the home, views extend to the covered patio, inviting outdoor living into your daily routine. The owner's suite is a true sanctuary, offering a serene retreat tucked away at the rear of the home. A spacious bath and generous walk-in closet complete the suite, with choices to personalize the space even further for added luxury. Three secondary bedrooms offer space for family or guests, while a fourth bedroom near the front of the home provides added privacy - ideal for multigenerational households or overnight visitors. At the entry, a dedicated flex room can be personalized as a quiet study or creative workspace. You can even opt for a fifth bedroom with a third full bath for added flexibility - perfect for growing families or changing needs. With thoughtful storage, smart options, and plenty of room to grow, the Kimbell adapts beautifully to every stage of life. Its single-story ease, combined with elegant flow and practical functionality, make it a home that feels as good as it looks - a place where comfort meets possibility

17. 2026-04-03
    listed $349,990 Active 1395-char remark

    Show marketing remark (1395 chars)

    Designed for modern living with a graceful layout and smart flexibility, the Kimbell is a single-story home that lives large. The open kitchen, casual dining area, and great room come together in a wide, welcoming space that encourages connection - perfect for entertaining friends, sharing everyday meals, or simply relaxing at home. From the heart of the home, views extend to the covered patio, inviting outdoor living into your daily routine. The owner's suite is a true sanctuary, offering a serene retreat tucked away at the rear of the home. A spacious bath and generous walk-in closet complete the suite, with choices to personalize the space even further for added luxury. Three secondary bedrooms offer space for family or guests, while a fourth bedroom near the front of the home provides added privacy - ideal for multigenerational households or overnight visitors. At the entry, a dedicated flex room can be personalized as a quiet study or creative workspace. You can even opt for a fifth bedroom with a third full bath for added flexibility - perfect for growing families or changing needs. With thoughtful storage, smart options, and plenty of room to grow, the Kimbell adapts beautifully to every stage of life. Its single-story ease, combined with elegant flow and practical functionality, make it a home that feels as good as it looks - a place where comfort meets possibility

ⓘ 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: $1,095 · $91/mo
• Projected year-2 tax: $5,856 · $488/mo
• Expected delta: +$4,760/yr (+$397/mo · 434.6%)

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

Taxation est. · year 1

• Rental income: $26,764
• − Mortgage interest: −$17,924
• − Property taxes: −$1,095
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − HOA: −$96
• − Depreciation: −$9,309
• Taxable loss: −$7,543
• Est. tax savings @ 24.0%: +$1,810
• After-tax cash flow: $26/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: Jarrell ISD
• NCES district ID: 4824600
• Math proficiency: 19% ▼ -18.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $57,132
• Composite: 21.47/100
• National rank: #8335
• State rank: #713 of 826 in TX

Livability — Jarrell

• Score: 71/100
• State rank: #313
• US rank: #7020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Williamson County · 680,029 people
• City population: 16,272
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 16,272
• Household income: $98,199
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 225.0

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 699,027 people
• By 2030: 795,537 · +13.8%
• By 2040: 990,683 · +41.7%
• By 2050: 1,184,292 · +69.4%
• By 2075: 1,623,825 · +132.3%
• By 2100: 1,924,153 · +175.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 48% Hispanic / Latino 36% Two or more races 14% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 30% Puerto Rican 5%
• Common ancestry: Romanian 3% Italian 2% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 69% English-only · Spanish 26% Chinese 2% French/Haitian/Cajun 1%

Political lean MEDSL · Williamson

• 2024 margin: Toss-up / Even · D 48.0% · R 50.4% · Other 1.6%
• 2008→2024 swing: +10.6pp toward D · 2008: -13.0pp · 2024: -2.5pp
• All cycles: 2024: R+2.5 2020: D+1.4 2016: R+9.9 2012: R+21.5 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.03%
• Current HPI: 184.8935
• Rent YoY: ▼ -1.73%
• 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

-8.6% since first listed

9 events — show timeline

• 2026-06-17 Price Changed $319,990 Zillow
• 2026-06-16 Price Changed $319,990 Unlock MLS
• 2026-05-28 Price Changed $324,990 Zillow
• 2026-05-27 Price Changed $324,990 Unlock MLS
• 2026-05-21 Price Changed $329,990 Zillow
• 2026-05-20 Price Changed $329,990 Unlock MLS
• 2026-05-05 Listed $334,990 Unlock MLS
• 2026-04-23 Price Changed $334,990 Zillow
• 2026-04-03 Listed $349,990 Zillow

Property tax history

+9.9%/yr

Latest (2026): $1,095 · +20.0% YoY. Source: county tax records.