144 Los Arcos Rd · McDade, TX 78621

$270,000

3 bd · 2.0 ba · 1,508 sqft · Manufactured public records · 253 Days on market

Built 2022 0.50 ac lot $179/sqft · 16% below area Est $320k · 16% under

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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 +14.6/15.0
• Appreciation +10.0/10.0
• Cash flow +7.2/30.0
• Rent growth +3.3/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +2.0/10.0
• DSCR +1.4/10.0

Listing remarks MLS

Discover the perfect blend of space, comfort, and country charm in this beautiful Elgin property. Set on a spacious lot just outside of Austin, this home offers the best of both worlds—peaceful country living with quick access to city conveniences. Step inside to find an inviting open-concept layout filled with natural light, ideal for both everyday living and entertaining. The kitchen features modern cabinetry, ample counter space, and a seamless flow into the dining and living areas. Generously sized bedrooms provide plenty of room for rest and relaxation, while the primary suite includes a private bath for added comfort. Outdoors, enjoy wide-open Texas skies from your backyard—perfect for family gatherings, gardening, or simply unwinding after a long day. With plenty of room to spread out, this property offers flexibility whether you’re looking for space to expand, start a small homestead, or just enjoy the quiet. Located minutes from Elgin’s local shops, dining, and schools, and only a short drive to Bastrop, Manor, and Austin, you’ll love the convenience without sacrificing privacy.

Key facts

• Modern cabinetry
• Private bath
• Close to local shops

Tags

• OPEN CONCEPT LAYOUT
• MODERN CABINETRY
• PRIVATE BATH
• CLOSE TO LOCAL SHOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $270k.

Deal economics

• At list price, monthly cash flow is $-371 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (24.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (25.7% below list).
• Recommended offer: $201k (25.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#1,301 in TX) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing B+; 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; 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 $29k of equity ($2k loan paydown + $27k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask is 26% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $200,646 (25.7% 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 253 days. Have you received any prior offers? Is the seller open to a 26% 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. 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: 0.74% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.90%
• DSCR: 0.74
• GRM: 11.2

CMA / ARV

• ARV (median comp): $320,332
• List price: $270,000
• Delta: -15.71%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Coyote Ln	0.48mi	3/2.0	1,512 (+0%)	1mo	$369,000	$244	76

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: 20.2%
• Equity multiple: 2.64×
• Total profit: $123,723
• Equity at exit: $243,237

10-year hold

• IRR: 18.4%
• Equity multiple: 6.07×
• Total profit: $383,610
• Equity at exit: $524,551

Cash invested: $75,600 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,006 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$428 /mo · $5,137/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-371

Break-even live

Break-even rent $2,477

Max offer price $204,389

Occupancy floor —

Sensitivity live

Price	-10% $-219	-5% $-295	+0% $-371	+5% $-448	+10% $-524
Rent	-10% $-530	-5% $-451	+0% $-371	+5% $-292	+10% $-213
Rate	-1.0pp $-235	-0.5pp $-303	base $-371	+0.5pp $-441	+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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-31
   days on market $270,000 Active 253 DOM
2. 2026-04-06
   status Active 1134-char remark

   Show marketing remark (1134 chars)

   Discover the perfect blend of space, comfort, and country charm in this beautiful Elgin property. Set on a spacious lot just outside of Austin, this home offers the best of both worlds—peaceful country living with quick access to city conveniences. Step inside to find an inviting open-concept layout filled with natural light, ideal for both everyday living and entertaining. The kitchen features modern cabinetry, ample counter space, and a seamless flow into the dining and living areas. Generously sized bedrooms provide plenty of room for rest and relaxation, while the primary suite includes a private bath for added comfort. Outdoors, enjoy wide-open Texas skies from your backyard—perfect for family gatherings, gardening, or simply unwinding after a long day. With plenty of room to spread out, this property offers flexibility whether you’re looking for space to expand, start a small homestead, or just enjoy the quiet. Located minutes from Elgin’s local shops, dining, and schools, and only a short drive to Bastrop, Manor, and Austin, you’ll love the convenience without sacrificing privacy.

3. 2026-03-08
   price $270,000 1134-char remark

   Show marketing remark (1134 chars)

   Discover the perfect blend of space, comfort, and country charm in this beautiful Elgin property. Set on a spacious lot just outside of Austin, this home offers the best of both worlds—peaceful country living with quick access to city conveniences. Step inside to find an inviting open-concept layout filled with natural light, ideal for both everyday living and entertaining. The kitchen features modern cabinetry, ample counter space, and a seamless flow into the dining and living areas. Generously sized bedrooms provide plenty of room for rest and relaxation, while the primary suite includes a private bath for added comfort. Outdoors, enjoy wide-open Texas skies from your backyard—perfect for family gatherings, gardening, or simply unwinding after a long day. With plenty of room to spread out, this property offers flexibility whether you’re looking for space to expand, start a small homestead, or just enjoy the quiet. Located minutes from Elgin’s local shops, dining, and schools, and only a short drive to Bastrop, Manor, and Austin, you’ll love the convenience without sacrificing privacy.

4. 2026-03-04
   status Active 1134-char remark

   Show marketing remark (1134 chars)

   Discover the perfect blend of space, comfort, and country charm in this beautiful Elgin property. Set on a spacious lot just outside of Austin, this home offers the best of both worlds—peaceful country living with quick access to city conveniences. Step inside to find an inviting open-concept layout filled with natural light, ideal for both everyday living and entertaining. The kitchen features modern cabinetry, ample counter space, and a seamless flow into the dining and living areas. Generously sized bedrooms provide plenty of room for rest and relaxation, while the primary suite includes a private bath for added comfort. Outdoors, enjoy wide-open Texas skies from your backyard—perfect for family gatherings, gardening, or simply unwinding after a long day. With plenty of room to spread out, this property offers flexibility whether you’re looking for space to expand, start a small homestead, or just enjoy the quiet. Located minutes from Elgin’s local shops, dining, and schools, and only a short drive to Bastrop, Manor, and Austin, you’ll love the convenience without sacrificing privacy.

5. 2026-01-18
   status Active 1134-char remark

   Show marketing remark (1134 chars)

   Discover the perfect blend of space, comfort, and country charm in this beautiful Elgin property. Set on a spacious lot just outside of Austin, this home offers the best of both worlds—peaceful country living with quick access to city conveniences. Step inside to find an inviting open-concept layout filled with natural light, ideal for both everyday living and entertaining. The kitchen features modern cabinetry, ample counter space, and a seamless flow into the dining and living areas. Generously sized bedrooms provide plenty of room for rest and relaxation, while the primary suite includes a private bath for added comfort. Outdoors, enjoy wide-open Texas skies from your backyard—perfect for family gatherings, gardening, or simply unwinding after a long day. With plenty of room to spread out, this property offers flexibility whether you’re looking for space to expand, start a small homestead, or just enjoy the quiet. Located minutes from Elgin’s local shops, dining, and schools, and only a short drive to Bastrop, Manor, and Austin, you’ll love the convenience without sacrificing privacy.

6. 2025-10-07
   historical Active Under Contract 1134-char remark

   Show marketing remark (1134 chars)

   Discover the perfect blend of space, comfort, and country charm in this beautiful Elgin property. Set on a spacious lot just outside of Austin, this home offers the best of both worlds—peaceful country living with quick access to city conveniences. Step inside to find an inviting open-concept layout filled with natural light, ideal for both everyday living and entertaining. The kitchen features modern cabinetry, ample counter space, and a seamless flow into the dining and living areas. Generously sized bedrooms provide plenty of room for rest and relaxation, while the primary suite includes a private bath for added comfort. Outdoors, enjoy wide-open Texas skies from your backyard—perfect for family gatherings, gardening, or simply unwinding after a long day. With plenty of room to spread out, this property offers flexibility whether you’re looking for space to expand, start a small homestead, or just enjoy the quiet. Located minutes from Elgin’s local shops, dining, and schools, and only a short drive to Bastrop, Manor, and Austin, you’ll love the convenience without sacrificing privacy.

7. 2025-09-10
   listed $215,000 Active 1134-char remark

   Show marketing remark (1134 chars)

   Discover the perfect blend of space, comfort, and country charm in this beautiful Elgin property. Set on a spacious lot just outside of Austin, this home offers the best of both worlds—peaceful country living with quick access to city conveniences. Step inside to find an inviting open-concept layout filled with natural light, ideal for both everyday living and entertaining. The kitchen features modern cabinetry, ample counter space, and a seamless flow into the dining and living areas. Generously sized bedrooms provide plenty of room for rest and relaxation, while the primary suite includes a private bath for added comfort. Outdoors, enjoy wide-open Texas skies from your backyard—perfect for family gatherings, gardening, or simply unwinding after a long day. With plenty of room to spread out, this property offers flexibility whether you’re looking for space to expand, start a small homestead, or just enjoy the quiet. Located minutes from Elgin’s local shops, dining, and schools, and only a short drive to Bastrop, Manor, and Austin, you’ll love the convenience without sacrificing privacy.

8. 2023-02-03
   soldstatus
9. 2022-06-28
   soldstatus Closed 173-char remark

   Show marketing remark (173 chars)

   BEAUTIFUL HALF ACRE LOT WITH ALL UTLITIES INSTALLED AND READY FOR YOUR DREAM HOME. SET ON THE BACK LOS SENDEROS SUBDIVISION. MOST OF THE TREES ARE CLEARED ON A GORGEOUS LOT.

10. 2022-06-28
    soldstatus

    Show marketing remark (173 chars)

    BEAUTIFUL HALF ACRE LOT WITH ALL UTLITIES INSTALLED AND READY FOR YOUR DREAM HOME. SET ON THE BACK LOS SENDEROS SUBDIVISION. MOST OF THE TREES ARE CLEARED ON A GORGEOUS LOT.

11. 2022-06-04
    historical Active Under Contract 173-char remark

    Show marketing remark (173 chars)

    BEAUTIFUL HALF ACRE LOT WITH ALL UTLITIES INSTALLED AND READY FOR YOUR DREAM HOME. SET ON THE BACK LOS SENDEROS SUBDIVISION. MOST OF THE TREES ARE CLEARED ON A GORGEOUS LOT.

12. 2022-05-06
    listed $159,000 Active 173-char remark

    Show marketing remark (173 chars)

    BEAUTIFUL HALF ACRE LOT WITH ALL UTLITIES INSTALLED AND READY FOR YOUR DREAM HOME. SET ON THE BACK LOS SENDEROS SUBDIVISION. MOST OF THE TREES ARE CLEARED ON A GORGEOUS LOT.

ⓘ 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: $5,137 · $428/mo
• Projected year-2 tax: $5,137 · $428/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $24,078
• − Mortgage interest: −$15,124
• − Property taxes: −$5,137
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − Depreciation: −$7,855
• Taxable loss: −$9,241
• Est. tax savings @ 24.0%: +$2,218
• After-tax cash flow: $-2,239/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 — McDade

• Score: 56/100
• State rank: #1301
• US rank: #22572

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+69.8% since first listed

11 events — show timeline

• 2026-04-06 Relisted — Unlock MLS
• 2026-03-08 Price Changed $270,000 Unlock MLS
• 2026-03-04 Relisted — Unlock MLS
• 2026-01-18 Relisted — Unlock MLS
• 2025-10-07 Contingent — Unlock MLS
• 2025-09-10 Listed $215,000 Unlock MLS
• 2023-02-03 Sold (Public Records) — Public Records
• 2022-06-28 Sold (Public Records) — Public Records
• 2022-06-28 Sold (MLS) — Unlock MLS
• 2022-06-04 Contingent — Unlock MLS
• 2022-05-06 Listed $159,000 Unlock MLS

Property tax history

+124.0%/yr

Latest (2025): $5,137 · +21.0% YoY. Source: county tax records.