200 Langston Dr · Maxwell, TX 78656

$234,990

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 197 Days on market

Built 2026 Good condition 4,791 sqft lot $184/sqft · 13% below area Est $270k · 13% under $77/mo HOA · 4% of rent ↓ 8% 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 +13.3/15.0
• Cash flow +9.9/30.0
• Appreciation +4.5/10.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• DSCR +2.8/10.0
• Livability +2.5/5.0
• Schools +2.4/10.0
• Rent growth +1.2/5.0

Listing remarks MLS

MOVE IN READY. Check out the Barton, one of our one-story floorplans available at Bollinger in Maxwell, Texas. This 3 bedroom, 2 bathroom home includes a 2-car garage all within 1,280 square feet of comfortable living space. Our homes in Bollinger feature our modern farmhouse exteriors. a As you enter the home from the front porch, you'll be in the foyer, which includes the utility room and hall closet. Moving further into the home, you'll find the kitchen, dining and family room. Built as an open concept living space, you're sure to make many memories here. The kitchen features an island with a stainless-steel sink, quartz countertops, 42" upper 'picture frame' cabinets, a pantry closet, and stainless-steel appliances. The secondary bedrooms and bathroom are located off the kitchen. The bedrooms include carpet and closets with wood shelving. The secondary bathroom has a shower/tub combination and a cultured marble vanity with trench sink. The primary bedroom is tucked away at the back of the home and includes an attached bathroom. Start your mornings off right in this private space, which includes a walk-in shower, cultured marble vanity with trench sink and a walk-in closet. This home features our America's Smart Home base package, which includes the Video Front Doorbell, Front Door Deadbolt Lock, Home Hub, Thermostat, and Smart Switches.

Key facts

• One story floorplans
• Quartz countertops
• Pantry closet

Tags

• ONE STORY FLOORPLANS
• MODERN FARMHOUSE EXTERIORS
• OPEN CONCEPT LIVING SPACE
• QUARTZ COUNTERTOPS
• PANTRY CLOSET
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (16.3% below list).
• Recommended offer: $197k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.6% in Maxwell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 3 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 529 units permitted in Caldwell County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $2k 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 197 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Recommended offer $196,759 (16.3% 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 197 days. Have you received any prior offers? Is the seller open to a 16% 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. 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. 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: 0.84% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.67%
• DSCR: 0.88
• GRM: 10.0

CMA / ARV

• ARV (median comp): $269,990
• List price: $234,990
• Delta: -12.96%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Langston Dr	0.05mi	3/2.0	1,434 (+12%)	0mo	$269,990	$188	77
219 Langston Dr	0.41mi	3/2.0	1,288 (+1%)	12mo	$289,990	$225	70
125 Kendall Ln	0.36mi	3/2.5	1,419 (+11%)	10mo	$239,990	$169	54
201 Varner Way	0.38mi	2/2.5 (-1)	1,130 (-12%)	6mo	$219,990	$195	51
200 Kendall Ln	0.52mi	3/2.5	1,419 (+11%)	6mo	$239,990	$169	50

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: -11.9%
• Equity multiple: 0.50×
• Total profit: $-32,980
• Equity at exit: $56,445

10-year hold

• IRR: -8.1%
• Equity multiple: 0.33×
• Total profit: $-43,839
• Equity at exit: $59,034

Cash invested: $65,797 (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: 21 active · 3 under contract
• Months of supply: 42.0 mo (2%/mo absorbed)
• Median asking: $264,000 ($195/sqft)
• Median days on market: 135 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +8.0% 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: 10.0×

Monthly cashflow live

• Estimated rent: $1,968 medium
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$77
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-147

Break-even live

Break-even rent $2,153

Max offer price $213,782

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-65	+0% $-147	+5% $-228	+10% $-309
Rent	-10% $-302	-5% $-224	+0% $-147	+5% $-69	+10% $9
Rate	-1.0pp $-28	-0.5pp $-87	base $-147	+0.5pp $-207	+1.0pp $-269

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: $58,748
• Closing costs: $7,050
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.25mi
131 Kendall Ln Kyle, TX	4.0	2.5	1543	$1,895	$1.23	69d	1	0.26mi
271 Cottonwood Trl Maxwell, TX	3.0	2.0	1568	$2,000	$1.28	93d	1	1.40mi

Listing history 50 events

1. 2026-08-08
   days on market $234,990 Active 197 DOM
2. 2026-08-06
   days on market $234,990 Active 195 DOM
3. 2026-08-05
   days on market $234,990 Active 194 DOM
4. 2026-08-04
   days on market $234,990 Active 193 DOM
5. 2026-08-03
   days on market $234,990 Active 192 DOM
6. 2026-07-31
   days on market $234,990 Active 189 DOM
7. 2026-07-30
   days on market $234,990 Active 187 DOM
8. 2026-07-28
   days on market $234,990 Active 186 DOM
9. 2026-07-26
   days on market $234,990 Active 184 DOM
10. 2026-07-24
    days on market $234,990 Active 182 DOM
11. 2026-07-23
    days on market $234,990 Active 181 DOM
12. 2026-07-22
    days on market $234,990 Active 180 DOM
13. 2026-07-21
    days on market $234,990 Active 179 DOM
14. 2026-07-20
    days on market $234,990 Active 178 DOM
15. 2026-07-18
    days on market $234,990 Active 176 DOM
16. 2026-07-18
    days on market $234,990 Active 175 DOM
17. 2026-07-16
    days on market $234,990 Active 174 DOM
18. 2026-07-15
    days on market $234,990 Active 173 DOM
19. 2026-07-14
    days on market $234,990 Active 172 DOM
20. 2026-07-13
    statusdays on market $234,990 Active 171 DOM
21. 2026-07-13
    days on market $234,990 Price Change 170 DOM
22. 2026-07-11
    days on market $234,990 Price Change 169 DOM
23. 2026-07-10
    days on market $234,990 Price Change 168 DOM
24. 2026-07-09
    days on market $234,990 Price Change 167 DOM
25. 2026-07-07
    days on market $234,990 Price Change 165 DOM
26. 2026-07-06
    days on market $234,990 Price Change 164 DOM
27. 2026-07-05
    days on market $234,990 Price Change 163 DOM
28. 2026-07-03
    days on market $234,990 Price Change 161 DOM
29. 2026-07-02
    pricestatus $234,990 Price Change 160 DOM
30. 2026-07-02
    days on market $229,990 Active 160 DOM
31. 2026-07-01
    days on market $229,990 Active 159 DOM
32. 2026-06-30
    days on market $229,990 Active 158 DOM
33. 2026-06-29
    days on market $229,990 Active 157 DOM
34. 2026-06-28
    days on market $229,990 Active 156 DOM
35. 2026-06-27
    days on market $229,990 Active 155 DOM
36. 2026-06-26
    days on market $229,990 Active 154 DOM
37. 2026-06-24
    days on market $229,990 Active 152 DOM
38. 2026-06-22
    statusdays on market $229,990 Active 150 DOM
39. 2026-06-21
    days on market $229,990 Price Change 149 DOM
40. 2026-06-18
    days on market $229,990 Price Change 146 DOM
41. 2026-06-17
    days on market $229,990 Price Change 145 DOM
42. 2026-06-16
    days on market $229,990 Price Change 144 DOM
43. 2026-06-15
    days on market $229,990 Price Change 143 DOM
44. 2026-06-13
    pricestatusdays on market $229,990 Price Change 141 DOM
45. 2026-06-09
    days on market $249,990 Active 137 DOM
46. 2026-06-08
    days on market $249,990 Active 136 DOM
47. 2026-06-07
    days on market $249,990 Active 135 DOM
48. 2026-06-05
    days on market $249,990 Active 132 DOM
49. 2026-06-03
    days on market $249,990 Active 131 DOM
50. 2026-06-02
    days on market $249,990 Active 130 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: $23,611
• − Mortgage interest: −$13,163
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − HOA: −$924
• − Depreciation: −$6,836
• Taxable loss: −$5,790
• Est. tax savings @ 24.0%: +$1,390
• After-tax cash flow: $-369/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 · 6 photos

Good 80/100 None rehab

This move-in ready home is in good condition with a modern design and well-maintained exterior. It offers a good starting point for potential buyers or renters, with minor updates that could further enhance its value.

Value-add opportunities

• Both Landscaping improvements — Enhanced curb appeal and increased property value. ↑
• Both Painting exterior and interior walls — Fresh paint can make the home look more inviting and increase its value. ↑
• Both Landscaping and curb appeal — A well-maintained yard and driveway can attract more potential buyers or renters. ↑
• Rental HVAC maintenance — A clean and efficient HVAC system is crucial for rental properties and can attract tenants. ↑
• Resale Kitchen and bathroom updates — Modernizing the kitchen and bathrooms can significantly increase the home's resale value. ↑
• Both Landscaping and curb appeal — A well-maintained yard and driveway can attract more potential buyers or renters. ↑

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

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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%

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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%

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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

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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

-7.7% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $249,990 LERA
• 2026-02-02 Price Changed $259,990 LERA
• 2026-01-23 Listed $270,990 LERA