The Benbrook Plan · Uhland, TX 78656

$269,990

4 bd · 2.0 ba · 1,359 sqft · SingleFamily · 39 Days on market

Good condition

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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).

• Cash flow +10.0/30.0
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Livability +2.7/5.0
• Rent growth +1.2/5.0

Listing remarks

The Benbrook is one of our one-story floorplans available at Bollinger in Maxwell, Texas. This 4-bedroom, 2-bathroom home features a 2-car garage all within 1,359 square feet of comfortable living space. Our homes in Bollinger feature our modern farmhouse exterior, and the Benbrook is available in 2 exterior options. When you step inside the home from the porch, you'll pass through a long hallway that leads to the secondary bedrooms, hall bathroom and utility room. All bedrooms have carpeting and closets with wood shelving. The secondary bathroom includes a shower/tub combination. Whether you use these rooms as an office, child's room or guest room, there is enough space for work, sleep and

Key facts

• One story floorplans
• Quartz countertops
• L shaped kitchen

Tags

• ONE STORY FLOORPLANS
• MODERN FARMHOUSE EXTERIOR
• OPEN CONCEPT LIVING SPACE
• L SHAPED KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Financial info: Listed price $269,990

Exterior

• Parking: 2 parking spaces; 2-car garage
• Home design: New construction plan; Entry address listed as The Benbrook Plan, Maxwell TX
• Exterior features: Living area approximately 1,359

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: Plan home (The Benbrook)

🏗️ New construction. The $269,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $284,487.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (15.8% below list).
• Recommended offer: $227k (15.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#1,385 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• 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); 325 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 34% 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 39 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.

Recommended offer $227,283 (15.8% 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 39 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.80% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.57%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $284,487
• List price: $269,990
• Delta: -5.10%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 Langston Dr	0.18mi	3/2.0 (-1)	1,288 (-5%)	11mo	$289,990	$225	69
200 Kendall Ln	0.34mi	3/2.5 (-1)	1,419 (+4%)	5mo	$239,990	$169	66
223 Langston Dr	0.32mi	3/2.0 (-1)	1,488 (+10%)	10mo	$289,490	$195	56
205 Varner Way	0.22mi	4/2.5	1,543 (+14%)	12mo	$263,615	$171	55

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: -11.7%
• Equity multiple: 0.51×
• Total profit: $-39,223
• Equity at exit: $68,334

10-year hold

• IRR: -7.7%
• Equity multiple: 0.36×
• Total profit: $-50,892
• Equity at exit: $71,469

Cash invested: $79,656 (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 78656

• Home prices YoY: -0.5%
• Rents YoY: -5.4%
• Active inventory: 325
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,273 medium
• Mortgage (P&I): −$1,492
• Tax est. 1.5%: −$356 /mo · $4,267/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-170

Break-even live

Break-even rent $2,489

Max offer price $259,817

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-72	+0% $-170	+5% $-269	+10% $-367
Rent	-10% $-350	-5% $-260	+0% $-170	+5% $-81	+10% $9
Rate	-1.0pp $-27	-0.5pp $-98	base $-170	+0.5pp $-244	+1.0pp $-319

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: $71,122
• Closing costs: $8,535
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Kendall Ln Kyle, TX	4.0	2.5	1543	$1,895	$1.23	22d	1	0.07mi
271 Cottonwood Trl Maxwell, TX	3.0	2.0	1568	$2,000	$1.28	45d	1	1.23mi

Listing history 15 events

1. 2026-06-21
   days on market $269,990 Active 39 DOM
2. 2026-06-18
   days on market $269,990 Active 36 DOM
3. 2026-06-17
   days on market $269,990 Active 35 DOM
4. 2026-06-16
   days on market $269,990 Active 34 DOM
5. 2026-06-15
   days on market $269,990 Active 33 DOM
6. 2026-06-13
   days on market $269,990 Active 31 DOM
7. 2026-06-09
   days on market $269,990 Active 27 DOM
8. 2026-06-08
   days on market $269,990 Active 26 DOM
9. 2026-06-07
   days on market $269,990 Active 25 DOM
10. 2026-06-05
    days on market $269,990 Active 22 DOM
11. 2026-06-03
    days on market $269,990 Active 21 DOM
12. 2026-06-02
    days on market $269,990 Active 20 DOM
13. 2026-06-01
    days on market $269,990 Active 19 DOM
14. 2026-05-31
    days on market $269,990 Active 18 DOM
15. 2026-05-13
    listed $269,990 Active 1493-char remark

ⓘ 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: $27,274
• − Mortgage interest: −$15,936
• − Property taxes: −$4,267
• − Insurance: −$1,422
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − Depreciation: −$8,276
• Taxable loss: −$6,991
• Est. tax savings @ 24.0%: +$1,678
• After-tax cash flow: $-368/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 · 1 photo

Good 80/100 Cosmetic rehab

The Benbrook Plan is a well-maintained single-family home with a good condition score. It is ready for minor cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Modern flooring improves aesthetics and adds value
• Both New lighting fixtures — Modern lighting enhances interior aesthetics and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Modern flooring improves aesthetics and adds value ↑
• Both New lighting fixtures — Modern lighting enhances interior aesthetics and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Uhland

• Score: 54/100
• State rank: #1385
• US rank: #23774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Caldwell County · 25,195 people
• 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: 89.0

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