Daylily Plan · Taylor, TX 76574

$262,990

3 bd · 2.0 ba · 1,508 sqft · MultiFamily · 67 Days on market

Good condition Garage $60/mo HOA · 3% of rent

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +2.6/10.0
• Rent growth +2.6/5.0
• Schools +2.0/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

The Daylily floorplan offers a thoughtfully designed and stylish layout that blends comfort with everyday functionality. An open kitchen, casual dining area, and spacious great room create a bright central living space that's perfect for gathering or relaxing at home. Just off the main living area, a covered patio provides a great spot to enjoy the outdoors or unwind after a long day. The private primary suite is tucked toward the back of the home and features a well-appointed bath and walk-in closet, while two additional bedrooms offer flexible space for guests, kids, hobbies, or a home office.

Key facts

• Well-appointed bath
• Spacious great room
• Casual dining area

Tags

• OPEN KITCHEN
• CASUAL DINING AREA
• SPACIOUS GREAT ROOM
• COVERED PATIO
• PRIVATE PRIMARY SUITE
• WELL-APPOINTED BATH

🏗️ New construction. The $262,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $272,111.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $263k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-306 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (21.3% below list).
• Recommended offer: $207k (21.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#312 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Taylor ISD (town): math 20% / reading 27% proficiency, ranked #726 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Naomi Pasemann El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 649 students, 68% FRL); Taylor Middle (math 16% / reading 25%, grade F, #1,407 of 1,662 statewide, top 86%, 651 students, 69% FRL); Taylor H S (math 17% / reading 27%, grade F, #1,366 of 1,632 statewide, top 84%, 907 students, 61% FRL).
• Market conditions: Rents flat; 403 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 60d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 7,543 units permitted in Williamson County in 2024 (1,425 in 5+ unit buildings).
• This rent runs 32% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 67 days — a 6% lower offer ($247k) is reasonable based on typical stale-listing flexibility.

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 $206,907 (21.3% 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 67 days. Have you received any prior offers? Is the seller open to a 21% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.76% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.82%
• DSCR: 0.79
• GRM: 11.0

CMA / ARV

• ARV (median comp): $272,111
• List price: $262,990
• Delta: -4.45%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Backwood Pass	0.22mi	3/2.0	1,532 (+2%)	2mo	$263,900	$172	85
103 Cherry Blossom Ln	0.20mi	3/2.0	1,482 (-2%)	4mo	$284,000	$192	84
106 Wesley Miller Ln	0.17mi	3/2.5	1,670 (+11%)	2mo	$336,400	$201	71
516 Wedemeyer St	0.34mi	3/2.0	1,662 (+10%)	1mo	$315,615	$190	66
700 West Wesley Miller Ln	0.48mi	3/2.0	1,662 (+10%)	1mo	$309,690	$186	60
600 Mcfadin Way	0.50mi	3/2.0	1,382 (-8%)	5mo	$253,678	$184	58
214 Nathaniel Dr	0.65mi	3/2.0	1,605 (+6%)	3mo	$269,000	$168	56
1120 W 3rd St	1.42mi	3/2.0	1,614 (+7%)	1mo	$415,000	$257	52
125 Beth Ann Loop	0.48mi	3/2.0	1,746 (+16%)	0mo	$285,000	$163	52
2701 Windy Ridge Rd	1.13mi	3/2.0	1,365 (-10%)	0mo	$538,200	$394	49
152 Beth Ann Loop	0.55mi	3/2.0	1,725 (+14%)	2mo	$323,000	$187	48
2601 Windy Ridge Rd	1.06mi	3/2.0	1,754 (+16%)	2mo	$450,000	$257	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -27.5%
• Equity multiple: 0.10×
• Total profit: $-68,727
• Equity at exit: $40,573

10-year hold

• IRR: -38.9%
• Equity multiple: -0.38×
• Total profit: $-104,992
• Equity at exit: $23,527

Cash invested: $76,191 (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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $264,240 ($174/sqft)
• Median days on market: 50 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +3.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76574

• Home prices YoY: -32.3%
• Rents YoY: 0.4%
• Active inventory: 403
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,069 high
• Mortgage (P&I): −$1,427
• Tax est. 1.5%: −$340 /mo · $4,082/yr
• Insurance: −$113
• HOA: −$60
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-306

Break-even live

Break-even rent $2,456

Max offer price $227,842

Occupancy floor —

Sensitivity live

Price	-10% $-118	-5% $-212	+0% $-306	+5% $-400	+10% $-494
Rent	-10% $-469	-5% $-388	+0% $-306	+5% $-224	+10% $-142
Rate	-1.0pp $-169	-0.5pp $-237	base $-306	+0.5pp $-376	+1.0pp $-448

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: $68,028
• Closing costs: $8,163
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Gatehouse Way Taylor, TX	3.0–4.0	2.5	1669	$2,007	$1.20	9d	33	0.07mi
207 Cherry Blossom Ln Taylor, TX	4.0	2.5	2154	$2,050	$0.95	17d	1	0.12mi
302 Elm Branch Trl Taylor, TX	3.0	2.0	1482	$1,900	$1.28	9d	1	0.15mi
101 Backwood Pass Taylor, TX	3.0	2.0	1532	$1,750	$1.14	67d	1	0.18mi
300 Pebble Stream Pass Taylor, TX	4.0	2.5	2154	$2,295	$1.07	67d	1	0.21mi
101 Elm Branch Trl Taylor, TX	3.0	2.5	2117	$2,350	$1.11	9d	1	0.23mi
113 Kyra Ln Taylor, TX	4.0	2.0	1725	$2,199	$1.27	35d	1	0.29mi
124 Rother Pl Taylor, TX	3.0	2.0	1662	$2,000	$1.20	61d	1	0.32mi
616 Wesley Miller Ln Taylor, TX	4.0	3.0	1912	$2,195	$1.15	69d	1	0.37mi
504 McFadin Way Taylor, TX	3.0	3.0	—	$2,100	—	11d	1	0.43mi
124 Mullen Way Taylor, TX	4.0	3.0	2226	$2,200	$0.99	42d	1	0.44mi
520 McFadin Way Taylor, TX	3.0	2.5	2046	$2,200	$1.08	59d	1	0.45mi
136 Mullen Way Taylor, TX	3.0	2.5	1842	$1,989	$1.08	13d	1	0.46mi
140 Mullen Way Taylor, TX	4.0	3.0	2226	$2,300	$1.03	73d	1	0.46mi
152 Mullen Way Taylor, TX	3.0	2.5	1842	$2,250	$1.22	93d	1	0.48mi
190 Beth Ann Loop Taylor, TX	3.0	2.0	1508	$1,895	$1.26	59d	1	0.49mi
209 Reagor Dr Taylor, TX	3.0	2.0	2121	$2,100	$0.99	9d	1	0.52mi
221 Wilson Springs Ln Taylor, TX	3.0	2.0	1542	$1,995	$1.29	15d	1	0.56mi
208 Wedemeyer St Taylor, TX	3.0	2.0	1402	$1,650	$1.18	73d	1	0.57mi
106 Reagor Dr Taylor, TX	3.0	2.0	2131	$2,150	$1.01	93d	1	0.58mi
117 Nathaniel Dr Taylor, TX	4.0	2.0	1568	$1,975	$1.26	93d	1	0.60mi
117 Nathaniel Dr Taylor, TX	4.0	2.0	1568	$1,900	$1.21	69d	1	0.60mi
2002 W 2nd St Unit 600 Taylor, TX	2.0	1.0	720	$1,100	$1.53	42d	1	1.26mi
2002 W 2nd St Unit 802 Taylor, TX	2.0	1.0	720	$1,100	$1.53	93d	1	1.27mi
230 Debus Dr Taylor, TX	2.0	2.0	882	$1,350	$1.53	57d	1	1.31mi
230 Debus Dr Unit 100B Taylor, TX	3.0	2.0	1008	$1,523	$1.51	21d	1	1.32mi
214 Lizzie St Unit B Taylor, TX	3.0	2.5	1662	$1,750	$1.05	21d	1	1.34mi
350 Debus Dr Unit 204A Taylor, TX	2.0	2.0	952	$1,575	$1.65	71d	1	1.38mi
350 Debus Dr Unit 121A Taylor, TX	3.0	2.0	1008	$1,795	$1.78	93d	1	1.38mi
350 Debus Dr Unit 117A Taylor, TX	2.0	1.0	1008	$1,450	$1.44	18d	1	1.39mi
404 Sloan St Unit 1492690P Taylor, TX	2.0	2.0	—	$3,789	—	64d	1	1.43mi
511 Sloan St Taylor, TX	3.0	2.0	1636	$1,950	$1.19	13d	1	1.48mi
1117 W 4th St Taylor, TX	3.0	2.0	1334	$1,400	$1.05	67d	1	1.49mi

Property features AI

Finance

• Other: List price $262,990Listing status: Active
• HOA & community: Monthly association fee of $60

Exterior

• Parking: 1 covered garage space (1 total parking space)
• Home design: Plan: DaylilyNew construction plan
• Exterior features: Located at 200 Streamwood Trl, Taylor TX 76574

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area of approximately 1,508

Listing history 50 events

1. 2026-08-08
   days on market $262,990 Active 67 DOM
2. 2026-08-06
   days on market $262,990 Active 65 DOM
3. 2026-08-05
   days on market $262,990 Active 64 DOM
4. 2026-08-04
   days on market $262,990 Active 63 DOM
5. 2026-08-03
   days on market $262,990 Active 62 DOM
6. 2026-07-31
   days on market $262,990 Active 59 DOM
7. 2026-07-30
   days on market $262,990 Active 57 DOM
8. 2026-07-28
   days on market $262,990 Active 56 DOM
9. 2026-07-26
   days on market $262,990 Active 54 DOM
10. 2026-07-24
    days on market $262,990 Active 52 DOM
11. 2026-07-23
    days on market $262,990 Active 51 DOM
12. 2026-07-22
    days on market $262,990 Active 50 DOM
13. 2026-07-21
    days on market $262,990 Active 49 DOM
14. 2026-07-20
    days on market $262,990 Active 48 DOM
15. 2026-07-18
    days on market $262,990 Active 46 DOM
16. 2026-07-18
    days on market $262,990 Active 45 DOM
17. 2026-07-16
    days on market $262,990 Active 44 DOM
18. 2026-07-15
    days on market $262,990 Active 43 DOM
19. 2026-07-14
    days on market $262,990 Active 42 DOM
20. 2026-07-13
    days on market $262,990 Active 41 DOM
21. 2026-07-13
    days on market $262,990 Active 40 DOM
22. 2026-07-12
    days on market $262,990 Active 39 DOM
23. 2026-07-10
    days on market $262,990 Active 38 DOM
24. 2026-07-09
    days on market $262,990 Active 37 DOM
25. 2026-07-07
    days on market $262,990 Active 35 DOM
26. 2026-07-06
    days on market $262,990 Active 34 DOM
27. 2026-07-05
    days on market $262,990 Active 33 DOM
28. 2026-07-03
    days on market $262,990 Active 31 DOM
29. 2026-07-02
    days on market $262,990 Active 30 DOM
30. 2026-07-01
    days on market $262,990 Active 29 DOM
31. 2026-06-30
    days on market $262,990 Active 28 DOM
32. 2026-06-29
    days on market $262,990 Active 27 DOM
33. 2026-06-28
    days on market $262,990 Active 26 DOM
34. 2026-06-27
    days on market $262,990 Active 25 DOM
35. 2026-06-26
    days on market $262,990 Active 24 DOM
36. 2026-06-24
    days on market $262,990 Active 22 DOM
37. 2026-06-22
    days on market $262,990 Active 20 DOM
38. 2026-06-21
    days on market $262,990 Active 19 DOM
39. 2026-06-18
    days on market $262,990 Active 16 DOM
40. 2026-06-17
    days on market $262,990 Active 15 DOM
41. 2026-06-16
    days on market $262,990 Active 14 DOM
42. 2026-06-15
    days on market $262,990 Active 13 DOM
43. 2026-06-13
    days on market $262,990 Active 11 DOM
44. 2026-06-09
    days on market $262,990 Active 7 DOM
45. 2026-06-08
    days on market $262,990 Active 6 DOM
46. 2026-06-07
    days on market $262,990 Active 5 DOM
47. 2026-06-05
    pricedays on market $262,990 Active 2 DOM
48. 2026-06-03
    days on marketlisting id $259,990 Active 1 DOM
49. 2026-06-01
    days on market $259,990 Active 81 DOM
50. 2026-05-31
    days on market $259,990 Active 80 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,829
• − Mortgage interest: −$15,242
• − Property taxes: −$4,082
• − Insurance: −$1,361
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − HOA: −$720
• − Depreciation: −$7,916
• Taxable loss: −$8,464
• Est. tax savings @ 24.0%: +$2,031
• After-tax cash flow: $-1,640/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 None rehab

The Daylily Plan is a well-maintained multi-family home with good condition and minimal repairs needed. It offers a good return on investment with updates that can significantly increase 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 window treatments — Enhances curb appeal and interior aesthetics ↑
• Both New lighting fixtures — Improves interior aesthetics and adds value ↑

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Naomi Pasemann El F TX #3,836/4,322 Nat'l #35,191/41,679 Middle Taylor Middle F TX #1,407/1,662 Nat'l #11,564/14,009 High Taylor H S F TX #1,366/1,632 Nat'l #13,673/17,239

Schools (NCES district)

• District: Taylor ISD
• NCES district ID: 4842280
• Math proficiency: 20% ▼ -15.00%
• Reading proficiency: 27% ▼ -11.00%
• Median HH income: $45,330
• Composite: 20.35/100
• National rank: #8606
• State rank: #726 of 826 in TX

B Composite livability gradescore 71/100

Livability — Taylor

• Score: 71/100
• State rank: #312
• US rank: #7013

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylor, TX
• County: Williamson County · 699,027 people
• City population: 20,242
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 20,242
• Household income: $78,568
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 7% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 50% Hispanic / Latino 42% Two or more races 22% Black 5%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Romanian 2% Italian 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 74% English-only · Spanish 23% Russian/Polish/Slavic 1%

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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: ▼ -108.71%
• Current HPI: 227.58
• Rent YoY: ▲ 0.43%
• 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

Property features AI

Finance

• Other: List price $262,990Listing status: Active
• HOA & community: Monthly association fee of $60

Exterior

• Parking: 1 covered garage space (1 total parking space)
• Home design: Plan: DaylilyNew construction plan
• Exterior features: Located at 200 Streamwood Trl, Taylor TX 76574

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area of approximately 1,508