105 West Point Way · Elgin, TX 78621

$299,999

3 bd · 2.0 ba · 1,853 sqft · SingleFamily public records · 58 Days on market

Built 2020 6,795 sqft lot $162/sqft · 11% below area Est $337k · 11% under $17/mo HOA · 1% of rent

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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 +12.5/15.0
• Appreciation +10.0/10.0
• Cash flow +4.4/30.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +1.8/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This beautiful single-story home, ideally situated on a corner lot, is perfect for entertaining. Featuring an open floor plan, the spacious kitchen boasts a large center island that’s ready for family gatherings and hosting guests. Tile flooring runs throughout the main living areas, and the kitchen overlooks a cozy living room complete with a charming wood-burning fireplace. Pride of ownership is evident throughout, with numerous upgrades that make this home truly stand out. The layout includes 3 bedrooms and 2 bathrooms, both featuring double vanities for added convenience. A true highlight of the home is the extra-large covered back patio—an amazing space to relax, entertain, and spend time with family and friends. Conveniently located near shopping, including Walmart, HEB, and the growing retail options in Elgin, this home also offers easy access to Highway 290 for a smooth commute to Austin.

Key facts

• Open floor plan
• Large center island
• Tile flooring

Tags

• CORNER LOT
• OPEN FLOOR PLAN
• LARGE CENTER ISLAND
• TILE FLOORING
• WOOD-BURNING FIREPLACE
• EXTRA-LARGE COVERED BACK PATIO

Property features AI

Finance

• HOA & community: Homeowners association (Saratoga); Quarterly HOA fee of $50; HOA covers grounds maintenance

Exterior

• Parking: 2-car garage; Driveway; 4 total parking spaces (2 covered)
• Security: Security system
• Utilities: Electricity connected; Public water; Public sewer
• Home design: Single-story home; Faces west; Resale property; Slab foundation
• Construction: Brick and stone construction; Composition roof; Built according to public records
• Exterior features: Private yard; Exterior steps; Rear covered porch; Rear patio; Wood fencing; Corner lot

Interior

• Kitchen: Breakfast area; Granite counters; Gourmet kitchen; Kitchen island with center sink; Kitchen/family room combo; Pantry; Free-standing electric range
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Fireplace(s) for heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Double vanity; Granite counters; High-speed internet; In-law floorplan; Open floorplan; Pantry; Walk-in closets; Blinds; Window screens
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-780 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (45.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (32.1% below list).
• Recommended offer: $162k (45.9% below list) — sets the bar for cash-flow.
• Cap rate 3.2% vs local median 4.4% in Elgin — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 74/100 on livability (#167 in TX, #4,404 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: 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.
• Zoned schools: Elgin El (math 8% / reading 17%, grade F, #4,180 of 4,322 statewide, top 97%, 847 students, 84% FRL); Elgin Middle (math 22% / reading 24%, grade F, #1,327 of 1,662 statewide, top 81%, 780 students, 82% FRL); Elgin H S (math 12% / reading 37%, grade F, #1,264 of 1,632 statewide, top 82%, 1,672 students, 74% FRL).
• Market conditions: Rents rising (+3.1%/yr); 814 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $32k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,160 (45.9% 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 58 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.68% ✗
• Cap rate: 3.17%
• Cash-on-cash: -11.15%
• DSCR: 0.50
• GRM: 12.3

CMA / ARV

• ARV (median comp): $337,449
• List price: $299,999
• Delta: -11.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Four Star Dr	0.29mi	3/2.5	1,584 (-14%)	6mo	$329,000	$208	55
113 Lake Placid Run	0.28mi	3/2.5	1,587 (-14%)	18mo	$275,000	$173	46

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: 16.5%
• Equity multiple: 2.36×
• Total profit: $114,162
• Equity at exit: $270,263

10-year hold

• IRR: 15.8%
• Equity multiple: 5.48×
• Total profit: $376,217
• Equity at exit: $582,832

Cash invested: $84,000 (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: 814
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,036 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$673 /mo · $8,082/yr
• Insurance: −$125
• HOA: −$17
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-780

Break-even live

Break-even rent $3,024

Max offer price $162,160

Occupancy floor —

Sensitivity live

Price	-10% $-610	-5% $-695	+0% $-780	+5% $-865	+10% $-950
Rent	-10% $-941	-5% $-861	+0% $-780	+5% $-700	+10% $-619
Rate	-1.0pp $-629	-0.5pp $-704	base $-780	+0.5pp $-858	+1.0pp $-937

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Lake Placid Run Elgin, TX	3.0	2.5	1681	$1,895	$1.13	0d	1	0.19mi
102 Schuylerville Dr Elgin, TX	3.0	2.0	1479	$1,800	$1.22	45d	1	0.28mi
120 Jim Dandy Dr Elgin, TX	4.0	2.0	1650	$1,923	$1.17	6d	1	0.63mi
813 Central Ave Elgin, TX	4.0	2.0	2025	$2,300	$1.14	6d	1	0.86mi
419 Gettysburg Loop Elgin, TX	3.0	2.0	1565	$1,850	$1.18	14d	1	0.94mi
722 Lavaca Loop Elgin, TX	4.0	2.5	2075	$1,895	$0.91	19d	1	1.02mi
401 Bandara Woods Blvd Elgin, TX	3.0	2.0	1665	$1,875	$1.13	45d	1	1.05mi
174 Gullivers Dr Elgin, TX	4.0	2.5	2304	$2,850	$1.24	45d	1	1.15mi
101 Bandara Woods Blvd Elgin, TX	3.0	2.0	1499	$1,769	$1.18	16d	1	1.22mi
102 Blanco Woods Blvd Elgin, TX	3.0	2.5	2450	$1,800	$0.73	45d	1	1.22mi
108 Bendecido Loop Elgin, TX	3.0	2.0	1300	$1,950	$1.50	19d	1	1.24mi
19405 Bear Grass Dr Elgin, TX	3.0	2.0	1495	$1,760	$1.18	45d	1	1.35mi
18436 Weatherby Ln Elgin, TX	4.0	2.5	2095	$2,000	$0.95	6d	1	1.39mi
19017 Romano Dr Elgin, TX	4.0	3.0	2473	$2,198	$0.89	6d	1	1.44mi
18408 Cloudmore Ln Elgin, TX	4.0	3.0	2420	$2,150	$0.89	0d	1	1.45mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 20 events

1. 2026-06-17
   status $299,999 Pending 58 DOM
2. 2026-06-17
   days on market $299,999 Active 58 DOM
3. 2026-06-16
   days on market $299,999 Active 57 DOM
4. 2026-06-15
   days on market $299,999 Active 56 DOM
5. 2026-06-13
   days on market $299,999 Active 54 DOM
6. 2026-06-09
   days on market $299,999 Active 50 DOM
7. 2026-06-08
   days on market $299,999 Active 49 DOM
8. 2026-06-07
   days on market $299,999 Active 48 DOM
9. 2026-06-04
   days on market $299,999 Active 45 DOM
10. 2026-06-03
    days on market $299,999 Active 44 DOM
11. 2026-06-02
    days on market $299,999 Active 43 DOM
12. 2026-06-01
    days on market $299,999 Active 42 DOM
13. 2026-05-31
    days on market $299,999 Active 41 DOM
14. 2026-04-22
    listed $299,999 Active 921-char remark

    Show marketing remark (921 chars)

    This beautiful single-story home, ideally situated on a corner lot, is perfect for entertaining. Featuring an open floor plan, the spacious kitchen boasts a large center island that’s ready for family gatherings and hosting guests. Tile flooring runs throughout the main living areas, and the kitchen overlooks a cozy living room complete with a charming wood-burning fireplace. Pride of ownership is evident throughout, with numerous upgrades that make this home truly stand out. The layout includes 3 bedrooms and 2 bathrooms, both featuring double vanities for added convenience. A true highlight of the home is the extra-large covered back patio—an amazing space to relax, entertain, and spend time with family and friends. Conveniently located near shopping, including Walmart, HEB, and the growing retail options in Elgin, this home also offers easy access to Highway 290 for a smooth commute to Austin.

15. 2024-08-29
    price
16. 2024-06-12
    price
17. 2024-06-10
    price
18. 2024-04-19
    listed Active
19. 2023-09-13
    price
20. 2023-07-05
    listed Active

ⓘ 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: $8,082 · $673/mo
• Projected year-2 tax: $8,082 · $673/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 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: $24,432
• − Mortgage interest: −$16,805
• − Property taxes: −$8,082
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − HOA: −$204
• − Depreciation: −$8,727
• Taxable loss: −$14,795
• Est. tax savings @ 24.0%: +$3,551
• After-tax cash flow: $-5,813/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 — Elgin

• Score: 74/100
• State rank: #167
• US rank: #4404

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elgin, TX
• 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

9 events — show timeline

• 2026-06-18 Pending — CTXMLS
• 2026-06-17 Pending — Unlock MLS
• 2026-04-22 Listed $299,999 CTXMLS
• 2024-08-29 Price Changed — Unlock MLS
• 2024-06-12 Price Changed — Unlock MLS
• 2024-06-10 Price Changed — Unlock MLS
• 2024-04-19 Listed — Unlock MLS
• 2023-09-13 Price Changed — Unlock MLS
• 2023-07-05 Listed — Unlock MLS

Property tax history

+57.0%/yr

Latest (2026): $8,082 · -3.7% YoY. Source: county tax records.