610 Lavaca Loop · Elgin, TX 78621

$273,000

4 bd · 2.0 ba · 1,882 sqft · SingleFamily public records · 5 Days on market

Built 2005 6,011 sqft lot Est $316k · 14% under $23/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 +13.6/15.0
• Appreciation +10.0/10.0
• Cash flow +6.4/30.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• DSCR +0.7/10.0

Listing remarks

Discover the perfect blend of comfort and convenience in this inviting single-story residence, nestled in a vibrant Elgin neighborhood. This home, boasting a classic brick and wood siding exterior with a welcoming covered entryway, offers 1882 square feet of thoughtfully designed living space on a generous 0.14-acre lot. Step inside to an open-concept layout featuring luxury vinyl flooring throughout, creating a warm and unified flow. The living area is illuminated by natural light and enhanced by recessed lighting and elegant chandeliers, providing an ideal setting for both relaxation and entertaining. The well-appointed kitchen is a chef's delight, equipped with a microwave, range hood, e

Key facts

• Covered entryway
• Natural light
• Open concept layout

Tags

• SINGLE STORY RESIDENCE
• BRICK AND WOOD SIDING EXTERIOR
• COVERED ENTRYWAY
• OPEN CONCEPT LAYOUT
• LUXURY VINYL FLOORING
• NATURAL LIGHT

Property features AI

Finance

• HOA & community: Homeowners association: County Line HOA; Annual HOA fee of $275 (covers common area maintenance); Community mailbox; Playground; Curbs

Exterior

• Parking: Attached garage with single door; Garage faces front; 2 covered garage spaces (2-car garage); Total of 4 parking spaces
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable available; High speed internet available
• Home design: Single-story home; Faces west; Resale property; Has a view; Slab foundation
• Construction: Built with brick and HardiPlank-type siding; Composition roof; Year built per public records
• Exterior features: Back yard; Backs to greenbelt/park; Moderate/medium trees; Exterior lighting; Privacy fencing

Interior

• Kitchen: Free-standing electric range; Self-cleaning oven; Range hood; Microwave; Dishwasher; Disposal; Plumbed for ice maker; Refrigerator; Laminate counters; Kitchen/family room combo; Breakfast area
• Bedrooms: 4 main-level bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; Garden/roman tub; Double vanity
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Open floorplan; Multiple dining areas; Separate/formal dining room; Breakfast bar; Pantry; Recessed lighting; High speed internet available; Blinds; Double pane vinyl windows; Ceiling fan(s); Double vanity; Walk-in closet(s); Main level primary
• Laundry & utility: Laundry room; Washer hookup; Electric dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $273k.

Deal economics

• At list price, monthly cash flow is $-468 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (30.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (22.5% below list).
• Recommended offer: $190k (30.3% below list) — sets the bar for cash-flow.

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: 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); 807 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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 2.5% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,299 (30.3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.78% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.35%
• DSCR: 0.67
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $316,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
618 Lavaca Loop	0.04mi	4/2.5	2,075 (+10%)	3mo	$289,900	$140	77
404 Sullivan Way	0.51mi	4/2.0	1,776 (-6%)	2mo	$298,748	$168	66
13709 Tucker Hedge Pass	0.57mi	4/2.0	1,974 (+5%)	3mo	$324,990	$165	63
13601 Hamilton Hart Dr	0.64mi	3/2.0 (-1)	1,840 (-2%)	1mo	$329,890	$179	61
333 Sullivan Way	0.47mi	4/3.0	2,029 (+8%)	3mo	$316,598	$156	58
400 Sullivan Way	0.50mi	4/3.0	2,070 (+10%)	3mo	$329,990	$159	54
13817 Tucker Hedge Pass	0.56mi	3/2.0 (-1)	1,732 (-8%)	3mo	$326,700	$189	53
13701 Scarlett Song Dr	0.63mi	3/2.0 (-1)	1,721 (-9%)	1mo	$299,999	$174	51
25632 Wheat Seed Ln	0.57mi	3/2.0 (-1)	1,680 (-11%)	0mo	$299,999	$179	50
325 Sullivan Way	0.55mi	3/2.0 (-1)	1,682 (-11%)	3mo	$279,190	$166	49
25641 Flora Bella Ln	0.58mi	3/2.0 (-1)	1,680 (-11%)	2mo	$299,999	$179	49
25605 Flora Bella Ln	0.66mi	4/2.5	2,162 (+15%)	2mo	$319,995	$148	41

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: 19.2%
• Equity multiple: 2.56×
• Total profit: $119,310
• Equity at exit: $245,940

10-year hold

• IRR: 17.7%
• Equity multiple: 5.91×
• Total profit: $375,692
• Equity at exit: $530,379

Cash invested: $76,440 (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: 807
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,117 high
• Mortgage (P&I): −$1,432
• Tax from tax record: −$572 /mo · $6,866/yr
• Insurance: −$114
• HOA: −$23
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-468

Break-even live

Break-even rent $2,710

Max offer price $190,299

Occupancy floor —

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: $68,250
• Closing costs: $8,190
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
722 Lavaca Loop Elgin, TX	4.0	2.5	2075	$1,895	$0.91	17d	1	0.13mi
401 Bandara Woods Blvd Elgin, TX	3.0	2.0	1665	$1,875	$1.13	43d	1	0.18mi
102 Blanco Woods Blvd Elgin, TX	3.0	2.5	2450	$1,800	$0.73	43d	1	0.36mi
101 Bandara Woods Blvd Elgin, TX	3.0	2.0	1499	$1,769	$1.18	14d	1	0.37mi
19405 Bear Grass Dr Elgin, TX	3.0	2.0	1495	$1,760	$1.18	43d	1	0.45mi
419 Gettysburg Loop Elgin, TX	3.0	2.0	1565	$1,850	$1.18	12d	1	0.47mi
19017 Romano Dr Elgin, TX	4.0	3.0	2473	$2,198	$0.89	4d	1	0.51mi
11524 Rush Ln Elgin, TX	4.0	3.0	2473	$2,300	$0.93	43d	1	0.61mi
18721 Quiet Range Dr Elgin, TX	3.0–5.0	2.0–3.5	1773	$2,452	$1.38	1d	1	0.75mi
102 Schuylerville Dr Elgin, TX	3.0	2.0	1479	$1,800	$1.22	43d	1	0.85mi
107 Tillage Rd Elgin, TX	3.0	2.0	1548	$1,775	$1.15	19d	1	0.86mi
18612 Allen Welch Dr Elgin, TX	4.0	2.0	1794	$1,885	$1.05	4d	1	0.89mi
18436 Weatherby Ln Elgin, TX	4.0	2.5	2095	$2,000	$0.95	4d	1	0.90mi
18525 Quiet Range Dr Elgin, TX	4.0	2.0	1794	$1,725	$0.96	17d	1	0.90mi
19024 Quiet Range Dr Elgin, TX	5.0	2.5	2542	$1,995	$0.78	43d	1	0.90mi
14421 Prairie Sod Ln Elgin, TX	3.0	2.0	1525	$1,650	$1.08	2d	1	0.92mi
18505 Quiet Range Dr Elgin, TX	4.0	2.0	1794	$1,950	$1.09	23d	1	0.93mi
18505 Quiet Range Dr Unit 18505 Elgin, TX	4.0	2.0	1794	$1,785	$0.99	4d	1	0.93mi
18500 Allen Welch Dr Elgin, TX	3.0	2.0	1525	$1,825	$1.20	4d	1	0.95mi
18741 Speculator Ln Elgin, TX	5.0	2.5	2542	$1,980	$0.78	23d	1	0.96mi
234 Heritage Mill Trl Elgin, TX	3.0	2.0	1530	$1,850	$1.21	2d	1	0.96mi
14300 Boomtown Way Elgin, TX	4.0	2.0	1794	$2,050	$1.14	23d	1	0.98mi
14101 Prospector Way Unit 14101 Elgin, TX	4.0	2.5	2198	$2,099	$0.95	23d	1	1.00mi
14101 Prospector Way Elgin, TX	4.0	2.5	2198	$2,099	$0.95	43d	1	1.00mi
209 Lake Placid Run Elgin, TX	5.0	3.0	2196	$2,200	$1.00	23d	1	1.01mi
16429 Farmhouse Ln Elgin, TX	5.0	2.5	2542	$2,000	$0.79	2d	1	1.05mi
120 Jim Dandy Dr Elgin, TX	4.0	2.0	1650	$1,923	$1.17	4d	1	1.06mi
14141 Prospector Way Elgin, TX	3.0	2.0	1520	$1,650	$1.09	43d	1	1.09mi
14521 Gurneys Eagle Dr Elgin, TX	3.0	2.0	1878	$1,895	$1.01	1d	1	1.10mi
116 Honeybee Ln Elgin, TX	3.0	2.5	1782	$2,000	$1.12	4d	1	1.10mi
18300 Speculator Ln Elgin, TX	4.0	2.0	1794	$1,995	$1.11	23d	1	1.18mi
242 Barley Ln Elgin, TX	3.0	2.5	1782	$2,150	$1.21	1d	1	1.18mi
18224 Speculator Ln Elgin, TX	3.0	2.5	1599	$1,700	$1.06	43d	1	1.18mi
17041 Dusty Boots Ln Elgin, TX	5.0	2.5	2542	$2,370	$0.93	3d	1	1.22mi
13501 Sierra Wind Ln Elgin, TX	4.0	2.5	2066	$2,500	$1.21	19d	1	1.24mi
17001 Dusty Boots Ln Elgin, TX	5.0	2.5	2542	$1,945	$0.77	20d	1	1.24mi
18200 Papuan Cv Elgin, TX	3.0	2.0	1402	$1,900	$1.36	3d	1	1.30mi
813 Central Ave Elgin, TX	4.0	2.0	2025	$2,300	$1.14	4d	1	1.44mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 5 events

1. 2026-06-18
   days on market $273,000 Active 5 DOM
2. 2026-06-17
   days on market $273,000 Active 4 DOM
3. 2026-06-16
   days on market $273,000 Active 3 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $273,000 Active 2 DOM

ⓘ 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: $6,866 · $572/mo
• Projected year-2 tax: $6,866 · $572/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 · 21 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: $25,404
• − Mortgage interest: −$15,292
• − Property taxes: −$6,866
• − Insurance: −$1,365
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − HOA: −$276
• − Depreciation: −$7,942
• Taxable loss: −$10,402
• Est. tax savings @ 24.0%: +$2,496
• After-tax cash flow: $-3,121/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

3 events — show timeline

• 2026-06-13 Listed $273,000 Unlock MLS
• 2005-06-06 Delisted — Unlock MLS
• 2005-04-27 Listed — Unlock MLS

Property tax history

+6.9%/yr

Latest (2026): $6,866 · -3.8% YoY. Source: county tax records.