426 Gallaher Bnd · Uhland, TX 78656

$285,000

4 bd · 2.5 ba · 2,036 sqft · SingleFamily · 12 Days on market

Built 2025 4,225 sqft lot $140/sqft · at area comps Est $300k · at est. $77/mo HOA · 3% of rent ↓ 14% since listing

---

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 +9.7/15.0
• Cash flow +8.6/30.0
• Appreciation +4.5/10.0
• Schools +3.5/10.0
• 1% rule +3.0/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +1.2/5.0

Listing remarks

5% lender incentive offered with the use of the seller’s in-house lender. Incentive may be used towards buyer closing costs and/or rate buy-down, subject to lender approval and buyer qualification. The Franklin floorplan – This thoughtfully designed two-story home offers approximately 2,036 square feet of living space with 4 bedrooms, 2.5 bathrooms, and a versatile layout that balances open-concept living with private retreats. The main level features a spacious family room that flows seamlessly into the dining area and kitchen, creating an inviting atmosphere for everyday living and entertaining. The well-appointed kitchen includes a large center island, quality cabinetry, ampl

Key facts

• Large center island
• Private retreat
• Spacious family room

Tags

• SPACIOUS FAMILY ROOM
• WELL-APPOINTED KITCHEN
• LARGE CENTER ISLAND
• ENERGY-EFFICIENT APPLIANCES
• ABUNDANT NATURAL LIGHT
• PRIVATE RETREAT

Property features AI

Finance

• HOA & community: Part of Bollinger HOA with a monthly fee of $77 (covers common area maintenance); Community features include common grounds and community mailbox

Exterior

• Parking: Attached garage with 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Electricity connected; Natural gas connected; Water connected (Municipal Utility District); Sewer connected (Municipal Utility District)
• Home design: Two-story home; New construction; Faces northeast; Slab foundation
• Construction: New construction by DR HORTON; Board and batten siding; Cement siding; Composition roof; Built per builder records
• Exterior features: Private yard; Covered patio; Wood fencing; Back yard; Located on a cul-de-sac; Level lot; Automatic sprinklers; Small trees

Interior

• Kitchen: Gas range; Microwave; Dishwasher; Disposal; Refrigerator; Plumbed for ice maker; ENERGY STAR qualified appliances; Kitchen island; Granite counters
• Bedrooms: One main-level bedroom; Multiple second-level bedrooms (Bedroom 2, Bedroom 3, Bedroom 4)
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air; Smart thermostat
• Interior features: Double pane windows; Smart technology; Granite counters; Kitchen island; Main level primary; Smart thermostat
• Laundry & utility: Main level laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-247 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (20.1% below list).
• Recommended offer: $228k (20.1% 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-, schools F, amenities 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.
• 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts 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.

Recommended offer $227,854 (20.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 5.25%
• Cash-on-cash: -3.71%
• DSCR: 0.84
• GRM: 10.4

CMA / ARV

• ARV (median comp): $299,990
• List price: $285,000
• Delta: -3.33%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 Hodges St	0.21mi	4/3.0	2,034 (-0%)	2mo	$339,990	$167	86
427 Hodges St	0.36mi	4/3.0	2,034 (-0%)	4mo	$314,990	$155	78
229 Langston Dr	0.40mi	4/2.5	2,036 (0%)	6mo	$299,990	$147	76
521 Hodges St	0.36mi	4/3.0	2,154 (+6%)	4mo	$354,990	$165	69
430 Gallaher Bnd	0.40mi	4/2.5	1,951 (-4%)	12mo	$299,990	$154	64
341 Hodges St	0.20mi	4/2.0	1,796 (-12%)	6mo	$330,990	$184	64
215 Langston Dr	0.37mi	3/2.5 (-1)	1,850 (-9%)	6mo	$279,990	$151	58
431 Hodges St	0.36mi	4/2.0	1,796 (-12%)	9mo	$299,990	$167	54
418 Hodges St	0.52mi	4/2.0	1,796 (-12%)	1mo	$299,990	$167	54
506 Hodges St	0.40mi	4/2.0	1,796 (-12%)	12mo	$332,385	$185	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: -13.2%
• Equity multiple: 0.45×
• Total profit: $-44,074
• Equity at exit: $68,458

10-year hold

• IRR: -9.3%
• Equity multiple: 0.23×
• Total profit: $-61,184
• Equity at exit: $71,598

Cash invested: $79,800 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,279 medium
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$77
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-247

Break-even live

Break-even rent $2,591

Max offer price $249,328

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-148	+0% $-247	+5% $-345	+10% $-443
Rent	-10% $-427	-5% $-337	+0% $-247	+5% $-157	+10% $-67
Rate	-1.0pp $-103	-0.5pp $-174	base $-247	+0.5pp $-320	+1.0pp $-396

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: $71,250
• Closing costs: $8,550
• 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	21d	1	0.32mi
271 Cottonwood Trl Maxwell, TX	3.0	2.0	1568	$2,000	$1.28	45d	1	1.46mi

HOA detail

• Monthly dues: $77 · $924/yr

Listing history 40 events

1. 2026-06-21
   days on market $285,000 Active 12 DOM
2. 2026-06-18
   days on market $285,000 Active 9 DOM
3. 2026-06-17
   days on market $285,000 Active 8 DOM
4. 2026-06-16
   days on market $285,000 Active 7 DOM
5. 2026-06-15
   days on market $285,000 Active 6 DOM
6. 2026-06-13
   days on market $285,000 Active 4 DOM
7. 2026-06-10
   pricedays on marketlisting id $285,000 Active 1 DOM
8. 2026-05-31
   days on market $289,990 Active 233 DOM
9. 2026-05-14
   listed $289,990 New 1954-char remark
10. 2026-05-07
    price $289,990 1994-char remark
11. 2026-05-07
    price $289,990
12. 2026-04-03
    status Active 1994-char remark
13. 2026-03-06
    price $299,990
14. 2026-02-13
    price $303,760
15. 2026-02-11
    status Active
16. 2026-02-11
    price $302,760
17. 2026-02-07
    price $303,760
18. 2026-02-07
    status Active
19. 2025-10-14
    status Pending 1994-char remark
20. 2025-10-14
    status Pending
21. 2025-10-10
    historical
22. 2025-09-18
    price $299,990
23. 2025-09-13
    price $299,990 1994-char remark
24. 2025-09-13
    price $299,990
25. 2025-07-30
    price $304,990 1994-char remark
26. 2025-07-30
    price $304,990
27. 2025-07-30
    price $329,850 1994-char remark
28. 2025-07-29
    price $329,850
29. 2025-07-29
    price $304,990
30. 2025-07-25
    price $304,990 1994-char remark
31. 2025-07-25
    price $304,990
32. 2025-07-02
    price $329,850 1994-char remark
33. 2025-07-01
    price $329,850
34. 2025-07-01
    price $329,850
35. 2025-05-29
    price $319,990 1994-char remark
36. 2025-05-27
    price $319,990
37. 2025-05-22
    price $319,990
38. 2025-04-22
    listed $329,990 Active 1994-char remark
39. 2025-04-12
    listed $329,990 Active
40. 2025-03-07
    listed $329,990 Active

ⓘ 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: $27,342
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − HOA: −$924
• − Depreciation: −$8,291
• Taxable loss: −$7,912
• Est. tax savings @ 24.0%: +$1,899
• After-tax cash flow: $-1,059/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: 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

Price history

-13.6% since first listed

27 events — show timeline

• 2026-06-09 Listed $285,000 Unlock MLS
• 2026-05-31 Listing Removed — CTXMLS
• 2026-05-29 Listing Removed — LERA
• 2026-05-14 Listed $289,990 LERA
• 2026-05-07 Price Changed $289,990 CTXMLS
• 2026-05-07 Price Changed — Unlock MLS
• 2026-04-03 Relisted — CTXMLS
• 2026-03-06 Price Changed — Unlock MLS
• 2026-02-13 Price Changed — Unlock MLS
• 2026-02-11 Relisted — Unlock MLS
• 2026-02-11 Price Changed — Unlock MLS
• 2025-10-14 Pending — CTXMLS
• 2025-10-14 Pending — Unlock MLS
• 2025-09-13 Price Changed $299,990 CTXMLS
• 2025-09-13 Price Changed — Unlock MLS
• 2025-07-30 Price Changed $304,990 CTXMLS
• 2025-07-30 Price Changed — Unlock MLS
• 2025-07-30 Price Changed $329,850 CTXMLS
• 2025-07-29 Price Changed — Unlock MLS
• 2025-07-25 Price Changed $304,990 CTXMLS
• 2025-07-25 Price Changed — Unlock MLS
• 2025-07-02 Price Changed $329,850 CTXMLS
• 2025-07-01 Price Changed — Unlock MLS
• 2025-05-29 Price Changed $319,990 CTXMLS
• 2025-05-22 Price Changed — Unlock MLS
• 2025-04-22 Listed $329,990 CTXMLS
• 2025-04-12 Listed — Unlock MLS