501 Tabitha Ln · Holland, TX 76534

$198,990

4 bd · 2.0 ba · 1,707 sqft · Land · 3 Days on market

Built 2026 8,799 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Oxford - This single-level home features a modern layout perfect for a variety of lifestyles. Three secondary bedrooms are located off the entry, leading to an open-concept floorplan combining the kitchen with the living and dining areas. The luxurious owner’s suite is tucked into a private back corner, offering access to a spa-inspired bathroom and roomy walk-in closet. Photos are for illustrative purposes only. Estimated Completion September 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

Key facts

• 8,799 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Exterior

• Parking: Attached garage; 2 covered parking spaces (garage)
• Utilities: Electricity available; Public sewer; Public water
• Home design: Single-story home; Faces southeast; Under construction
• Construction: Built by Lennar; Brick, cement siding and stone exterior; Composition roof; Slab foundation
• Exterior features: No exterior steps; Private yard; Front porch; Back yard fencing with privacy; Front yard; Interior lot

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: 4 main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Main level primary bedroom; No interior steps; Open floor plan; Walk-in closets
• Laundry & utility: Main level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $199k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).

Location & tenants

• Location reads 70/100 on livability (#357 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Holland ISD (rural): math 53% / reading 50% proficiency, ranked #158 of 826 in TX (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Holland El (math 47% / reading 52%, grade D, #865 of 4,322 statewide, top 21%, 310 students, 41% FRL); Holland Middle (math 62% / reading 52%, grade B, #212 of 1,662 statewide, top 13%, 131 students, 38% FRL); Holland H S (math 54% / reading 44%, grade D, #509 of 1,632 statewide, top 34%, 193 students, 44% FRL).
• Market conditions: 50 active listings in the ZIP; 3,222 units permitted in Bell County in 2024 (246 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Bell County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $198,990

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.57% ✓
• Cap rate: 12.54%
• Cash-on-cash: 22.31%
• DSCR: 1.99
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.1%
• Equity multiple: 1.61×
• Total profit: $33,797
• Equity at exit: $29,670

10-year hold

• IRR: 23.8%
• Equity multiple: 3.06×
• Total profit: $114,691
• Equity at exit: $17,205

Cash invested: $55,717 (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 76534

• Home prices YoY: -17.4%
• Active inventory: 50
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $3,120 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$302 /mo · $3,630/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $1,036

Break-even live

Break-even rent $1,809

Max offer price $198,990

Occupancy floor 62%

Sensitivity live

Price	-10% $1,148	-5% $1,092	+0% $1,036	+5% $979	+10% $923
Rent	-10% $789	-5% $912	+0% $1,036	+5% $1,159	+10% $1,282
Rate	-1.0pp $1,136	-0.5pp $1,086	base $1,036	+0.5pp $984	+1.0pp $932

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: $49,748
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $198,990 Active 3 DOM
2. 2026-06-19
   remarks 570-char remark
3. 2026-06-19
   listed $198,990 Active 1 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: $3,630 · $302/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$12/yr (+$1/mo · 0.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $37,437
• − Mortgage interest: −$11,147
• − Property taxes: −$3,630
• − Insurance: −$995
• − Repairs & maintenance: −$2,995
• − Management: −$2,995
• − Depreciation: −$5,789
• Taxable income: $9,887
• Est. tax owed @ 24.0%: −$2,373
• After-tax cash flow: $10,055/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: Holland ISD
• NCES district ID: 4823370
• Math proficiency: 53% ▼ -8.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $47,232
• Composite: 43.78/100
• National rank: #2938
• State rank: #158 of 826 in TX

Livability — Holland

• Score: 70/100
• State rank: #357
• US rank: #7736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holland, TX
• Population (ZIP): 2,812

Population outlook (Bell County) Hauer SSP2

• Today (2025): 371,114 people
• By 2030: 389,104 · +4.8%
• By 2040: 420,592 · +13.3%
• By 2050: 447,779 · +20.7%
• By 2075: 499,130 · +34.5%
• By 2100: 505,680 · +36.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 17% Black 5% Two or more races 4%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 5% Romanian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Bell

• 2024 margin: R (+16.2) · D 41.3% · R 57.6% · Other 1.1%
• 2008→2024 swing: -6.5pp toward R · 2008: -9.8pp · 2024: -16.2pp
• All cycles: 2024: R+16.2 2020: R+8.5 2016: R+15.1 2012: R+16.4 2008: R+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.62%
• Current HPI: 249.7032
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-18 Listed $198,990 Unlock MLS

Property tax history

+481.7%/yr

Latest (2026): $3,630 · +481.7% YoY. Source: county tax records.