733 Whoopers Loop · Uhland, TX 78640

$229,249

4 bd · 2.0 ba · 1,600 sqft · SingleFamily · 188 Days on market

Built 2026 Excellent condition 5,662 sqft lot $143/sqft · at area comps Est $231k · at est. $88/mo HOA · 5% of rent ↓ 8% since listing

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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).

• ARV discount +7.9/15.0
• Cash flow +7.6/30.0
• Condition / age +4.8/5.0
• 1% rule +2.7/10.0
• Livability +2.7/5.0
• Rent growth +2.4/5.0
• Schools +2.4/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $229k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (22.6% below list).
• Recommended offer: $178k (22.6% 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-, amenities F, commute 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.
• Zoned schools: Hemphill El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 577 students, 71% FRL); D J Red Simon Middle (math 16% / reading 22%, grade F, #1,466 of 1,662 statewide, top 89%, 733 students, 78% FRL); Lehman H S (math 20% / reading 32%, grade F, #1,234 of 1,632 statewide, top 76%, 2,120 students, 59% FRL) — zoned schools average 70% FRL vs 43% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 38% district-wide (-14 pts) — the specific schools serving this property underperform the Hays CISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.3%/yr); 2089 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 5,270 units permitted in Hays County in 2024 (1,464 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Hays County population projected at +93% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 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 $177,506 (22.6% 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 188 days. Have you received any prior offers? Is the seller open to a 23% 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 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: 0.77% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.05%
• DSCR: 0.78
• GRM: 10.8

CMA / ARV

• ARV (median comp): $231,249
• List price: $229,249
• Delta: -0.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
792 Whoopers Loop	0.06mi	4/2.0	1,575 (-2%)	2mo	$239,999	$152	93
314 Pink Footed Pass	0.05mi	4/2.0	1,667 (+4%)	0mo	$233,999	$140	90
191 Pink Footed Pass	0.09mi	4/2.0	1,500 (-6%)	1mo	$189,999	$127	85
114 Whoopers Loop	0.28mi	4/2.0	1,616 (+1%)	2mo	$225,000	$139	84
135 Pink Footed Pass	0.09mi	4/2.0	1,483 (-7%)	2mo	$212,490	$143	82
114 Canadian Cv	0.20mi	4/2.0	1,707 (+7%)	1mo	$235,999	$138	79
474 Whoopers Loop	0.22mi	4/2.0	1,707 (+7%)	0mo	$234,999	$138	78
510 Whoopers Loop	0.21mi	4/2.0	1,707 (+7%)	1mo	$235,999	$138	78
747 Whoopers Loop	0.02mi	3/2.0 (-1)	1,411 (-12%)	1mo	$221,999	$157	74
197 Pink Footed Pass	0.09mi	4/2.5	1,802 (+13%)	1mo	$212,999	$118	72
674 Whoopers Loop	0.06mi	3/2.0 (-1)	1,411 (-12%)	2mo	$225,999	$160	71
1205 Celosia Loop	0.67mi	4/2.0	1,485 (-7%)	1mo	$231,990	$156	56

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -28.5%
• Equity multiple: 0.07×
• Total profit: $-59,465
• Equity at exit: $34,182

10-year hold

• IRR: -46.5%
• Equity multiple: -0.46×
• Total profit: $-93,699
• Equity at exit: $19,821

Cash invested: $64,190 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 69 active · 67 under contract
• Months of supply: 5.2 mo (19%/mo absorbed)
• Median asking: $247,490 ($153/sqft)
• Median days on market: 133 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: -5.7% vs current asking $/sqft

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

ZIP-level market 78640

• Home prices YoY: -33.8%
• Rents YoY: -0.3%
• Active inventory: 2089
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,775 high
• Mortgage (P&I): −$1,202
• Tax est. 1.5%: −$287 /mo · $3,439/yr
• Insurance: −$96
• HOA: −$88
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-270

Break-even live

Break-even rent $2,117

Max offer price $190,181

Occupancy floor —

Sensitivity live

Price	-10% $-112	-5% $-191	+0% $-270	+5% $-349	+10% $-428
Rent	-10% $-410	-5% $-340	+0% $-270	+5% $-200	+10% $-130
Rate	-1.0pp $-155	-0.5pp $-212	base $-270	+0.5pp $-329	+1.0pp $-390

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: $57,312
• Closing costs: $6,877
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
263 Speckled Belly Bnd Uhland, TX	4.0	2.0	1600	$1,600	$1.00	34d	1	0.06mi
177 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,525	$1.03	73d	1	0.08mi
177 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,525	$1.03	93d	1	0.08mi
151 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,600	$1.08	73d	1	0.09mi
129 Pineland Ave Niederwald, TX	3.0	2.0	1512	$1,349	$0.89	13d	1	0.45mi
787 Arnold Loop , TX	3.0	2.5	1840	$2,300	$1.25	9d	1	0.68mi
222 Arnold Loop Kyle, TX	3.0	2.0	1518	$1,673	$1.10	21d	1	0.88mi
456 Sandringham Loop Kyle, TX	5.0	2.5	1892	$2,250	$1.19	31d	1	1.45mi
408 Frogmore Loop Kyle, TX	3.0	2.0	1533	$1,695	$1.11	42d	1	1.46mi
176 Gerasa Dr Kyle, TX	4.0	2.5	2064	$2,100	$1.02	47d	1	1.46mi

Listing history 50 events

1. 2026-08-08
   days on market $229,249 Active 188 DOM
2. 2026-08-06
   days on market $229,249 Active 186 DOM
3. 2026-08-05
   days on market $229,249 Active 185 DOM
4. 2026-08-04
   pricedays on market $229,249 Active 184 DOM
5. 2026-08-03
   days on market $234,249 Active 183 DOM
6. 2026-07-31
   days on market $234,249 Active 180 DOM
7. 2026-07-30
   days on market $234,249 Active 178 DOM
8. 2026-07-28
   days on market $234,249 Active 177 DOM
9. 2026-07-26
   days on market $234,249 Active 175 DOM
10. 2026-07-24
    days on market $234,249 Active 173 DOM
11. 2026-07-23
    days on market $234,249 Active 172 DOM
12. 2026-07-22
    days on market $234,249 Active 171 DOM
13. 2026-07-21
    pricedays on market $234,249 Active 170 DOM
14. 2026-07-20
    days on market $233,999 Active 169 DOM
15. 2026-07-18
    days on market $233,999 Active 167 DOM
16. 2026-07-18
    days on market $233,999 Active 166 DOM
17. 2026-07-16
    days on market $233,999 Active 165 DOM
18. 2026-07-15
    days on market $233,999 Active 164 DOM
19. 2026-07-14
    days on market $233,999 Active 163 DOM
20. 2026-07-13
    days on market $233,999 Active 162 DOM
21. 2026-07-13
    days on market $233,999 Active 161 DOM
22. 2026-07-11
    days on market $233,999 Active 160 DOM
23. 2026-07-10
    days on market $233,999 Active 159 DOM
24. 2026-07-09
    days on market $233,999 Active 158 DOM
25. 2026-07-08
    price $233,999 Active 156 DOM
26. 2026-07-07
    pricedays on market $232,999 Active 156 DOM
27. 2026-07-06
    days on market $229,999 Active 155 DOM
28. 2026-07-05
    days on market $229,999 Active 154 DOM
29. 2026-07-03
    days on market $229,999 Active 152 DOM
30. 2026-07-02
    days on market $229,999 Active 151 DOM
31. 2026-07-01
    days on market $229,999 Active 150 DOM
32. 2026-06-30
    days on market $229,999 Active 149 DOM
33. 2026-06-30
    price $229,999 Active 148 DOM
34. 2026-06-29
    days on market $233,999 Active 148 DOM
35. 2026-06-28
    days on market $233,999 Active 147 DOM
36. 2026-06-27
    days on market $233,999 Active 146 DOM
37. 2026-06-26
    days on market $233,999 Active 145 DOM
38. 2026-06-24
    days on market $233,999 Active 143 DOM
39. 2026-06-22
    days on market $233,999 Active 141 DOM
40. 2026-06-21
    days on market $233,999 Active 140 DOM
41. 2026-06-18
    days on market $233,999 Active 137 DOM
42. 2026-06-17
    days on market $233,999 Active 136 DOM
43. 2026-06-16
    days on market $233,999 Active 135 DOM
44. 2026-06-15
    days on market $233,999 Active 134 DOM
45. 2026-06-13
    days on market $233,999 Active 132 DOM
46. 2026-06-09
    days on market $233,999 Active 128 DOM
47. 2026-06-08
    days on market $233,999 Active 127 DOM
48. 2026-06-07
    days on market $233,999 Active 126 DOM
49. 2026-06-05
    days on market $233,999 Active 123 DOM
50. 2026-06-03
    days on market $233,999 Active 122 DOM

ⓘ 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: $21,301
• − Mortgage interest: −$12,842
• − Property taxes: −$3,439
• − Insurance: −$1,146
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − HOA: −$1,056
• − Depreciation: −$6,669
• Taxable loss: −$7,259
• Est. tax savings @ 24.0%: +$1,742
• After-tax cash flow: $-1,498/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 · 12 photos

Excellent 95/100 None rehab

This single-level home is move-in ready with excellent condition and modern finishes. It offers a spacious open floorplan and a well-maintained exterior, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Modernizes the space and adds value ↑

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Hemphill El F TX #2,791/4,322 Nat'l #28,475/41,679 Middle D J Red Simon Middle F TX #1,466/1,662 Nat'l #11,948/14,009 High Lehman H S F TX #1,234/1,632 Nat'l #12,251/17,239

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

D Composite livability gradescore 54/100

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

• Census place: Uhland, TX
• County: Hays County · 286,948 people
• City population: 77,531
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 77,531
• Household income: $90,075
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 11% of renters

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Population outlook (Hays County) Hauer SSP2

• Today (2025): 286,948 people
• By 2030: 336,923 · +17.4%
• By 2040: 441,894 · +54.0%
• By 2050: 553,462 · +92.9%
• By 2075: 838,261 · +192.1%
• By 2100: 1,063,658 · +270.7%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 55% White 36% Two or more races 29% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 47% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 63% English-only · Spanish 35%

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Political lean MEDSL · Hays

• 2024 margin: Lean D (+5.7) · D 52.1% · R 46.5% · Other 1.4%
• 2008→2024 swing: +7.7pp toward D · 2008: -2.0pp · 2024: 5.7pp
• All cycles: 2024: D+5.7 2020: D+10.8 2016: R+0.9 2012: R+10.4 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.64%
• Current HPI: 181.7969
• Rent YoY: ▼ -0.34%
• 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

Price history

-7.6% since first listed

18 events — show timeline

• 2026-05-13 Relisted — Zillow
• 2026-05-12 Price Changed $236,999 Unlock MLS
• 2026-05-12 Delisted — Zillow
• 2026-05-11 Price Changed $256,999 Unlock MLS
• 2026-05-05 Price Changed $236,999 Unlock MLS
• 2026-05-05 Listed $236,999 Zillow
• 2026-04-30 Price Changed $257,999 Unlock MLS
• 2026-04-27 Price Changed $261,999 Unlock MLS
• 2026-04-20 Price Changed $261,499 Unlock MLS
• 2026-04-13 Price Changed $260,999 Unlock MLS
• 2026-04-06 Price Changed $260,499 Unlock MLS
• 2026-03-30 Price Changed $259,990 Unlock MLS
• 2026-03-09 Price Changed $259,490 Unlock MLS
• 2026-03-09 Price Changed $251,490 Unlock MLS
• 2026-03-03 Price Changed $258,490 Unlock MLS
• 2026-02-09 Price Changed $257,490 Unlock MLS
• 2026-02-02 Price Changed $256,990 Unlock MLS
• 2026-02-01 Listed $256,490 Unlock MLS