101 Ellendale Pl · Fredericksburg, TX 78624

$269,900

3 bd · 2.0 ba · 1,474 sqft · SingleFamily · 142 Days on market

Built 2025 Good condition 4,791 sqft lot 2-car garage $183/sqft · 8% below area Est $294k · 8% under $29/mo HOA · 1% of rent ↓ 8% since listing

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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).

• Cash flow +12.5/30.0
• ARV discount +11.1/15.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

*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.This thoughtfully designed single-story home offers a functional and inviting layout ideal for modern Hill Country living. Featuring 3 bedrooms and 2 bathrooms, the home provides flexible space for families, guests, or a home office. The open-concept kitchen flows seamlessly into the dining and living areas, creating a bright central space perfect for everyday living and entertaining. The kitchen is equipped with modern finishes, ample cabinetry, and a center island for added functionality. The private primary suite offers a relaxing retreat with an en-suite bath and walk-in closet, while secondary bedrooms are positioned for comfort and privacy. Additional highlights include energy-efficient construction, contemporary finishes, and a desirable location in Fredericksburg with convenient access to local shopping, dining, wineries, and all the charm of the Texas Hill Country.

Key facts

• Open-concept kitchen
• Desirable location
• Single-story home

Tags

• SINGLE-STORY HOME
• OPEN-CONCEPT KITCHEN
• PRIVATE PRIMARY SUITE
• ENERGY-EFFICIENT CONSTRUCTION
• DESIRABLE LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-39 ($-467/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (13.0% below list).
• Recommended offer: $235k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 1.7% in Fredericksburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#182 in TX, #4,711 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety B+, cost of living B; Watch: employment C-, amenities D, commute F.
• Fredericksburg ISD (town): math 44% / reading 48% proficiency, ranked #241 of 826 in TX (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fredericksburg El (math 40% / reading 45%, grade F, #1,313 of 4,322 statewide, top 31%, 744 students, 67% FRL); Fredericksburg Middle (math 51% / reading 46%, grade C-, #392 of 1,662 statewide, top 24%, 684 students, 58% FRL); Fredericksburg H S (math 33% / reading 57%, grade D-, #643 of 1,632 statewide, top 40%, 1,003 students, 48% FRL).
• Market conditions: 1180 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 68d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 52 units permitted in Gillespie County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Gillespie County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 4 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 $234,850 (13.0% 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 142 days. Have you received any prior offers? Is the seller open to a 13% 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. 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: 0.87% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 9.6

CMA / ARV

• ARV (median comp): $293,607
• List price: $269,900
• Delta: -8.07%
• 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
105 Ellendale Pl	0.02mi	3/2.0	1,474 (0%)	2mo	$275,000	$187	97
106 Ellendale Pl	0.04mi	3/2.0	1,474 (0%)	2mo	$259,500	$176	96
137 Alameda Dr	0.20mi	3/2.0	1,474 (0%)	0mo	$254,000	$172	90
163 Juanita Way	0.26mi	3/2.0	1,474 (0%)	1mo	$260,999	$177	87
170 Juanita Way	0.23mi	3/2.0	1,474 (0%)	2mo	$270,999	$184	87
109 Ellendale Pl	0.04mi	3/2.0	1,260 (-14%)	1mo	$245,000	$194	73
108 Ciarans Crossing Dr	0.10mi	3/2.0	1,260 (-14%)	3mo	$299,000	$237	69
203 Juanita Way	0.08mi	4/2.0 (+1)	1,667 (+13%)	1mo	$279,949	$168	68
183 Juanita Way	0.23mi	4/2.0 (+1)	1,667 (+13%)	2mo	$278,999	$167	61
177 Juanita Way	0.23mi	4/2.0 (+1)	1,667 (+13%)	2mo	$277,999	$167	61
189 Juanita Way	0.23mi	4/2.0 (+1)	1,667 (+13%)	2mo	$277,999	$167	61
165 Juanita Way	0.24mi	4/2.0 (+1)	1,667 (+13%)	3mo	$311,999	$187	59

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-46,160
• Equity at exit: $40,243

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-43,169
• Equity at exit: $23,336

Cash invested: $75,572 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 32 active · 21 under contract
• Months of supply: 10.1 mo (10%/mo absorbed)
• Median asking: $475,000 ($352/sqft)
• Median days on market: 151 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: -43.4% vs current asking $/sqft

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

ZIP-level market 78624

• Active inventory: 1180
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,348 high
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$29
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-39

Break-even live

Break-even rent $2,398

Max offer price $264,271

Occupancy floor 97%

Sensitivity live

Price	-10% $148	-5% $54	+0% $-39	+5% $-132	+10% $-225
Rent	-10% $-224	-5% $-132	+0% $-39	+5% $54	+10% $147
Rate	-1.0pp $97	-0.5pp $30	base $-39	+0.5pp $-109	+1.0pp $-180

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: $67,475
• Closing costs: $8,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Ciarans Xing Fredericksburg, TX	3.0	2.0	1498	$2,000	$1.34	67d	1	0.13mi
130 Ciarans Xing Fredericksburg, TX	3.0	2.0	1474	$2,300	$1.56	98d	1	0.21mi
802 S Creek St Fredericksburg, TX	2.0	2.0	1122	$2,750	$2.45	85d	1	0.28mi
123 Aidan Trl Fredericksburg, TX	4.0	2.0	1667	$2,295	$1.38	28d	1	0.31mi
123 Aidan Trl Fredericksburg, TX	4.0	2.0	1667	$2,295	$1.38	64d	1	0.31mi
127 Aidan Trl Fredericksburg, TX	3.0	2.0	1498	$2,200	$1.47	28d	1	0.33mi
703 Dawn Ln Fredericksburg, TX	3.0	2.0	1309	$2,300	$1.76	0d	1	0.47mi
607 S Columbus St Fredericksburg, TX	3.0	2.0	1329	$1,995	$1.50	10d	1	0.68mi
1019 Friendship Ln Fredericksburg, TX	2.0–3.0	1.0–2.0	912	$1,700	$1.86	0d	9	0.71mi
510 S Olive St Fredericksburg, TX	3.0	2.0	1335	$2,950	$2.21	139d	1	0.78mi
510 S Olive St Fredericksburg, TX	3.0	2.0	1335	$2,500	$1.87	28d	1	0.78mi
1124 Thiele Ln Unit 200 Fredericksburg, TX	2.0	1.5	1677	$1,795	$1.07	0d	1	0.79mi
915 E Highway St Unit NA Fredericksburg, TX	3.0	2.0	1407	$1,950	$1.39	100d	1	0.83mi
501 S Olive St Fredericksburg, TX	2.0	2.5	1400	$2,500	$1.79	139d	1	0.84mi
810 Apple St Fredericksburg, TX	3.0	2.0	1246	$1,850	$1.48	10d	1	0.87mi
810 Apple St Fredericksburg, TX	3.0	2.0	1246	$1,850	$1.48	23d	1	0.87mi
1006 E Highway St Fredericksburg, TX	3.0	2.0	1588	$2,250	$1.42	139d	1	0.89mi
1004 E Hill St Unit B Fredericksburg, TX	3.0	2.0	1431	$1,895	$1.32	119d	1	0.92mi
1004 W Hill St Fredericksburg, TX	3.0	2.0	1431	$1,895	$1.32	93d	1	0.94mi
1004 W Hill St Fredericksburg, TX	3.0	2.0	1432	$1,895	$1.32	119d	1	0.94mi
247 Sunday Cir Fredericksburg, TX	3.0	2.0	1366	$2,600	$1.90	40d	1	1.26mi
405 Summit Cir Fredericksburg, TX	3.0	2.0	1532	$2,100	$1.37	139d	1	1.28mi
202 E Ufer St Fredericksburg, TX	3.0	1.0–2.0	993	$2,355	$2.37	0d	9	1.32mi
104 N Elk St Fredericksburg, TX	2.0	2.0	1620	$2,000	$1.23	79d	1	1.32mi
104 N Elk St Fredericksburg, TX	2.0	2.0	1620	$2,000	$1.23	107d	1	1.32mi

Property features AI

Finance

• HOA & community: Homeowners association managed by ALAMO MANAGEMENT GROUPQuarterly HOA fee of $87.50HOA covers common area maintenance and grounds maintenanceCommunity curbs

Exterior

• Parking: 2-car garage (covered)
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerCable available
• Home design: Single-storyNew constructionFaces northSlab foundation
• Construction: Built by LennarCement sidingComposition roof
• Exterior features: Private yardFront yardIn-ground sprinklersFew treesPrivacy fencing

Interior

• Kitchen: DishwasherRange
• Bedrooms: Three main-level bedrooms
• Flooring: CarpetVinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Breakfast barMain-level primary bedroomWalk-in closet(s)
• Laundry & utility: Laundry on main level

Listing history 50 events

1. 2026-09-23
   days on market $269,900 Active 142 DOM
2. 2026-09-22
   days on market $269,900 Active 141 DOM
3. 2026-09-21
   days on market $269,900 Active 140 DOM
4. 2026-09-20
   days on market $269,900 Active 139 DOM
5. 2026-09-19
   days on market $269,900 Active 138 DOM
6. 2026-09-18
   days on market $269,900 Active 137 DOM
7. 2026-09-17
   days on market $269,900 Active 136 DOM
8. 2026-09-16
   days on market $269,900 Active 135 DOM
9. 2026-09-15
   days on market $269,900 Active 134 DOM
10. 2026-09-14
    days on market $269,900 Active 133 DOM
11. 2026-09-13
    days on market $269,900 Active 132 DOM
12. 2026-09-12
    days on market $269,900 Active 131 DOM
13. 2026-09-11
    days on market $269,900 Active 130 DOM
14. 2026-09-05
    days on market $269,900 Active 124 DOM
15. 2026-09-04
    days on market $269,900 Active 123 DOM
16. 2026-09-03
    days on market $269,900 Active 122 DOM
17. 2026-08-31
    days on market $269,900 Active 119 DOM
18. 2026-08-30
    days on market $269,900 Active 118 DOM
19. 2026-08-29
    days on market $269,900 Active 117 DOM
20. 2026-08-28
    days on market $269,900 Active 116 DOM
21. 2026-08-27
    days on market $269,900 Active 115 DOM
22. 2026-08-25
    days on market $269,900 Active 113 DOM
23. 2026-08-24
    days on market $269,900 Active 112 DOM
24. 2026-08-23
    pricedays on market $269,900 Active 111 DOM
25. 2026-08-22
    days on market $274,000 Active 110 DOM
26. 2026-08-21
    days on market $274,000 Active 109 DOM
27. 2026-08-20
    days on market $274,000 Active 108 DOM
28. 2026-08-19
    days on market $274,000 Active 107 DOM
29. 2026-08-18
    days on market $274,000 Active 106 DOM
30. 2026-08-17
    days on market $274,000 Active 105 DOM
31. 2026-08-16
    days on market $274,000 Active 104 DOM
32. 2026-08-15
    days on market $274,000 Active 103 DOM
33. 2026-08-14
    days on market $274,000 Active 102 DOM
34. 2026-08-13
    days on market $274,000 Active 101 DOM
35. 2026-08-12
    days on market $274,000 Active 100 DOM
36. 2026-08-11
    days on market $274,000 Active 99 DOM
37. 2026-08-10
    days on market $274,000 Active 98 DOM
38. 2026-08-09
    days on market $274,000 Active 97 DOM
39. 2026-08-08
    days on market $274,000 Active 96 DOM
40. 2026-08-06
    days on market $274,000 Active 94 DOM
41. 2026-08-05
    days on market $274,000 Active 93 DOM
42. 2026-08-04
    days on market $274,000 Active 92 DOM
43. 2026-08-03
    days on market $274,000 Active 91 DOM
44. 2026-07-31
    days on market $274,000 Active 88 DOM
45. 2026-07-30
    pricedays on market $274,000 Active 86 DOM
46. 2026-07-28
    days on market $274,500 Active 85 DOM
47. 2026-07-26
    days on market $274,500 Active 83 DOM
48. 2026-07-24
    days on market $274,500 Active 81 DOM
49. 2026-07-23
    days on market $274,500 Active 80 DOM
50. 2026-07-22
    days on market $274,500 Active 79 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: $28,182
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,255
• − Management: −$2,255
• − HOA: −$348
• − Depreciation: −$7,852
• Taxable loss: −$5,043
• Est. tax savings @ 24.0%: +$1,210
• After-tax cash flow: $744/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

Good 80/100 Cosmetic rehab Est. rehab $7,370–$22,110 screening

This single-story home is in good condition with a good layout and modern finishes. It's move-in ready with minor updates that can significantly increase its value.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Replace flooring — New flooring can improve both the look and functionality of the home. ↑
• Resale Install new kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and property value. ↑
• Both Add smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers and renters. ↑
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and comfort, attracting more buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Fredericksburg Pri Middle Fredericksburg Middle C- TX #392/1,662 Nat'l #3,846/14,009 High Fredericksburg H S D- TX #643/1,632 Nat'l #6,809/17,239

Schools (NCES district)

• District: Fredericksburg ISD
• NCES district ID: 4819840
• Math proficiency: 44% ▼ -7.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $54,655
• Composite: 39.9/100
• National rank: #3857
• State rank: #241 of 826 in TX

B Composite livability gradescore 74/100

Livability — Fredericksburg

• Score: 74/100
• State rank: #182
• US rank: #4711

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fredericksburg, TX
• County: Gillespie County · 28,213 people
• City population: 23,741
• Metro: Fredericksburg, TX
• Population (ZIP): 23,741
• Household income: $75,237
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 6% of renters

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Population outlook (Gillespie County) Hauer SSP2

• Today (2025): 28,213 people
• By 2030: 29,243 · +3.7%
• By 2040: 31,133 · +10.3%
• By 2050: 32,854 · +16.4%
• By 2075: 37,597 · +33.3%
• By 2100: 39,369 · +39.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 23% Two or more races 9%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Slovak 4% Serbian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, Dominican Republic
• Languages at home: 84% English-only · Spanish 13% German/W. Germanic 2% Other Asian/Pacific 1%

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Political lean MEDSL · Gillespie

• 2024 margin: Solid R (+60.9) · D 19.2% · R 80.1%
• 2008→2024 swing: -4.3pp toward R · 2008: -56.6pp · 2024: -60.9pp
• All cycles: 2024: R+60.9 2020: R+58.9 2016: R+62.2 2012: R+65.8 2008: R+56.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -209.14%
• Current HPI: 218.7201
• Rent YoY: —
• Metro: Fredericksburg, 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

Property features AI

Finance

• HOA & community: Homeowners association managed by ALAMO MANAGEMENT GROUPQuarterly HOA fee of $87.50HOA covers common area maintenance and grounds maintenanceCommunity curbs

Exterior

• Parking: 2-car garage (covered)
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerCable available
• Home design: Single-storyNew constructionFaces northSlab foundation
• Construction: Built by LennarCement sidingComposition roof
• Exterior features: Private yardFront yardIn-ground sprinklersFew treesPrivacy fencing

Interior

• Kitchen: DishwasherRange
• Bedrooms: Three main-level bedrooms
• Flooring: CarpetVinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Breakfast barMain-level primary bedroomWalk-in closet(s)
• Laundry & utility: Laundry on main level

Price history

-7.7% since first listed

12 events — show timeline

• 2026-05-23 Price Changed $275,000 LERA
• 2026-05-22 Price Changed $275,000 Unlock MLS
• 2026-05-04 Price Changed $260,000 LERA
• 2026-05-04 Listed $275,000 LERA
• 2026-05-04 Listed $260,000 Unlock MLS
• 2026-03-24 Listing Removed — LERA
• 2026-02-20 Price Changed $265,000 LERA
• 2026-01-16 Listed $275,000 LERA
• 2025-12-30 Sold (MLS) — LERA
• 2025-12-19 Pending — LERA
• 2025-12-03 Price Changed $299,999 LERA
• 2025-10-14 Listed $297,999 LERA