None · Austin, TX 78610

$276,990

3 bd · 2.5 ba · 1,798 sqft · Land · 181 Days on market

Built 2025 $127/mo HOA · 6% of rent ↓ 5% 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).

• Cash flow +8.4/30.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Schools +3.5/10.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new, energy-efficient home available NOW! Mingle with guests while entertaining in the McKinney's open-concept main level. The upstairs loft makes a perfect playroom with a storage closet to hide the mess. Secondary bedrooms share a jack-and-jill bath. Turner's Village offers beautiful two-story townhomes in the master-planned community of Turner’s Crossing, located just 20 minutes from downtown Austin. Residents can enjoy a swimming pool, playground, trails, and lots of green space. With easy access to shopping, dining, and entertainment in Buda and south Austin, this is the perfect community to call home. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

Key facts

• Upstairs loft
• Two-story townhomes
• Swimming pool

Tags

• OPEN-CONCEPT MAIN LEVEL
• UPSTAIRS LOFT
• JACK-AND-JILL BATH
• TWO-STORY TOWNHOMES
• MASTER-PLANNED COMMUNITY
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $277k.

Deal economics

• At list price, monthly cash flow is $-251 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (18.0% below list).
• Recommended offer: $227k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 1.8% in Austin — 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 82/100 on livability (#16 in TX, #1,208 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living D, crime 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: Camino Real El (math 22% / reading 20%, grade F, #3,492 of 4,322 statewide, top 81%, 782 students, 76% FRL); R C Barton Middle (math 56% / reading 52%, grade B-, #270 of 1,662 statewide, top 16%, 816 students, 33% FRL); Jack C Hays H S (math 41% / reading 47%, grade F, #697 of 1,632 statewide, top 43%, 2,062 students, 36% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents soft (-1.8%/yr); 1005 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 17,121 units permitted in Travis County in 2024 (11,963 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 $8k of value loss. Plan a longer hold.
• Travis County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($244k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,202 (18.0% 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 181 days. Have you received any prior offers? Is the seller open to a 18% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.82% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.88%
• DSCR: 0.83
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.4%
• Equity multiple: 0.13×
• Total profit: $-67,384
• Equity at exit: $41,300

10-year hold

• IRR: -39.7%
• Equity multiple: -0.35×
• Total profit: $-104,488
• Equity at exit: $23,949

Cash invested: $77,557 (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 78610

• Rents YoY: -1.8%
• Active inventory: 1005
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,272 high
• Mortgage (P&I): −$1,453
• Tax from tax record: −$350 /mo · $4,205/yr
• Insurance: −$115
• HOA: −$127
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-251

Break-even live

Break-even rent $2,589

Max offer price $232,734

Occupancy floor —

Sensitivity live

Price	-10% $-94	-5% $-172	+0% $-251	+5% $-329	+10% $-407
Rent	-10% $-430	-5% $-340	+0% $-251	+5% $-161	+10% $-71
Rate	-1.0pp $-111	-0.5pp $-180	base $-251	+0.5pp $-322	+1.0pp $-395

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: $69,248
• Closing costs: $8,310
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12809 Village Spun Plz Buda, TX	3.0	2.5	1755	$2,000	$1.14	25d	1	0.02mi
6401 Mallord Brook Bnd Buda, TX	4.0	2.5	2072	$2,900	$1.40	45d	1	0.12mi
13107 Barrister Ln Buda, TX	3.0	2.5	1591	$2,200	$1.38	45d	1	0.21mi
13013 Barrister Ln Buda, TX	3.0	2.5	1591	$2,050	$1.29	45d	1	0.23mi
12309 Dairywork Rd Buda, TX	4.0	2.0	1688	$2,300	$1.36	45d	1	0.55mi
11633 Lago de Garda Dr Austin, TX	3.0	2.0	1513	$1,995	$1.32	45d	1	1.41mi
11620 Comano Dr Austin, TX	3.0	2.0	1547	$2,600	$1.68	6d	1	1.43mi

HOA detail

• Monthly dues: $127 · $1,524/yr
• Likely covers: pool

Listing history 5 events

1. 2026-05-04
   status Pending 784-char remark

   Show marketing remark (784 chars)

   Brand new, energy-efficient home available NOW! Mingle with guests while entertaining in the McKinney's open-concept main level. The upstairs loft makes a perfect playroom with a storage closet to hide the mess. Secondary bedrooms share a jack-and-jill bath. Turner's Village offers beautiful two-story townhomes in the master-planned community of Turner’s Crossing, located just 20 minutes from downtown Austin. Residents can enjoy a swimming pool, playground, trails, and lots of green space. With easy access to shopping, dining, and entertainment in Buda and south Austin, this is the perfect community to call home. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

2. 2026-04-29
   price $276,990 784-char remark

   Show marketing remark (784 chars)

   Brand new, energy-efficient home available NOW! Mingle with guests while entertaining in the McKinney's open-concept main level. The upstairs loft makes a perfect playroom with a storage closet to hide the mess. Secondary bedrooms share a jack-and-jill bath. Turner's Village offers beautiful two-story townhomes in the master-planned community of Turner’s Crossing, located just 20 minutes from downtown Austin. Residents can enjoy a swimming pool, playground, trails, and lots of green space. With easy access to shopping, dining, and entertainment in Buda and south Austin, this is the perfect community to call home. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

3. 2026-03-04
   price $279,990 784-char remark

   Show marketing remark (784 chars)

   Brand new, energy-efficient home available NOW! Mingle with guests while entertaining in the McKinney's open-concept main level. The upstairs loft makes a perfect playroom with a storage closet to hide the mess. Secondary bedrooms share a jack-and-jill bath. Turner's Village offers beautiful two-story townhomes in the master-planned community of Turner’s Crossing, located just 20 minutes from downtown Austin. Residents can enjoy a swimming pool, playground, trails, and lots of green space. With easy access to shopping, dining, and entertainment in Buda and south Austin, this is the perfect community to call home. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

4. 2025-11-14
   price $284,990 784-char remark

   Show marketing remark (784 chars)

   Brand new, energy-efficient home available NOW! Mingle with guests while entertaining in the McKinney's open-concept main level. The upstairs loft makes a perfect playroom with a storage closet to hide the mess. Secondary bedrooms share a jack-and-jill bath. Turner's Village offers beautiful two-story townhomes in the master-planned community of Turner’s Crossing, located just 20 minutes from downtown Austin. Residents can enjoy a swimming pool, playground, trails, and lots of green space. With easy access to shopping, dining, and entertainment in Buda and south Austin, this is the perfect community to call home. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

5. 2025-11-04
   listed $293,040 Active 784-char remark

   Show marketing remark (784 chars)

   Brand new, energy-efficient home available NOW! Mingle with guests while entertaining in the McKinney's open-concept main level. The upstairs loft makes a perfect playroom with a storage closet to hide the mess. Secondary bedrooms share a jack-and-jill bath. Turner's Village offers beautiful two-story townhomes in the master-planned community of Turner’s Crossing, located just 20 minutes from downtown Austin. Residents can enjoy a swimming pool, playground, trails, and lots of green space. With easy access to shopping, dining, and entertainment in Buda and south Austin, this is the perfect community to call home. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

ⓘ 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: $4,205 · $350/mo
• Projected year-2 tax: $5,069 · $422/mo
• Expected delta: +$864/yr (+$72/mo · 20.5%)

ⓘ 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 ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,264
• − Mortgage interest: −$15,516
• − Property taxes: −$4,205
• − Insurance: −$1,385
• − Repairs & maintenance: −$2,181
• − Management: −$2,181
• − HOA: −$1,524
• − Depreciation: −$8,058
• Taxable loss: −$7,786
• Est. tax savings @ 24.0%: +$1,869
• After-tax cash flow: $-1,138/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 — Austin

• Score: 82/100
• State rank: #16
• US rank: #1208

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hays County · 280,138 people
• City population: 1,066,854
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 48,319
• Household income: $119,698
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 611.0

Population outlook (Travis County) Hauer SSP2

• Today (2025): 1,545,133 people
• By 2030: 1,729,269 · +11.9%
• By 2040: 2,097,596 · +35.8%
• By 2050: 2,463,890 · +59.5%
• By 2075: 3,249,374 · +110.3%
• By 2100: 3,801,868 · +146.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 49% Hispanic / Latino 42% Two or more races 17% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica, South Korea
• Languages at home: 76% English-only · Spanish 20% Arabic 2% Other Indo-European 1%

Political lean MEDSL · Travis

• 2024 margin: Solid D (+39.3) · D 68.8% · R 29.4% · Other 1.8%
• 2008→2024 swing: +9.9pp toward D · 2008: 29.4pp · 2024: 39.3pp
• All cycles: 2024: D+39.3 2020: D+45.0 2016: D+38.9 2012: D+23.9 2008: D+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -161.50%
• Current HPI: 220.6824
• Rent YoY: ▼ -1.80%
• 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

-5.5% since first listed

5 events — show timeline

• 2026-05-04 Pending — Unlock MLS
• 2026-04-29 Price Changed $276,990 Unlock MLS
• 2026-03-04 Price Changed $279,990 Unlock MLS
• 2025-11-14 Price Changed $284,990 Unlock MLS
• 2025-11-04 Listed $293,040 Unlock MLS

Property tax history

+889.7%/yr

Latest (2026): $4,205 · +889.7% YoY. Source: county tax records.