Iris Plan · Jarrell, TX 76537

$240,990

3 bd · 2.5 ba · 1,586 sqft · SingleFamily · 147 Days on market

Good condition

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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 +7.5/15.0
• Cash flow +6.4/30.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.1/5.0
• 1% rule +1.6/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come and experience the charm of the Iris floorplan at Cool Water, a stunning two-story home in Jerrell, Texas, offering approximately 1,588 square feet of thoughtfully designed living space, complete with a spacious two-car garage. As you enter, you're greeted by the open-concept dining and kitchen area, where the kitchen features a large island that provides additional seating and storage, making it the heart of the home. The living room is located just off the kitchen, offering plenty of natural light with three large windows that look out to the backyard. Upstairs, the Iris floor plan provides ample living space with a spacious game room, ideal for family fun or additional entertainment. To the left of the game room is the primary bedroom, featuring two large windows that allow plenty of natural light. Attached to the primary bedroom is the primary bathroom with a dual-sink vanity and a standing shower, and a walk-in closet for storage. Walking further down the hallway, you'll find the laundry room to the left, and the secondary bathroom to the right. The bathroom includes a single-sink vanity and a standing tub. At the end of the hallway, you'll find two secondary bedrooms, each with their own walk-in closet, offering plenty of space for storage and personalization. The Iris floor plan combines spacious living areas, modern design, and smart functionality, making it the perfect home for families. Don't miss out on the opportunity to make the Iris your new dream home!

Key facts

• Iris floorplan
• Natural light
• Dual-sink vanity

Tags

• IRIS FLOORPLAN
• OPEN-CONCEPT DINING
• LARGE ISLAND
• NATURAL LIGHT
• SPACIOUS GAME ROOM
• DUAL-SINK VANITY

🏗️ New construction. The $240,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $288,816.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $241k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-497 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (21.3% below list).
• Recommended offer: $190k (21.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#313 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F.
• Jarrell ISD (rural): math 19% / reading 28% proficiency, ranked #713 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jarrell El (math 19% / reading 27%, grade F, #3,277 of 4,322 statewide, top 77%, 785 students, 62% FRL); Jarrell Middle (math 21% / reading 29%, grade F, #1,258 of 1,662 statewide, top 77%, 741 students, 64% FRL); Jarrell H S (math 22% / reading 37%, grade F, #1,112 of 1,632 statewide, top 70%, 868 students, 58% FRL).
• Market conditions: Rents soft (-1.7%/yr); 915 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 7,543 units permitted in Williamson County in 2024 (1,425 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 $9k of value loss. Plan a longer hold.
• Williamson County population projected at +69% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Recommended offer $189,694 (21.3% 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 147 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.66% ✗
• Cap rate: 4.23%
• Cash-on-cash: -7.38%
• DSCR: 0.67
• GRM: 12.7

CMA / ARV

• ARV (median comp): $288,816
• List price: $240,990
• Delta: -16.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Star Packer Ln	0.30mi	4/2.0 (+1)	1,607 (+1%)	1mo	$219,999	$137	76
512 Old Western Pass	0.40mi	3/2.0	1,522 (-4%)	0mo	$230,990	$152	72
541 Old Western Pass	0.42mi	3/2.0	1,522 (-4%)	1mo	$198,806	$131	71
132 Star Packer Ln	0.30mi	3/2.0	1,409 (-11%)	0mo	$211,499	$150	65
124 Star Packer Ln	0.30mi	3/2.0	1,418 (-11%)	2mo	$209,999	$148	65
153 Starpacker Ln	0.31mi	3/2.0	1,418 (-11%)	2mo	$209,999	$148	64
525 Old Western Pass	0.43mi	3/2.0	1,412 (-11%)	0mo	$230,190	$163	59
229 Brannigan Dr	0.43mi	3/2.0	1,402 (-12%)	0mo	$236,990	$169	58
125 Hatari Trl	0.66mi	3/2.0	1,501 (-5%)	0mo	$254,990	$170	58
416 Paradise Canyon Dr	0.61mi	3/2.0	1,688 (+6%)	1mo	$279,990	$166	58
408 Paradise Canyon Dr	0.60mi	3/2.0	1,688 (+6%)	2mo	$271,719	$161	58
104 Hatari Trl	0.62mi	3/2.0	1,688 (+6%)	1mo	$274,500	$163	57

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: -32.5%
• Equity multiple: -0.04×
• Total profit: $-84,008
• Equity at exit: $43,063

10-year hold

• IRR: -59.8%
• Equity multiple: -0.67×
• Total profit: $-135,310
• Equity at exit: $24,972

Cash invested: $80,869 (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: 116 active · 38 under contract
• Months of supply: 13.9 mo (7%/mo absorbed)
• Median asking: $260,250 ($168/sqft)
• Median days on market: 112 d
• This list price: 34% of active listings are priced below it
• ARV vs active asking: +8.3% vs current asking $/sqft

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

ZIP-level market 76537

• Home prices YoY: -14.4%
• Rents YoY: -1.7%
• Active inventory: 915
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,897 high
• Mortgage (P&I): −$1,515
• Tax est. 1.5%: −$361 /mo · $4,332/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-497

Break-even live

Break-even rent $2,527

Max offer price $216,847

Occupancy floor —

Sensitivity live

Price	-10% $-298	-5% $-398	+0% $-497	+5% $-597	+10% $-697
Rent	-10% $-647	-5% $-572	+0% $-497	+5% $-422	+10% $-348
Rate	-1.0pp $-352	-0.5pp $-424	base $-497	+0.5pp $-572	+1.0pp $-648

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: $72,204
• Closing costs: $8,664
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Old Stagecoach Rd Jarrell, TX	4.0	2.0	1531	$1,800	$1.18	93d	1	0.19mi
201 Fighting Seabees Run Jarrell, TX	4.0	2.0	1667	$1,900	$1.14	57d	1	0.24mi
105 McLintock Rd Jarrell, TX	3.0–5.0	2.0–3.5	1773	$2,055	$1.16	9d	1	0.29mi
313 McLintock Rd Jarrell, TX	4.0	2.0	1855	$1,830	$0.99	13d	1	0.29mi
313 McLintock Rd Jarrell, TX	4.0	2.0	1855	$2,000	$1.08	52d	1	0.29mi
153 Star Pass Jarrell, TX	3.0	2.0	1418	$1,700	$1.20	16d	1	0.30mi
149 Star Pass Jarrell, TX	3.0	2.0	1418	$1,700	$1.20	9d	1	0.30mi
137 Star Pass Jarrell, TX	4.0	2.0	1418	$1,700	$1.20	9d	1	0.31mi
360 Brannigan Dr Jarrell, TX	3.0	2.0	1409	$1,700	$1.21	46d	1	0.32mi
113 Star Pass Jarrell, TX	3.0	2.0	1417	$1,500	$1.06	32d	1	0.33mi
229 Barbary Coast Ln Jarrell, TX	3.0	2.5	1935	$1,800	$0.93	36d	1	0.36mi
221 Barbary Coast Ln Jarrell, TX	3.0	2.0	1450	$1,650	$1.14	9d	1	0.37mi
125 Paradise Canyon Dr Jarrell, TX	3.0	2.0	1305	$2,095	$1.61	31d	1	0.41mi
216 The Duke Dr Jarrell, TX	3.0	2.0	1413	$1,700	$1.20	30d	1	0.42mi
120 Morrison Dr Jarrell, TX	3.0	2.0	1580	$2,210	$1.40	65d	1	0.45mi
252 Wild Wind Trl Jarrell, TX	3.0	2.0	1243	$1,650	$1.33	67d	1	0.85mi
107 Wild Wind Cv Jarrell, TX	3.0	2.0	1214	$1,700	$1.40	93d	1	0.88mi
504 Rusty DR Lot Rusty Jarrell, TX	3.0	2.5	1900	$1,825	$0.96	38d	1	0.95mi
504 Rusty DR Lot Rusty Jarrell, TX	3.0	2.5	1900	$1,825	$0.96	34d	1	0.95mi
154 Hammond Jarrell, TX	3.0	2.0	1500	$1,799	$1.20	41d	1	0.95mi
104 Hellfighters Way Jarrell, TX	3.0	2.5	1619	$2,000	$1.24	93d	1	0.98mi
516 Taggart Trl Jarrell, TX	4.0	2.0	1761	$1,850	$1.05	21d	1	0.98mi
112 Ragnar Jarrell, TX	3.0	2.0	1251	$1,495	$1.20	65d	1	1.01mi
112 Ragnar Jarrell, TX	3.0	2.0	1251	$1,495	$1.20	68d	1	1.01mi
241 Alcatraz Loop Jarrell, TX	3.0	2.0	1288	$1,795	$1.39	9d	1	1.03mi
449 Stone Water Ln Jarrell, TX	3.0	2.5	1674	$1,900	$1.14	93d	1	1.04mi
316 Stone Water Ln Jarrell, TX	3.0	2.5	1909	$1,800	$0.94	41d	1	1.09mi
621 Xanadu Dr Jarrell, TX	3.0	2.0	1586	$1,750	$1.10	53d	1	1.14mi
744 Xanadu Dr Unit 53K Jarrell, TX	4.0	2.0	1764	$1,750	$0.99	18d	1	1.14mi
137 Kellys Heroes Way Jarrell, TX	3.0	2.0	1214	$1,695	$1.40	93d	1	1.15mi
125 Kellys Heroes Way Jarrell, TX	3.0	2.0	1641	$1,650	$1.01	93d	1	1.16mi
149 Vulcan Dr Jarrell, TX	3.0	2.0	1450	$1,799	$1.24	73d	1	1.26mi
117 Galaxy Way Jarrell, TX	3.0	2.0	1276	$1,600	$1.25	41d	1	1.29mi
600 Shimek St Unit 19A Jarrell, TX	3.0	2.0	1357	$1,650	$1.22	67d	1	1.31mi
873 Circle Way Jarrell, TX	3.0	2.0	1450	$1,650	$1.14	64d	1	1.31mi
608 Magnum Force Dr Jarrell, TX	3.0	2.0	1401	$1,995	$1.42	22d	1	1.37mi
2131 County Road 314 Jarrell, TX	3.0	2.0	1671	$2,000	$1.20	16d	1	1.39mi
636 The Ugly Way Jarrell, TX	4.0	2.5	1926	$1,800	$0.93	28d	1	1.39mi
1100 Jackson Ln Jarrell, TX	4.0	2.5	1839	$1,695	$0.92	27d	1	1.39mi
324 Circle Way Jarrell, TX	3.0	2.5	1661	$1,650	$0.99	60d	1	1.39mi

Listing history 50 events

1. 2026-08-08
   days on market $240,990 Active 147 DOM
2. 2026-08-06
   days on market $240,990 Active 145 DOM
3. 2026-08-05
   days on market $240,990 Active 144 DOM
4. 2026-08-04
   days on market $240,990 Active 143 DOM
5. 2026-08-03
   days on market $240,990 Active 142 DOM
6. 2026-07-31
   days on market $240,990 Active 139 DOM
7. 2026-07-30
   days on market $240,990 Active 138 DOM
8. 2026-07-30
   days on market $240,990 Active 137 DOM
9. 2026-07-28
   days on market $240,990 Active 136 DOM
10. 2026-07-26
    days on market $240,990 Active 134 DOM
11. 2026-07-24
    days on market $240,990 Active 132 DOM
12. 2026-07-23
    days on market $240,990 Active 131 DOM
13. 2026-07-22
    days on market $240,990 Active 130 DOM
14. 2026-07-21
    days on market $240,990 Active 129 DOM
15. 2026-07-20
    days on market $240,990 Active 128 DOM
16. 2026-07-18
    days on market $240,990 Active 126 DOM
17. 2026-07-18
    days on market $240,990 Active 125 DOM
18. 2026-07-16
    days on market $240,990 Active 124 DOM
19. 2026-07-15
    days on market $240,990 Active 123 DOM
20. 2026-07-14
    days on market $240,990 Active 122 DOM
21. 2026-07-13
    days on market $240,990 Active 121 DOM
22. 2026-07-13
    days on market $240,990 Active 120 DOM
23. 2026-07-11
    days on market $240,990 Active 119 DOM
24. 2026-07-10
    days on market $240,990 Active 118 DOM
25. 2026-07-09
    days on market $240,990 Active 117 DOM
26. 2026-07-07
    days on market $240,990 Active 115 DOM
27. 2026-07-06
    days on market $240,990 Active 114 DOM
28. 2026-07-05
    days on market $240,990 Active 113 DOM
29. 2026-07-03
    days on market $240,990 Active 111 DOM
30. 2026-07-02
    days on market $240,990 Active 110 DOM
31. 2026-07-01
    days on market $240,990 Active 109 DOM
32. 2026-06-30
    days on market $240,990 Active 108 DOM
33. 2026-06-29
    days on market $240,990 Active 107 DOM
34. 2026-06-28
    days on market $240,990 Active 106 DOM
35. 2026-06-27
    days on market $240,990 Active 105 DOM
36. 2026-06-26
    days on market $240,990 Active 104 DOM
37. 2026-06-24
    days on market $240,990 Active 102 DOM
38. 2026-06-22
    days on market $240,990 Active 100 DOM
39. 2026-06-21
    days on market $240,990 Active 99 DOM
40. 2026-06-18
    days on market $240,990 Active 96 DOM
41. 2026-06-17
    days on market $240,990 Active 95 DOM
42. 2026-06-16
    days on market $240,990 Active 94 DOM
43. 2026-06-15
    days on market $240,990 Active 93 DOM
44. 2026-06-13
    days on market $240,990 Active 91 DOM
45. 2026-06-09
    days on market $240,990 Active 87 DOM
46. 2026-06-08
    days on market $240,990 Active 86 DOM
47. 2026-06-07
    days on market $240,990 Active 85 DOM
48. 2026-06-04
    days on market $240,990 Active 82 DOM
49. 2026-06-03
    days on market $240,990 Active 81 DOM
50. 2026-06-02
    days on market $240,990 Active 80 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: $22,763
• − Mortgage interest: −$16,178
• − Property taxes: −$4,332
• − Insurance: −$1,444
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$8,402
• Taxable loss: −$11,235
• Est. tax savings @ 24.0%: +$2,696
• After-tax cash flow: $-3,272/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $7,930–$23,790 screening

This Iris floorplan home in Sonterra, TX, is in good condition with a good condition score of 80. It has a modern kitchen and well-maintained exterior, making it a good candidate for cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Resale Replace countertops — Modern countertops can increase the home's appeal to potential buyers. ↑
• Both Install smart home features — Smart home features can improve convenience and attract tech-savvy buyers or 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 26/100

Zoned Schools

Elementary Jarrell El F TX #3,277/4,322 Nat'l #31,702/41,679 Middle Jarrell Middle F TX #1,258/1,662 Nat'l #10,338/14,009 High Jarrell H S F TX #1,112/1,632 Nat'l #11,215/17,239

Schools (NCES district)

• District: Jarrell ISD
• NCES district ID: 4824600
• Math proficiency: 19% ▼ -18.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $57,132
• Composite: 21.47/100
• National rank: #8335
• State rank: #713 of 826 in TX

B Composite livability gradescore 71/100

Livability — Jarrell

• Score: 71/100
• State rank: #313
• US rank: #7020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Williamson County · 699,027 people
• City population: 16,272
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 16,272
• Household income: $98,199
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 6% of renters

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Population outlook (Williamson County) Hauer SSP2

• Today (2025): 699,027 people
• By 2030: 795,537 · +13.8%
• By 2040: 990,683 · +41.7%
• By 2050: 1,184,292 · +69.4%
• By 2075: 1,623,825 · +132.3%
• By 2100: 1,924,153 · +175.3%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 48% Hispanic / Latino 36% Two or more races 14% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 30% Puerto Rican 5%
• Common ancestry: Romanian 3% Italian 2% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 69% English-only · Spanish 26% Chinese 2% French/Haitian/Cajun 1%

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Political lean MEDSL · Williamson

• 2024 margin: Toss-up / Even · D 48.0% · R 50.4% · Other 1.6%
• 2008→2024 swing: +10.6pp toward D · 2008: -13.0pp · 2024: -2.5pp
• All cycles: 2024: R+2.5 2020: D+1.4 2016: R+9.9 2012: R+21.5 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.03%
• Current HPI: 184.8935
• Rent YoY: ▼ -1.73%
• 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

1 event — show timeline

• 2026-03-14 Listed $240,990 Zillow