117 Texas Angel Way · Jarrell, TX 76537

$213,990

4 bd · 2.5 ba · 1,692 sqft · Other · 29 Days on market

Built 2026 5,227 sqft lot $100/mo HOA · 5% of rent ↓ 4% 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 +14.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

The Tilley - This new two-story home features a comfortable first-level owner’s suite, complete with a full bathroom and walk-in closet to create a luxurious retreat. A nearby open-concept layout provides simple transitions and multitasking. Three additional bedrooms can be found on the second floor next to a versatile and inviting loft area. Photos are for illustrative purposes only. Estimated Completion May 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

Key facts

• Full bathroom
• Versatile loft area
• Walk in closet

Tags

• FIRST LEVEL OWNERS SUITE
• FULL BATHROOM
• WALK IN CLOSET
• OPEN CONCEPT LAYOUT
• VERSATILE LOFT AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $214k.

Deal economics

• At list price, monthly cash flow is $37 ($438/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (13.8% below list).
• Recommended offer: $184k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.7% in Jarrell — 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 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); 773 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $1k of loan paydown is wiped out by about $6k 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 29 days — a 2% lower offer ($211k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,490 (13.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.73%
• DSCR: 1.03
• GRM: 9.7

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: -18.4%
• Equity multiple: 0.37×
• Total profit: $-37,765
• Equity at exit: $31,907

10-year hold

• IRR: -17.9%
• Equity multiple: 0.15×
• Total profit: $-50,817
• Equity at exit: $18,502

Cash invested: $59,917 (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 76537

• Home prices YoY: -14.4%
• Rents YoY: -1.7%
• Active inventory: 773
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,845 high
• Mortgage (P&I): −$1,122
• Tax from tax record: −$110 /mo · $1,315/yr
• Insurance: −$89
• HOA: −$100
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $37

Break-even live

Break-even rent $1,799

Max offer price $213,990

Occupancy floor 93%

Sensitivity live

Price	-10% $158	-5% $97	+0% $37	+5% $-24	+10% $-85
Rent	-10% $-109	-5% $-36	+0% $37	+5% $109	+10% $182
Rate	-1.0pp $144	-0.5pp $91	base $37	+0.5pp $-19	+1.0pp $-75

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: $53,498
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Texas Angel Way Jarrell, TX	4.0	2.0	1897	$1,890	$1.00	19d	1	0.04mi
133 Texas Angel Way Jarrell, TX	3.0	2.0	1230	$1,500	$1.22	25d	1	0.07mi
337 Rancho del Cielo Loop Georgetown, TX	3.0	2.0	1411	$1,535	$1.09	22d	1	0.08mi
136 Texas Angel Way Jarrell, TX	3.0	2.0	1450	$1,550	$1.07	6d	1	0.08mi
136 Texas Angel Way Jarrell, TX	3.0	2.0	1450	$1,495	$1.03	45d	1	0.08mi
128 Hasty Heart Ct Jarrell, TX	4.0	2.0	1606	$1,750	$1.09	0d	1	0.16mi
856 Rancho del Cielo Loop Jarrell, TX	3.0	2.0	1447	$1,600	$1.11	45d	1	0.20mi
253 Tugboat Annie Way Jarrell, TX	3.0	2.0	1380	$1,495	$1.08	16d	1	0.23mi
516 Rancho del Cielo Loop Jarrell, TX	3.0	2.0	1274	$1,700	$1.33	45d	1	0.27mi
564 Rancho del Cielo Loop Jarrell, TX	3.0	2.0	1266	$1,600	$1.26	4d	1	0.27mi
544 Rancho del Cielo Loop Georgetown, TX	4.0	2.0	1606	$1,800	$1.12	45d	1	0.28mi
100 Tugboat Annie WAY Jarrell, TX	4.0	2.5	1984	$1,799	$0.91	45d	1	0.45mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 4 events

1. 2026-03-18
   status Pending
2. 2026-03-10
   price $213,990
3. 2026-02-23
   price $214,990
4. 2026-02-17
   listed $221,990 Active

ⓘ 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: $1,315 · $110/mo
• Projected year-2 tax: $3,916 · $326/mo
• Expected delta: +$2,601/yr (+$217/mo · 197.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,139
• − Mortgage interest: −$11,987
• − Property taxes: −$1,315
• − Insurance: −$1,070
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − HOA: −$1,200
• − Depreciation: −$6,225
• Taxable loss: −$3,201
• Est. tax savings @ 24.0%: +$768
• After-tax cash flow: $1,206/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: 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

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 · 680,029 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: 225.0

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%

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%

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

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

-3.6% since first listed

4 events — show timeline

• 2026-03-18 Pending — Unlock MLS
• 2026-03-10 Price Changed $213,990 Unlock MLS
• 2026-02-23 Price Changed $214,990 Unlock MLS
• 2026-02-17 Listed $221,990 Unlock MLS

Property tax history

-3.5%/yr

Latest (2026): $1,315 · -7.4% YoY. Source: county tax records.