Is The Alamo Plan in Maxwell, TX a good investment?

CashFlowRE grades it F with a 4.8% cap rate and $-326/mo modeled cash flow at a $248,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for The Alamo Plan?

The modeled cap rate is 4.8% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,853/month, from CashFlowRE's rent model.

🏗️ New Construction

F Composite 34.28

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 +7.5/30.0
ARV discount +7.5/15.0
Condition / age +5.0/5.0
Appreciation +4.5/10.0
Livability +2.5/5.0
Schools +2.4/10.0
1% rule +2.2/10.0
DSCR +1.6/10.0
Rent growth +1.2/5.0

$248,990

The Alamo Plan · Maxwell, TX 78656

3 bd · 2.0 ba · 1,190 sqft · SingleFamily · 133 Days on market

Excellent condition

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Check out the Alamo, one of our one story floorplans available at Bollinger in Maxwell, Texas. This 3-bedroom, 2-bathroom home features a 2-car garage all within 1,190 square feet of modern living space. Our homes in Bollinger feature our modern farmhouse exterior, and the Alamo is available in 2 exterior options. Step inside this new home and into the foyer, then walk down the long hallway that opens to the kitchen, dining, and family room. This open concept space will become the center hub of your home life. The kitchen features laminate countertops with 50/50 stainless steel drop-in bowl, 36" upper cabinets and stainless-steel appliances, including a gas range. Enjoy the 9' ceilings and natural light from the three windows in this cozy living space. The primary bedroom and attached bathroom are located off the family room. Start your mornings off right in this private space, which includes a walk-in shower, laminate countertop and a walk-in closet. You'll find two additional bedrooms, a full bathroom and utility room at the front of the home, off the main hallway. Each bedroom features carpet and wood shelves in the closets. The secondary bathroom includes a shower/tub combination. This home features our America's Smart Home base package, which includes the Front Door Bell Deadbolt Lock, Home Hub, Thermostat and a Smart Switch. Contact us today and find your home at Bollinger.

Key facts

Open concept space
Laminate countertops
Walk in closet

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $249k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-326 ($-4k/yr) — negative.
To cash-flow at today's rent, offer at most $212k (14.9% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (25.6% below list).
Recommended offer: $185k (25.6% below list) — sets the bar for 1% rule.

Location & tenants

Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
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 falling (-5.4%/yr); 399 active listings in the ZIP; solid renter incomes; 529 units permitted in Caldwell County in 2024 (6 in 5+ unit buildings).

Forward outlook

Local home prices are declining (-1.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
Caldwell County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

It's been on market 133 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.

Recommended offer $185,323 (25.6% below list)

Questions for the listing agent

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?
It's been on market 133 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.72% ✗
Cap rate: 4.78%
Cash-on-cash: -5.39%
DSCR: 0.76
GRM: 11.6

CMA / ARV

ARV (median comp): $258,976
List price: $248,990
Delta: -3.86%
Verdict: FAIR
Comps: 7 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Varner Way	0.16mi	2/2.5 (-1)	1,130 (-5%)	6mo	$219,990	$195	72
219 Langston Dr	0.18mi	3/2.0	1,288 (+8%)	12mo	$289,990	$225	68
125 Kendall Ln	0.14mi	3/2.5	1,419 (+19%)	10mo	$239,990	$169	58
200 Kendall Ln	0.34mi	3/2.5	1,419 (+19%)	6mo	$239,990	$169	52
109 Langston Dr	1.00mi	3/2.0	1,288 (+8%)	13mo	$289,990	$225	40
137 Varner Way	0.94mi	3/2.5	1,419 (+19%)	16mo	$239,990	$169	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.02% appreciation · 0.0% rent growth · sell at horizon

5-year hold

IRR: -15.2%
Equity multiple: 0.37×
Total profit: $-45,934
Equity at exit: $62,207

10-year hold

IRR: -11.2%
Equity multiple: 0.08×
Total profit: $-66,785
Equity at exit: $65,060

Cash invested: $72,513 (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: 12 active · 3 under contract
Months of supply: 36.0 mo (3%/mo absorbed)
Median asking: $251,235 ($201/sqft)
Median days on market: 179 d
This list price: 42% 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 78656

Home prices YoY: -0.5%
Rents YoY: -5.4%
Active inventory: 399
Price-to-rent: 11.2×

Monthly cashflow live

Estimated rent: $1,853 medium interval (Pro) →
Mortgage (P&I): −$1,358
Tax est. 1.5%: −$324 /mo · $3,885/yr
Insurance: −$108
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$389
Net cashflow: $-326

Break-even live

Break-even rent $2,265

Max offer price $211,851

Occupancy floor —

Sensitivity live

Price	-10% $-147	-5% $-236	+0% $-326	+5% $-415	+10% $-505
Rent	-10% $-472	-5% $-399	+0% $-326	+5% $-252	+10% $-179
Rate	-1.0pp $-195	-0.5pp $-260	base $-326	+0.5pp $-393	+1.0pp $-461

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: $64,744
Closing costs: $7,769
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Listing history 50 events

2026-08-08

days on market $248,990 Active 133 DOM
2026-08-06

days on market $248,990 Active 131 DOM
2026-08-05

days on market $248,990 Active 130 DOM
2026-08-04

days on market $248,990 Active 129 DOM
2026-08-03

days on market $248,990 Active 128 DOM
2026-07-31

days on market $248,990 Active 125 DOM
2026-07-30

days on market $248,990 Active 123 DOM
2026-07-28

days on market $248,990 Active 122 DOM
2026-07-26

days on market $248,990 Active 120 DOM
2026-07-24

days on market $248,990 Active 118 DOM
2026-07-23

days on market $248,990 Active 117 DOM
2026-07-22

days on market $248,990 Active 116 DOM
2026-07-21

days on market $248,990 Active 115 DOM
2026-07-20

days on market $248,990 Active 114 DOM
2026-07-18

days on market $248,990 Active 112 DOM
2026-07-18

days on market $248,990 Active 111 DOM
2026-07-16

days on market $248,990 Active 110 DOM
2026-07-15

days on market $248,990 Active 109 DOM
2026-07-14

days on market $248,990 Active 108 DOM
2026-07-13

days on market $248,990 Active 107 DOM
2026-07-13

days on market $248,990 Active 106 DOM
2026-07-11

days on market $248,990 Active 105 DOM
2026-07-10

days on market $248,990 Active 104 DOM
2026-07-09

days on market $248,990 Active 103 DOM
2026-07-07

days on market $248,990 Active 101 DOM
2026-07-06

days on market $248,990 Active 100 DOM
2026-07-05

days on market $248,990 Active 99 DOM
2026-07-03

days on market $248,990 Active 97 DOM
2026-07-02

days on market $248,990 Active 96 DOM
2026-07-01

days on market $248,990 Active 95 DOM
2026-06-30

days on market $248,990 Active 94 DOM
2026-06-29

days on market $248,990 Active 93 DOM
2026-06-28

days on market $248,990 Active 92 DOM
2026-06-27

days on market $248,990 Active 91 DOM
2026-06-26

days on market $248,990 Active 90 DOM
2026-06-24

days on market $248,990 Active 88 DOM
2026-06-22

days on market $248,990 Active 86 DOM
2026-06-21

days on market $248,990 Active 85 DOM
2026-06-18

days on market $248,990 Active 82 DOM
2026-06-17

days on market $248,990 Active 81 DOM
2026-06-16

days on market $248,990 Active 80 DOM
2026-06-15

days on market $248,990 Active 79 DOM
2026-06-13

days on market $248,990 Active 77 DOM
2026-06-09

days on market $248,990 Active 73 DOM
2026-06-08

days on market $248,990 Active 72 DOM
2026-06-07

days on market $248,990 Active 71 DOM
2026-06-05

days on market $248,990 Active 68 DOM
2026-06-03

days on market $248,990 Active 67 DOM
2026-06-02

days on market $248,990 Active 66 DOM
2026-06-01

days on market $248,990 Active 65 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $22,239
− Mortgage interest: −$14,507
− Property taxes: −$3,885
− Insurance: −$1,295
− Repairs & maintenance: −$1,779
− Management: −$1,779
− Depreciation: −$7,534
Taxable loss: −$8,539

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,049
After-tax cash flow: $-1,859/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 · 2 photos

Excellent 100/100 None rehab

This modern, move-in-ready home in Uhland, TX, offers a spacious 3-bedroom, 2-bathroom layout with a 2-car garage and 1,190 square feet of living space. The home's excellent condition and modern design make it an attractive option for both buyers and renters.

Value-add opportunities

Resale Kitchen backsplash — A backsplash can add a modern touch and protect the countertops ↑
Resale Paint interior walls — Fresh paint can make the interior look new and inviting ↑
Resale Add modern lighting fixtures — Modern lighting can enhance the home's appeal and functionality ↑
Both Landscaping and curb appeal — A well-maintained yard and landscaping can increase both resale and rental 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

Livability — Maxwell

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

County: Caldwell County · 46,557 people
City population: 2,847
Metro: Austin-Round Rock-Georgetown, TX
Population (ZIP): 2,847
Household income: $81,346
Rent vs Own: 30.8% rent · 69.2% own
Severe rent burden: 5% of renters

Population outlook (Caldwell County) Hauer SSP2

Today (2025): 46,557 people
By 2030: 49,673 · +6.7%
By 2040: 55,827 · +19.9%
By 2050: 61,832 · +32.8%
By 2075: 77,212 · +65.8%
By 2100: 89,225 · +91.6%

Race, ethnicity, and origin ACS 2023

Neighborhood character: Predominantly Hispanic (76%)
Race & ethnicity: Hispanic / Latino 76% Two or more races 21% White 20% Black 4%
Hispanic origin (detail): Mexican 72%
Common ancestry: Romanian 4% Slovak 2% Lithuanian 1%
Foreign-born: 18% · Canada
Languages at home: 45% English-only · Spanish 55%

Political lean MEDSL · Caldwell

2024 margin: R (+14.4) · D 42.2% · R 56.6% · Other 1.2%
2008→2024 swing: -8.4pp toward R · 2008: -6.0pp · 2024: -14.4pp
All cycles: 2024: R+14.4 2020: R+9.1 2016: R+15.8 2012: R+11.1 2008: R+6.0

Not yet ingested

Civics: —

Market trends

HPI YoY: ▼ -1.02%
Current HPI: 228.3622
Rent YoY: ▼ -5.36%
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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

1 event — show timeline

2026-03-28 Listed $248,990 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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