364 Gabbro Gdns · San Marcos, TX 78656

$235,500

3 bd · 2.0 ba · 1,450 sqft · SingleFamily public records · 47 Days on market

Built 2022 4,356 sqft lot $162/sqft · 9% below area Est $258k · 9% under $45/mo HOA · 3% of rent ↓ 12% 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).

• ARV discount +11.4/15.0
• Cash flow +7.1/30.0
• Appreciation +4.5/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Rent growth +1.2/5.0

Listing remarks

Charming and cozy three-bedroom, two-bathroom home featuring a modern kitchen with a spacious island and plenty of recessed lighting throughout. The home includes solar panels under a 20-year lease at $52.00 per month plus tax. Conveniently located with easy access to IH-35 via the newly widened Yarrington Rd, making commutes to Austin, San Marcos, and Kyle much quicker.

Key facts

• Spacious island
• Easy access to ih-35
• Modern kitchen

Tags

• MODERN KITCHEN
• SPACIOUS ISLAND
• SOLAR PANELS
• EASY ACCESS TO IH-35

Property features AI

Finance

• Other: Solar panels (photovoltaic) for energy generation
• HOA & community: Membership in Sunset Oaks HOA; HOA fee $45 monthly (includes common area maintenance); Community playground and park

Exterior

• Parking: Driveway parking for 2 vehicles
• Security: Smoke detectors
• Utilities: Electricity connected; Natural gas connected; Water connected (private); Sewer connected (private)
• Home design: Single-story home; Resale property; Faces northwest
• Construction: Built by Lennar; HardiPlank exterior; Composition/shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Private yard; Exterior steps; Automatic sprinklers; Small trees; Backyard wood fencing

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Disposal; Exhaust/vented exhaust fan; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Breakfast bar; Kitchen island; Main-level primary bedroom; Quartz countertops; Recessed lighting; Walk-in closet(s); Double-pane windows with screens
• Laundry & utility: Laundry room; Washer hookup; Electric dryer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $-340 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (25.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (23.6% below list).
• Recommended offer: $176k (25.5% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 3.1% in San Marcos — 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 81/100 on livability (#30 in TX, #1,601 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: crime D+, schools F, employment 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.
• Market conditions: Rents falling (-5.4%/yr); 307 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,270 units permitted in Hays County in 2024 (1,464 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 $2k of value loss. Plan a longer hold.
• Hays County population projected at +93% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($228k) 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 $175,513 (25.5% 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 47 days. Have you received any prior offers? Is the seller open to a 25% 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. 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. Crime grade is D 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: 0.76% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.18%
• DSCR: 0.73
• GRM: 10.9

CMA / ARV

• ARV (median comp): $257,723
• List price: $235,500
• Delta: -8.62%
• 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
130 Soapstone Pass	0.13mi	3/2.5	1,450 (0%)	5mo	$179,900	$124	88
130 Soapstone Pass	0.13mi	3/2.5	1,450 (0%)	5mo	$170,000	$117	88
125 Gabbro Gdns	0.24mi	3/2.0	1,450 (0%)	1mo	$217,000	$150	88
234 Fairlawn Way	0.22mi	3/2.0	1,580 (+9%)	1mo	$309,900	$196	74
221 Fairlawn Way	0.21mi	3/2.0	1,580 (+9%)	2mo	$309,900	$196	74
465 Low Pasture Trl	0.29mi	3/2.0	1,572 (+8%)	1mo	$297,065	$189	71
433 Low Pasture Trl	0.29mi	3/2.0	1,280 (-12%)	1mo	$268,990	$210	66
606 Aplite Pass	0.37mi	3/2.0	1,305 (-10%)	4mo	$225,000	$172	63
162 Gabbro Gdns	0.20mi	4/2.0 (+1)	1,616 (+11%)	5mo	$199,999	$124	62
313 Haywood Cres	0.62mi	4/2.0 (+1)	1,468 (+1%)	7mo	$267,100	$182	58
256 Estallo Way	0.66mi	4/2.0 (+1)	1,468 (+1%)	7mo	$267,100	$182	56
281 Estallo Way	0.65mi	3/2.0	1,306 (-10%)	8mo	$262,410	$201	46

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: -16.3%
• Equity multiple: 0.32×
• Total profit: $-44,787
• Equity at exit: $56,568

10-year hold

• IRR: -12.7%
• Equity multiple: -0.03×
• Total profit: $-67,878
• Equity at exit: $59,162

Cash invested: $65,940 (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 78656

• Home prices YoY: -0.5%
• Rents YoY: -5.4%
• Active inventory: 307
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,800 high
• Mortgage (P&I): −$1,235
• Tax from tax record: −$383 /mo · $4,601/yr
• Insurance: −$98
• HOA: −$45
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-340

Break-even live

Break-even rent $2,230

Max offer price $175,513

Occupancy floor —

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: $58,875
• Closing costs: $7,065
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
427 Gabbro Gdns Maxwell, TX	3.0	2.0	1402	$1,550	$1.11	43d	1	0.05mi
328 Mica Trl Maxwell, TX	4.0	2.0	1627	$1,595	$0.98	43d	1	0.12mi
300 Geode Gln Maxwell, TX	4.0	2.5	1712	$1,795	$1.05	43d	1	0.12mi
230 Gabbro Gdns Maxwell, TX	3.0	2.0	1440	$1,500	$1.04	17d	1	0.15mi
543 Gabbro Gdns Maxwell, TX	4.0	2.0	1627	$1,695	$1.04	21d	1	0.15mi
566 Gabbro Gdns Maxwell, TX	4.0	2.5	1837	$1,850	$1.01	16d	1	0.16mi
296 Agate Cliff Dr Maxwell, TX	3.0	2.0	1421	$1,695	$1.19	11d	1	0.18mi
192 Gabbro Gdns Maxwell, TX	4.0	2.5	1610	$1,699	$1.06	43d	1	0.18mi
147 Gabbro Gdns Maxwell, TX	3.0	2.0	1450	$1,441	$0.99	43d	1	0.23mi
283 Soapstone Pass Maxwell, TX	3.0	2.0	1440	$1,609	$1.12	16d	1	0.24mi
312 Soapstone Pass Maxwell, TX	3.0	2.0	1450	$1,600	$1.10	43d	1	0.24mi
275 Aplite Pass Maxwell, TX	2.0–5.0	2.0–3.5	1733	$2,160	$1.25	1d	1	0.38mi
214 Kyanite Dr Maxwell, TX	4.0	2.5	1535	$1,650	$1.07	43d	1	0.41mi
351 Cobb Branch Dr Maxwell, TX	3.0–4.0	2.0–3.0	1616	$1,780	$1.10	1d	4	0.43mi
171 Haywood Mnr Maxwell, TX	3.0	2.0	1533	$1,850	$1.21	4d	1	0.68mi
274 Jade St Maxwell, TX	4.0	2.0	1468	$1,795	$1.22	43d	1	0.73mi
124 Hidden Branch Cv Maxwell, TX	3.0	2.5	1698	$1,845	$1.09	4d	1	0.74mi
251 Tempest Trl Maxwell, TX	3.0	2.0	1553	$1,650	$1.06	17d	1	0.76mi
146 White Dunes Dr Maxwell, TX	3.0	2.5	1698	$1,850	$1.09	12d	1	0.76mi
146 White Dunes Dr Maxwell, TX	3.0	2.0	1698	$1,850	$1.09	43d	1	0.76mi
1259 Delta Crst Maxwell, TX	4.0	2.0	1522	$1,695	$1.11	17d	1	0.79mi
293 Tempest Trl Maxwell, TX	3.0	2.5	1698	$1,825	$1.07	4d	1	0.79mi
108 White Dunes Dr Maxwell, TX	3.0	2.0	1514	$1,800	$1.19	4d	1	0.79mi
108 White Dunes Dr Maxwell, TX	3.0	2.0	1514	$1,800	$1.19	17d	1	0.79mi
108 White Dunes Dr Maxwell, TX	3.0	2.0	1514	$1,800	$1.19	23d	1	0.79mi
211 Living Reef Dr Maxwell, TX	3.0	2.5	1782	$1,840	$1.03	17d	1	0.82mi
195 Living Reef Dr Maxwell, TX	3.0	2.5	1782	$1,900	$1.07	4d	1	0.83mi
151 Living Reef Dr Maxwell, TX	3.0	2.5	1782	$1,895	$1.06	4d	1	0.86mi
170 Living Reef Dr Maxwell, TX	3.0	2.0	1500	$1,850	$1.23	43d	1	0.87mi
444 Delta Crst Maxwell, TX	3.0	2.5	1830	$1,850	$1.01	4d	1	0.89mi
704 Delta Crst Maxwell, TX	3.0–5.0	2.0–3.0	1904	$1,694	$0.89	1d	15	1.08mi
531 Paris St Maxwell, TX	4.0	2.0	1667	$1,950	$1.17	1d	1	1.23mi
839 Gully St Maxwell, TX	2.0–4.0	2.0	1105	$1,528	$1.38	1d	306	1.25mi
205 E Lima Dr Maxwell, TX	4.0	2.0	1600	$1,999	$1.25	23d	1	1.28mi
245 Bethpage Dr San Marcos, TX	4.0	2.0	1845	$1,950	$1.06	43d	1	1.41mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 15 events

1. 2026-06-18
   days on market $235,500 Active 47 DOM
2. 2026-06-17
   days on market $235,500 Active 46 DOM
3. 2026-06-16
   days on market $235,500 Active 45 DOM
4. 2026-06-15
   days on market $235,500 Active 44 DOM
5. 2026-06-13
   days on market $235,500 Active 42 DOM
6. 2026-06-09
   days on market $235,500 Active 38 DOM
7. 2026-06-08
   days on market $235,500 Active 37 DOM
8. 2026-06-07
   days on market $235,500 Active 36 DOM
9. 2026-06-05
   days on market $235,500 Active 33 DOM
10. 2026-06-03
    days on market $235,500 Active 32 DOM
11. 2026-06-02
    days on market $235,500 Active 31 DOM
12. 2026-06-01
    days on market $235,500 Active 30 DOM
13. 2026-05-31
    days on market $235,500 Active 29 DOM
14. 2026-05-11
    price $235,500 373-char remark
15. 2026-05-02
    listed $269,000 Active 373-char remark

ⓘ 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: $4,601 · $383/mo
• Projected year-2 tax: $4,601 · $383/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,599
• − Mortgage interest: −$13,192
• − Property taxes: −$4,601
• − Insurance: −$1,178
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − HOA: −$540
• − Depreciation: −$6,851
• Taxable loss: −$8,218
• Est. tax savings @ 24.0%: +$1,972
• After-tax cash flow: $-2,103/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 — San Marcos

• Score: 81/100
• State rank: #30
• US rank: #1601

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Caldwell County · 25,195 people
• City population: 88,583
• 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: 89.0

Population outlook (Hays County) Hauer SSP2

• Today (2025): 286,948 people
• By 2030: 336,923 · +17.4%
• By 2040: 441,894 · +54.0%
• By 2050: 553,462 · +92.9%
• By 2075: 838,261 · +192.1%
• By 2100: 1,063,658 · +270.7%

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 · Hays

• 2024 margin: Lean D (+5.7) · D 52.1% · R 46.5% · Other 1.4%
• 2008→2024 swing: +7.7pp toward D · 2008: -2.0pp · 2024: 5.7pp
• All cycles: 2024: D+5.7 2020: D+10.8 2016: R+0.9 2012: R+10.4 2008: R+2.0

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
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-12.5% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $235,500 Unlock MLS
• 2026-05-02 Listed $269,000 Unlock MLS

Property tax history

+10.6%/yr

Latest (2025): $4,601 · -3.3% YoY. Source: county tax records.