418 Gallaher Bnd · Uhland, TX 78656

$264,000

3 bd · 2.0 ba · 1,489 sqft · SingleFamily · 87 Days on market

Built 2025 4,835 sqft lot $177/sqft · 7% below area Est $285k · 7% under $77/mo HOA · 4% 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 +10.8/15.0
• Cash flow +8.0/30.0
• Appreciation +4.5/10.0
• Schools +3.5/10.0
• 1% rule +2.8/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Rent growth +1.2/5.0

Listing remarks MLS

Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Caroline floorplan, is one of our one story new homes available at Bollinger. This 3 bedroom, 2 bathroom home includes a 2 car garage all within 1,489 square feet of comfortable living space. Our homes in Bollinger feature our modern farmhouse exterior. From the covered front porch, step inside the home and cross through the foyer and long hallway. The utility room is tucked away off the hall and connects to the garage, making it a perfect mud room. The heart of the home is the open concept living space. The kitchen, dining and family room flow seamlessly into the other, making this space perfect for creating lasting memories. The kitchen features an island with undermount sink, granite countertops, decorative granite backsplash, a pantry closet, 36” upper cabinets, and stainless-steel appliances, including a gas range. Enjoy the natural light from the side and rear windows plus the 8’ to 9’ sloped ceilings in this comfortable space. The primary bedroom is located off the family room and includes an attached bathroom. Start your mornings off right in the private space that includes a walk-in shower, cultured marble vanity with dual sinks, private door to the toilet area and walk-in closet. The secondary bedrooms and bathroom are tucked away off the kitchen. Each secondary bedroom includes a closet with shelving and the hall bathroom includes a shower/tub combination. The Caroline includes vinyl flooring throughout the common areas of the home, and carpet in the bedrooms. A covered back patio is also included in the Caroline plan. All our new homes feature Bermuda sod, an irrigation system in the front and back yard, and a 6’ privacy fence around the back yard.

Key facts

• Covered front porch
• Granite countertops
• 4,835 sq ft lot

Tags

• MODERN FARMHOUSE EXTERIOR
• COVERED FRONT PORCH
• OPEN CONCEPT LIVING SPACE
• ISLAND WITH UNDERMOUNT SINK
• GRANITE COUNTERTOPS
• DECORATIVE GRANITE BACKSPLASH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $264k.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (21.6% below list).
• Recommended offer: $207k (21.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#1,385 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools F, amenities 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); 325 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 529 units permitted in Caldwell County in 2024 (6 in 5+ unit buildings).
• This rent runs 31% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 87 days — a 6% lower offer ($248k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $206,964 (21.6% 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 87 days. Have you received any prior offers? Is the seller open to a 22% 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. 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?
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: 0.78% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.33%
• DSCR: 0.81
• GRM: 10.6

CMA / ARV

• ARV (median comp): $284,697
• List price: $264,000
• Delta: -7.27%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Hodges St	0.19mi	3/2.0	1,575 (+6%)	4mo	$324,990	$206	78
223 Langston Dr	0.50mi	3/2.0	1,488 (-0%)	10mo	$289,490	$195	68
439 Hodges St	0.38mi	3/2.0	1,575 (+6%)	9mo	$289,990	$184	65
200 Kendall Ln	0.53mi	3/2.5	1,419 (-5%)	5mo	$239,990	$169	61
205 Varner Way	0.38mi	4/2.5 (+1)	1,543 (+4%)	12mo	$263,615	$171	59
219 Langston Dr	0.40mi	3/2.0	1,288 (-14%)	11mo	$289,990	$225	50

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: -13.9%
• Equity multiple: 0.42×
• Total profit: $-43,128
• Equity at exit: $63,413

10-year hold

• IRR: -10.1%
• Equity multiple: 0.17×
• Total profit: $-61,326
• Equity at exit: $66,322

Cash invested: $73,920 (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: 325
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,070 medium
• Mortgage (P&I): −$1,384
• Tax est. 1.5%: −$330 /mo · $3,960/yr
• Insurance: −$110
• HOA: −$77
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-266

Break-even live

Break-even rent $2,407

Max offer price $225,447

Occupancy floor —

Sensitivity live

Price	-10% $-84	-5% $-175	+0% $-266	+5% $-358	+10% $-449
Rent	-10% $-430	-5% $-348	+0% $-266	+5% $-185	+10% $-103
Rate	-1.0pp $-133	-0.5pp $-199	base $-266	+0.5pp $-335	+1.0pp $-404

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: $66,000
• Closing costs: $7,920
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Kendall Ln Kyle, TX	4.0	2.5	1543	$1,895	$1.23	21d	1	0.32mi
271 Cottonwood Trl Maxwell, TX	3.0	2.0	1568	$2,000	$1.28	45d	1	1.46mi

HOA detail

• Monthly dues: $77 · $924/yr
• Likely covers: gas

Listing history 32 events

1. 2026-06-21
   days on market $264,000 Active 87 DOM
2. 2026-06-18
   days on market $264,000 Active 84 DOM
3. 2026-06-17
   days on market $264,000 Active 83 DOM
4. 2026-06-16
   days on market $264,000 Active 82 DOM
5. 2026-06-15
   days on market $264,000 Active 81 DOM
6. 2026-06-13
   days on market $264,000 Active 79 DOM
7. 2026-06-09
   days on market $264,000 Active 75 DOM
8. 2026-06-08
   days on market $264,000 Active 74 DOM
9. 2026-06-07
   days on market $264,000 Active 73 DOM
10. 2026-06-05
    days on market $264,000 Active 70 DOM
11. 2026-06-03
    days on market $264,000 Active 69 DOM
12. 2026-06-02
    days on market $264,000 Active 68 DOM
13. 2026-06-01
    days on market $264,000 Active 67 DOM
14. 2026-05-31
    days on market $264,000 Active 66 DOM
15. 2026-05-01
    price $264,500 1833-char remark

    Show marketing remark (1833 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Caroline floorplan, is one of our one story new homes available at Bollinger. This 3 bedroom, 2 bathroom home includes a 2 car garage all within 1,489 square feet of comfortable living space. Our homes in Bollinger feature our modern farmhouse exterior. From the covered front porch, step inside the home and cross through the foyer and long hallway. The utility room is tucked away off the hall and connects to the garage, making it a perfect mud room. The heart of the home is the open concept living space. The kitchen, dining and family room flow seamlessly into the other, making this space perfect for creating lasting memories. The kitchen features an island with undermount sink, granite countertops, decorative granite backsplash, a pantry closet, 36” upper cabinets, and stainless-steel appliances, including a gas range. Enjoy the natural light from the side and rear windows plus the 8’ to 9’ sloped ceilings in this comfortable space. The primary bedroom is located off the family room and includes an attached bathroom. Start your mornings off right in the private space that includes a walk-in shower, cultured marble vanity with dual sinks, private door to the toilet area and walk-in closet. The secondary bedrooms and bathroom are tucked away off the kitchen. Each secondary bedroom includes a closet with shelving and the hall bathroom includes a shower/tub combination. The Caroline includes vinyl flooring throughout the common areas of the home, and carpet in the bedrooms. A covered back patio is also included in the Caroline plan. All our new homes feature Bermuda sod, an irrigation system in the front and back yard, and a 6’ privacy fence around the back yard.

16. 2026-04-23
    price $265,000 2029-char remark

    Show marketing remark (2029 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Caroline floorplan, is one of our one story new homes available at Bollinger. This 3 bedroom, 2 bathroom home includes a 2 car garage all within 1,488 square feet of comfortable living space. Our homes in Bollinger feature our modern farmhouse exterior. From the covered front porch, step inside the home and cross through the foyer and long hallway. The utility room is tucked away off the hall and connects to the garage, making it a perfect mud room. The heart of the home is the open concept living space. The kitchen, dining and family room flow seamlessly into the other, making this space perfect for creating lasting memories. The kitchen features an island with undermount sink, granite countertops, decorative granite backsplash, a pantry closet, 36” upper cabinets, and stainless-steel appliances, including a gas range. Enjoy the natural light from the side and rear windows plus the 8’ to 9’ sloped ceilings in this comfortable space. The primary bedroom is located off the family room and includes an attached bathroom. Start your mornings off right in the private space that includes a walk-in shower, cultured marble vanity with dual sinks, private door to the toilet area and walk-in closet. The secondary bedrooms and bathroom are tucked away off the kitchen. Each secondary bedroom includes a closet with shelving and the hall bathroom includes a shower/tub combination. The Caroline includes vinyl flooring throughout the common areas of the home, and carpet in the bedrooms. A covered back patio is also included in the Caroline plan. All our new homes feature Bermuda sod, an irrigation system in the front and back yard, and a 6’ privacy fence around the back yard. This home comes with our America’s Smart Home base package, which includes the Amazon Echo Pop, Front Doorbell, Front Door Deadbolt Lock, Home Hub, Thermostat, and Deako® Smart Switches

17. 2026-04-22
    listed $280,000 Active 2029-char remark

    Show marketing remark (2029 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Caroline floorplan, is one of our one story new homes available at Bollinger. This 3 bedroom, 2 bathroom home includes a 2 car garage all within 1,488 square feet of comfortable living space. Our homes in Bollinger feature our modern farmhouse exterior. From the covered front porch, step inside the home and cross through the foyer and long hallway. The utility room is tucked away off the hall and connects to the garage, making it a perfect mud room. The heart of the home is the open concept living space. The kitchen, dining and family room flow seamlessly into the other, making this space perfect for creating lasting memories. The kitchen features an island with undermount sink, granite countertops, decorative granite backsplash, a pantry closet, 36” upper cabinets, and stainless-steel appliances, including a gas range. Enjoy the natural light from the side and rear windows plus the 8’ to 9’ sloped ceilings in this comfortable space. The primary bedroom is located off the family room and includes an attached bathroom. Start your mornings off right in the private space that includes a walk-in shower, cultured marble vanity with dual sinks, private door to the toilet area and walk-in closet. The secondary bedrooms and bathroom are tucked away off the kitchen. Each secondary bedroom includes a closet with shelving and the hall bathroom includes a shower/tub combination. The Caroline includes vinyl flooring throughout the common areas of the home, and carpet in the bedrooms. A covered back patio is also included in the Caroline plan. All our new homes feature Bermuda sod, an irrigation system in the front and back yard, and a 6’ privacy fence around the back yard. This home comes with our America’s Smart Home base package, which includes the Amazon Echo Pop, Front Doorbell, Front Door Deadbolt Lock, Home Hub, Thermostat, and Deako® Smart Switches

18. 2026-04-09
    price $265,000 1833-char remark

    Show marketing remark (1833 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Caroline floorplan, is one of our one story new homes available at Bollinger. This 3 bedroom, 2 bathroom home includes a 2 car garage all within 1,489 square feet of comfortable living space. Our homes in Bollinger feature our modern farmhouse exterior. From the covered front porch, step inside the home and cross through the foyer and long hallway. The utility room is tucked away off the hall and connects to the garage, making it a perfect mud room. The heart of the home is the open concept living space. The kitchen, dining and family room flow seamlessly into the other, making this space perfect for creating lasting memories. The kitchen features an island with undermount sink, granite countertops, decorative granite backsplash, a pantry closet, 36” upper cabinets, and stainless-steel appliances, including a gas range. Enjoy the natural light from the side and rear windows plus the 8’ to 9’ sloped ceilings in this comfortable space. The primary bedroom is located off the family room and includes an attached bathroom. Start your mornings off right in the private space that includes a walk-in shower, cultured marble vanity with dual sinks, private door to the toilet area and walk-in closet. The secondary bedrooms and bathroom are tucked away off the kitchen. Each secondary bedroom includes a closet with shelving and the hall bathroom includes a shower/tub combination. The Caroline includes vinyl flooring throughout the common areas of the home, and carpet in the bedrooms. A covered back patio is also included in the Caroline plan. All our new homes feature Bermuda sod, an irrigation system in the front and back yard, and a 6’ privacy fence around the back yard.

19. 2026-03-26
    listed $280,000 Active 1833-char remark

    Show marketing remark (1833 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Caroline floorplan, is one of our one story new homes available at Bollinger. This 3 bedroom, 2 bathroom home includes a 2 car garage all within 1,489 square feet of comfortable living space. Our homes in Bollinger feature our modern farmhouse exterior. From the covered front porch, step inside the home and cross through the foyer and long hallway. The utility room is tucked away off the hall and connects to the garage, making it a perfect mud room. The heart of the home is the open concept living space. The kitchen, dining and family room flow seamlessly into the other, making this space perfect for creating lasting memories. The kitchen features an island with undermount sink, granite countertops, decorative granite backsplash, a pantry closet, 36” upper cabinets, and stainless-steel appliances, including a gas range. Enjoy the natural light from the side and rear windows plus the 8’ to 9’ sloped ceilings in this comfortable space. The primary bedroom is located off the family room and includes an attached bathroom. Start your mornings off right in the private space that includes a walk-in shower, cultured marble vanity with dual sinks, private door to the toilet area and walk-in closet. The secondary bedrooms and bathroom are tucked away off the kitchen. Each secondary bedroom includes a closet with shelving and the hall bathroom includes a shower/tub combination. The Caroline includes vinyl flooring throughout the common areas of the home, and carpet in the bedrooms. A covered back patio is also included in the Caroline plan. All our new homes feature Bermuda sod, an irrigation system in the front and back yard, and a 6’ privacy fence around the back yard.

20. 2026-02-11
    status Active
21. 2025-07-29
    status Pending
22. 2025-07-28
    status Pending
23. 2025-07-25
    historical
24. 2025-06-18
    status Active
25. 2025-06-18
    price $290,990
26. 2025-06-18
    price
27. 2025-06-18
    status Active
28. 2025-05-19
    status Pending
29. 2025-05-19
    status Pending
30. 2025-02-19
    price $279,990
31. 2025-02-19
    listed Active
32. 2025-02-19
    listed $299,990 Active

ⓘ 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: $24,836
• − Mortgage interest: −$14,788
• − Property taxes: −$3,960
• − Insurance: −$1,320
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − HOA: −$924
• − Depreciation: −$7,680
• Taxable loss: −$7,810
• Est. tax savings @ 24.0%: +$1,874
• After-tax cash flow: $-1,323/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 — Uhland

• Score: 54/100
• State rank: #1385
• US rank: #23774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Caldwell County · 25,195 people
• 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 (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
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-11.8% since first listed

18 events — show timeline

• 2026-05-01 Price Changed $264,500 Unlock MLS
• 2026-04-23 Price Changed $265,000 CTXMLS
• 2026-04-22 Listed $280,000 CTXMLS
• 2026-04-09 Price Changed $265,000 Unlock MLS
• 2026-03-26 Listed $280,000 Unlock MLS
• 2026-02-11 Relisted — Unlock MLS
• 2025-07-29 Pending — Unlock MLS
• 2025-07-28 Pending — CTXMLS
• 2025-07-25 Listing Removed — CTXMLS
• 2025-06-18 Relisted — CTXMLS
• 2025-06-18 Price Changed $290,990 CTXMLS
• 2025-06-18 Price Changed — Unlock MLS
• 2025-06-18 Relisted — Unlock MLS
• 2025-05-19 Pending — CTXMLS
• 2025-05-19 Pending — Unlock MLS
• 2025-02-19 Price Changed $279,990 CTXMLS
• 2025-02-19 Listed $299,990 CTXMLS
• 2025-02-19 Listed — Unlock MLS