13608 Buckalew St · Elgin, TX 78621

$215,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 43 Days on market

Built 2020 Good condition 5,384 sqft lot $204/sqft · 15% below area Est $254k · 15% under $65/mo HOA · 3% of rent

---

Why this score? — see what drove the C- 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 +14.3/15.0
• Appreciation +10.0/10.0
• Cash flow +8.4/30.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• DSCR +2.3/10.0
• Schools +2.0/10.0

Listing remarks MLS

Malvern A. Estimated Completion January 2021. Do you enjoy beautiful sunrises and sunsets? Then come to Lennar Elm Creek for country lifestyle living with all that a big city next door offers! Austin is just minutes away! Super beautiful ready move in home with open concept design, stainless steel appliances, breakfast bar, blinds, with full sod and irrigation. Schools, shopping and access to 130 and 290 close by. New Tesla campus just minutes away! New amenity center with pool coming soon. Low HOA.

Key facts

• Stylish countertops
• Large lot
• Huge backyard

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS LIVING ROOM
• STYLISH COUNTERTOPS
• LARGE LOT
• HUGE BACKYARD
• SPRINKLER SYSTEM

Property features AI

Finance

• Other: Lot features include cul-de-sac location, backyard fencing (wood, full), front yard, gentle sloping, landscaped areas, garden, sprinklers (automatic/in-ground/in rear/in front/on side), few small trees
• Financial info: Property is resale (no investor-specific income/expense details provided)
• HOA & community: Homeowners association (Elm Creek Residential Community Inc.) with a $65 monthly fee covering common area maintenance; Community features include gated entry, community pool, barbecue area, street lights, sidewalks, and curbs

Exterior

• Parking: 2-car garage with front-facing door and garage door opener; 2 covered parking spaces (total)
• Security: 24-hour security; Smoke detectors
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Faces southeast; Resale property
• Construction: Built by Lennar; Vinyl siding; Asphalt/composition shingle roof; Slab foundation; Built in public-records year (year built from public records)
• Exterior features: Garden; Private yard; Covered front porch

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Gas range; Microwave; Garbage disposal; Solid surface counters; Vented exhaust fan; Exhaust fan; Pantry; Kitchen/family room combo; Dining area
• Bedrooms: 3 main-level bedrooms; Walk-in closet(s) in at least one main-level bedroom
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Main level primary bedroom; Open floorplan; Pantry; Recessed lighting; Blinds; Insulated windows; Window screens
• Laundry & utility: Laundry closet; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-192 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (6.7% below list).
• Recommended offer: $181k (15.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 74/100 on livability (#167 in TX, #4,404 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Elgin ISD (rural): math 17% / reading 26% proficiency, ranked #741 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 807 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $22k appreciation (10.0% local appreciation)).
• Travis County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,160 (15.7% 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 43 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.93% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.82%
• DSCR: 0.83
• GRM: 8.9

CMA / ARV

• ARV (median comp): $253,602
• List price: $215,000
• Delta: -15.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13816 Menard Way	0.24mi	3/2.0	1,041 (-1%)	15mo	$241,225	$232	74
13509 Mussel Run	0.10mi	3/2.0	1,047 (-1%)	24mo	$235,000	$224	74
17609 Soapberry Cv	0.44mi	3/2.0	1,102 (+4%)	3mo	$235,000	$213	70
23517 Iron Lantern Way	0.06mi	3/2.0	1,200 (+14%)	19mo	$214,990	$179	58
13036 Date Palm Trl	0.33mi	3/2.0	1,194 (+13%)	7mo	$221,000	$185	57
13008 Amaryllis Trl	0.39mi	3/2.0	1,102 (+4%)	22mo	$238,000	$216	56
23513 Tiny Moons	0.15mi	3/2.0	1,200 (+14%)	19mo	$219,990	$183	55
13324 Illumination Rd	0.21mi	3/2.0	1,200 (+14%)	19mo	$211,990	$177	52
17605 Soapberry Cv	0.44mi	3/2.0	1,194 (+13%)	20mo	$230,000	$193	41

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

Projected returns pro-forma

10.0% appreciation · 3.12% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.75×
• Total profit: $105,346
• Equity at exit: $193,689

10-year hold

• IRR: 19.6%
• Equity multiple: 6.33×
• Total profit: $320,732
• Equity at exit: $417,698

Cash invested: $60,200 (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 78621

• Home prices YoY: 7.6%
• Rents YoY: 3.1%
• Active inventory: 807
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,007 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$495 /mo · $5,938/yr
• Insurance: −$90
• HOA: −$65
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-192

Break-even live

Break-even rent $2,249

Max offer price $181,160

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-131	+0% $-192	+5% $-252	+10% $-313
Rent	-10% $-350	-5% $-271	+0% $-192	+5% $-112	+10% $-33
Rate	-1.0pp $-83	-0.5pp $-137	base $-192	+0.5pp $-247	+1.0pp $-304

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13604 Menard Way Elgin, TX	3.0	2.0	1474	$1,875	$1.27	24d	1	0.09mi
13804 Knights Branch Dr Elgin, TX	3.0	2.5	1427	$1,900	$1.33	5d	1	0.19mi
13124 Maidenhair Trl Elgin, TX	4.0	2.0	1448	$1,775	$1.23	24d	1	0.26mi
13124 Maidenhair Trl Elgin, TX	4.0	2.0	1448	$1,775	$1.23	17d	1	0.26mi

HOA detail

• Monthly dues: $65 · $780/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-18
   days on market $215,000 Active 43 DOM
2. 2026-06-17
   days on market $215,000 Active 42 DOM
3. 2026-06-16
   days on market $215,000 Active 41 DOM
4. 2026-06-15
   days on market $215,000 Active 40 DOM
5. 2026-06-13
   days on market $215,000 Active 38 DOM
6. 2026-06-09
   days on market $215,000 Active 34 DOM
7. 2026-06-08
   days on market $215,000 Active 33 DOM
8. 2026-06-07
   days on market $215,000 Active 32 DOM
9. 2026-06-04
   days on market $215,000 Active 29 DOM
10. 2026-06-03
    days on market $215,000 Active 28 DOM
11. 2026-06-02
    pricedays on market $215,000 Active 27 DOM
12. 2026-06-01
    days on market $225,000 Active 26 DOM
13. 2026-05-31
    days on market $225,000 Active 25 DOM
14. 2026-05-14
    price $225,000 1246-char remark
15. 2026-05-01
    listed $240,000 Active 1246-char remark
16. 2021-01-25
    soldstatus Closed 506-char remark

    Show marketing remark (506 chars)

    Malvern A. Estimated Completion January 2021. Do you enjoy beautiful sunrises and sunsets? Then come to Lennar Elm Creek for country lifestyle living with all that a big city next door offers! Austin is just minutes away! Super beautiful ready move in home with open concept design, stainless steel appliances, breakfast bar, blinds, with full sod and irrigation. Schools, shopping and access to 130 and 290 close by. New Tesla campus just minutes away! New amenity center with pool coming soon. Low HOA.

17. 2020-10-28
    status Pending 506-char remark

    Show marketing remark (506 chars)

    Malvern A. Estimated Completion January 2021. Do you enjoy beautiful sunrises and sunsets? Then come to Lennar Elm Creek for country lifestyle living with all that a big city next door offers! Austin is just minutes away! Super beautiful ready move in home with open concept design, stainless steel appliances, breakfast bar, blinds, with full sod and irrigation. Schools, shopping and access to 130 and 290 close by. New Tesla campus just minutes away! New amenity center with pool coming soon. Low HOA.

18. 2020-10-16
    listed $201,490 Active 506-char remark

    Show marketing remark (506 chars)

    Malvern A. Estimated Completion January 2021. Do you enjoy beautiful sunrises and sunsets? Then come to Lennar Elm Creek for country lifestyle living with all that a big city next door offers! Austin is just minutes away! Super beautiful ready move in home with open concept design, stainless steel appliances, breakfast bar, blinds, with full sod and irrigation. Schools, shopping and access to 130 and 290 close by. New Tesla campus just minutes away! New amenity center with pool coming soon. Low HOA.

ⓘ 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: $5,938 · $495/mo
• Projected year-2 tax: $5,938 · $495/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 24 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: $24,081
• − Mortgage interest: −$12,043
• − Property taxes: −$5,938
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − HOA: −$780
• − Depreciation: −$6,255
• Taxable loss: −$5,863
• Est. tax savings @ 24.0%: +$1,407
• After-tax cash flow: $-892/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 · 1 photo

Good 80/100 Cosmetic rehab

This move-in-ready single-family home in Elgin, TX, features modern finishes and a well-maintained exterior, making it an excellent investment opportunity.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both Interior touch-ups — Enhances interior appearance and value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both Interior touch-ups — Enhances interior appearance and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Elgin ISD
• NCES district ID: 4818360
• Math proficiency: 17% ▼ -9.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $55,176
• Composite: 19.62/100
• National rank: #8749
• State rank: #741 of 826 in TX

Livability — Elgin

• Score: 74/100
• State rank: #167
• US rank: #4404

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bastrop County · 68,601 people
• City population: 27,860
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 30,411
• Household income: $98,534
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 235.0

Population outlook (Travis County) Hauer SSP2

• Today (2025): 1,545,133 people
• By 2030: 1,729,269 · +11.9%
• By 2040: 2,097,596 · +35.8%
• By 2050: 2,463,890 · +59.5%
• By 2075: 3,249,374 · +110.3%
• By 2100: 3,801,868 · +146.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 46% White 38% Two or more races 19% Black 11% Native American 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Slovak 2% Italian 2% Romanian 1%
• Foreign-born: 17% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 36%

Political lean MEDSL · Travis

• 2024 margin: Solid D (+39.3) · D 68.8% · R 29.4% · Other 1.8%
• 2008→2024 swing: +9.9pp toward D · 2008: 29.4pp · 2024: 39.3pp
• All cycles: 2024: D+39.3 2020: D+45.0 2016: D+38.9 2012: D+23.9 2008: D+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 29.47%
• Current HPI: 416.87
• Rent YoY: ▲ 3.12%
• 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

+6.7% since first listed

6 events — show timeline

• 2026-06-02 Price Changed $215,000 Unlock MLS
• 2026-05-14 Price Changed $225,000 Unlock MLS
• 2026-05-01 Listed $240,000 Unlock MLS
• 2021-01-25 Sold (MLS) — Unlock MLS
• 2020-10-28 Pending — Unlock MLS
• 2020-10-16 Listed $201,490 Unlock MLS

Property tax history

+53.2%/yr

Latest (2026): $5,938 · -4.4% YoY. Source: county tax records.