The Easton Plan · Elgin, TX 78621

$299,990

4 bd · 2.0 ba · 1,680 sqft · SingleFamily · 59 Days on market

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.4/30.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +1.6/10.0
• DSCR +0.7/10.0

Listing remarks

The Easton is one of our one-story floorplans featured in our Briarwood community in Elgin, Texas. With 1,680 square feet of comfortable living space, this 4-bedroom, 2-bathroom home is designed to perfectly accommodate the needs of any family. Your journey begins at the welcoming front porch, which leads you into a long, bright foyer. To one side, you'll find two spacious secondary bedrooms and a full secondary bathroom, providing a private wing for children or guests. As you continue down the hall, a third secondary bedroom sits across from the convenient utility room, which offers direct access to the two-car garage. The home then opens up into a stunning open-concept heart of the house.

Key facts

• Bright foyer
• Open-concept heart
• Private wing

Tags

• WELCOMING FRONT PORCH
• BRIGHT FOYER
• PRIVATE WING
• CONVENIENT UTILITY ROOM
• OPEN-CONCEPT HEART
• DEDICATED CORNER PANTRY

Property features AI

Finance

• Financial info: Listing price $299,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: New construction plan named The Easton; Single-family home (Plan)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1,680 total living area)

🏗️ New construction. The $299,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $322,001.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-557 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (29.6% below list).
• Recommended offer: $211k (29.6% below list) — sets the bar for 1% rule.

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: 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.
• Zoned schools: Neidig El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 599 students, 79% FRL); Elgin Middle (math 22% / reading 24%, grade F, #1,327 of 1,662 statewide, top 81%, 780 students, 82% FRL); Elgin H S (math 12% / reading 37%, grade F, #1,264 of 1,632 statewide, top 82%, 1,672 students, 74% FRL).
• Market conditions: Rents rising (+3.1%/yr); 814 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Recommended offer $211,192 (29.6% 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 59 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.66% ✗
• Cap rate: 4.22%
• Cash-on-cash: -7.41%
• DSCR: 0.67
• GRM: 12.7

CMA / ARV

• ARV (median comp): $322,001
• List price: $299,990
• Delta: -6.84%
• 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
25641 Flora Bella Ln	0.06mi	3/2.0 (-1)	1,680 (0%)	2mo	$299,999	$179	91
25632 Wheat Seed Ln	0.17mi	3/2.0 (-1)	1,680 (0%)	1mo	$299,999	$179	87
13701 Scarlett Song Dr	0.12mi	3/2.0 (-1)	1,721 (+2%)	1mo	$299,999	$174	85
13817 Tucker Hedge Pass	0.13mi	3/2.0 (-1)	1,732 (+3%)	3mo	$326,700	$189	82
107 Jefferson Cv	0.29mi	3/2.0 (-1)	1,685 (+0%)	4mo	$259,900	$154	78
13601 Hamilton Hart Dr	0.17mi	3/2.0 (-1)	1,840 (+10%)	1mo	$329,890	$179	70
101 Bandera Woods Blvd	0.18mi	3/2.0 (-1)	1,499 (-11%)	1mo	$254,000	$169	68
18309 Rock Sage Cv	0.68mi	4/2.0	1,766 (+5%)	2mo	$279,900	$158	59
13609 Barn Chime St	0.67mi	3/2.0 (-1)	1,650 (-2%)	4mo	$299,990	$182	58
13605 Barn Chime St	0.67mi	3/2.0 (-1)	1,610 (-4%)	2mo	$289,990	$180	55
13708 Sierra Wind Ln	0.68mi	3/2.5 (-1)	1,833 (+9%)	1mo	$254,999	$139	45
212 Valley Run Trl	0.75mi	3/2.0 (-1)	1,445 (-14%)	3mo	$270,000	$187	34

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: 19.1%
• Equity multiple: 2.55×
• Total profit: $140,191
• Equity at exit: $290,084

10-year hold

• IRR: 17.7%
• Equity multiple: 5.89×
• Total profit: $441,313
• Equity at exit: $625,577

Cash invested: $90,160 (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: 814
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,112 high
• Mortgage (P&I): −$1,689
• Tax est. 1.5%: −$403 /mo · $4,830/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-557

Break-even live

Break-even rent $2,817

Max offer price $241,423

Occupancy floor —

Sensitivity live

Price	-10% $-334	-5% $-446	+0% $-557	+5% $-668	+10% $-779
Rent	-10% $-724	-5% $-640	+0% $-557	+5% $-473	+10% $-390
Rate	-1.0pp $-395	-0.5pp $-475	base $-557	+0.5pp $-640	+1.0pp $-725

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: $80,500
• Closing costs: $9,660
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Bandara Woods Blvd Elgin, TX	3.0	2.0	1499	$1,769	$1.18	16d	1	0.17mi
401 Bandara Woods Blvd Elgin, TX	3.0	2.0	1665	$1,875	$1.13	45d	1	0.32mi
18436 Weatherby Ln Elgin, TX	4.0	2.5	2095	$2,000	$0.95	6d	1	0.47mi
13817 County Line Rd Elgin, TX	1.0–3.0	1.0–2.0	937	$1,890	$2.02	0d	6	0.49mi
722 Lavaca Loop Elgin, TX	4.0	2.5	2075	$1,895	$0.91	19d	1	0.54mi
19405 Bear Grass Dr Elgin, TX	3.0	2.0	1495	$1,760	$1.18	45d	1	0.61mi
18721 Quiet Range Dr Elgin, TX	3.0–5.0	2.0–3.5	1773	$2,452	$1.38	0d	1	0.67mi
18525 Quiet Range Dr Elgin, TX	4.0	2.0	1794	$1,725	$0.96	19d	1	0.72mi
18505 Quiet Range Dr Unit 18505 Elgin, TX	4.0	2.0	1794	$1,785	$0.99	6d	1	0.72mi
18505 Quiet Range Dr Elgin, TX	4.0	2.0	1794	$1,950	$1.09	25d	1	0.72mi
18612 Allen Welch Dr Elgin, TX	4.0	2.0	1794	$1,935	$1.08	0d	1	0.79mi
18500 Allen Welch Dr Elgin, TX	3.0	2.0	1525	$1,875	$1.23	0d	1	0.81mi
14101 Prospector Way Elgin, TX	4.0	2.5	2198	$2,099	$0.95	45d	1	0.81mi
14101 Prospector Way Unit 14101 Elgin, TX	4.0	2.5	2198	$2,099	$0.95	25d	1	0.81mi
13501 Sierra Wind Ln Elgin, TX	4.0	2.5	2066	$2,500	$1.21	21d	1	0.82mi
14300 Boomtown Way Elgin, TX	4.0	2.0	1794	$2,050	$1.14	25d	1	0.86mi
14421 Prairie Sod Ln Elgin, TX	3.0	2.0	1525	$1,650	$1.08	3d	1	0.90mi
14141 Prospector Way Elgin, TX	3.0	2.0	1520	$1,650	$1.09	45d	1	0.90mi
107 Tillage Rd Elgin, TX	3.0	2.0	1548	$1,765	$1.14	0d	1	0.92mi
419 Gettysburg Loop Elgin, TX	3.0	2.0	1565	$1,850	$1.18	14d	1	0.96mi
18300 Speculator Ln Elgin, TX	4.0	2.0	1794	$1,995	$1.11	25d	1	0.98mi
18224 Speculator Ln Elgin, TX	3.0	2.5	1599	$1,700	$1.06	45d	1	0.98mi
234 Heritage Mill Trl Elgin, TX	3.0	2.0	1530	$1,800	$1.18	0d	1	1.02mi
14508 Wahlbergs Way Elgin, TX	3.0	2.0	1076	$2,045	$1.90	13d	1	1.05mi
18200 Papuan Cv Elgin, TX	3.0	2.0	1402	$1,900	$1.36	5d	1	1.10mi
14521 Gurneys Eagle Dr Elgin, TX	3.0	2.0	1878	$1,895	$1.01	3d	1	1.11mi
14129 Tordillo Dr Elgin, TX	4.0	2.5	1874	$2,675	$1.43	25d	1	1.18mi
14129 Tordillo Dr Unit NA Elgin, TX	4.0	2.5	1874	$2,495	$1.33	0d	1	1.18mi
18316 Stellers Sea St Elgin, TX	3.0	2.0	1076	$2,045	$1.90	21d	1	1.19mi
116 Honeybee Ln Elgin, TX	3.0	2.5	1782	$2,000	$1.12	5d	1	1.22mi
102 Schuylerville Dr Elgin, TX	3.0	2.0	1479	$1,800	$1.22	45d	1	1.27mi
242 Barley Ln Elgin, TX	3.0	2.5	1782	$2,150	$1.21	0d	1	1.30mi
13804 Knights Branch Dr Elgin, TX	3.0	2.5	1427	$1,900	$1.33	6d	1	1.33mi
13121 Blackeyed Susan Trl Elgin, TX	4.0	2.0	1586	$1,800	$1.13	19d	1	1.35mi
13725 Knights Branch Dr Elgin, TX	4.0	2.5	1800	$2,100	$1.17	25d	1	1.36mi
212 Lake Placid Run Elgin, TX	3.0	2.5	1681	$1,895	$1.13	0d	1	1.38mi
209 Lake Placid Run Elgin, TX	5.0	3.0	2196	$2,200	$1.00	25d	1	1.40mi
13604 Menard Way Elgin, TX	3.0	2.0	1474	$1,875	$1.27	25d	1	1.42mi
13520 Knights Branch Dr Elgin, TX	3.0	2.5	1600	$1,850	$1.16	3d	1	1.46mi

Listing history 16 events

1. 2026-06-21
   days on market $299,990 Active 59 DOM
2. 2026-06-18
   days on market $299,990 Active 56 DOM
3. 2026-06-17
   days on market $299,990 Active 55 DOM
4. 2026-06-16
   days on market $299,990 Active 54 DOM
5. 2026-06-15
   days on market $299,990 Active 53 DOM
6. 2026-06-13
   days on market $299,990 Active 51 DOM
7. 2026-06-09
   days on market $299,990 Active 47 DOM
8. 2026-06-08
   days on market $299,990 Active 46 DOM
9. 2026-06-07
   days on market $299,990 Active 45 DOM
10. 2026-06-04
    days on market $299,990 Active 42 DOM
11. 2026-06-03
    days on market $299,990 Active 41 DOM
12. 2026-06-02
    days on market $299,990 Active 40 DOM
13. 2026-06-01
    days on market $299,990 Active 39 DOM
14. 2026-05-31
    days on market $299,990 Active 38 DOM
15. 2026-05-16
    price $299,990 1500-char remark
16. 2026-04-23
    listed $309,990 Active 1500-char remark

ⓘ 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: $25,343
• − Mortgage interest: −$18,037
• − Property taxes: −$4,830
• − Insurance: −$1,610
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − Depreciation: −$9,367
• Taxable loss: −$12,556
• Est. tax savings @ 24.0%: +$3,013
• After-tax cash flow: $-3,669/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: 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

• Census place: Elgin, TX
• 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