240 Gus Loop

West Lake Hills, TX 78626

$344,900B

4 bd · 2.0 ba · 1,855 sqft · Built 2026 · SingleFamily · Pending · 2 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $4,332/mo
• Mortgage (P&I): −$1,809
• Tax + insurance: −$575
• HOA: −$40
• Vac / Maint / Mgmt: −$910
• Net cashflow: $999/mo
• Annual: $11,984/yr
• Cap rate: 9.77%
• Cash-on-cash: 12.41%
• DSCR: 1.55
• 1% rule: 1.26%
• Cash to close: $96,572

Investor read

• This is a 4-bed/2.0-bath single-family listed at $345k.
• At list price, monthly cash flow is $999 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $345k).
• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Location reads 68/100 on livability (#466 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, housing A; Watch: amenities F, commute F, cost of living F.
• Eanes ISD (suburban): math 70% / reading 74% proficiency, ranked #5 of 826 in TX (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Zoned schools: Eanes El (math 63% / reading 71%, grade B+, #199 of 4,322 statewide, top 5%, 526 students, 5% FRL); Hill Country Middle (math 72% / reading 72%, grade A, #52 of 1,662 statewide, top 3%, 975 students, 0% FRL); Westlake H S (math 76% / reading 89%, grade A, #23 of 1,632 statewide, top 1%, 2,825 students, 0% FRL) — zoned schools at 2% FRL track the district average.
• Market conditions: Rents falling (-3.5%/yr); 571 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• Travis County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At $4,332/mo this rent would consume 52% of the median local household income ($100k/yr) (locally 1384% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Questions for listing agent

• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
• 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.