Santana Plan · Hutto, TX 78634

$370,999

4 bd · 3.0 ba · 2,368 sqft · SingleFamily · 123 Days on market

Excellent condition 2-car garage

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.6/30.0
• Condition / age +5.0/5.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +1.9/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This new single-story home offers a modern and low-maintenance design. Three secondary bedrooms are located near the front of the home near an inviting and spacious open-concept layout that blends the kitchen, living and dining areas. A nearby covered patio provides year-round outdoor entertaining. A convenient flex space is tucked away to the side of the home, while a luxurious owner's suite offers access to a full bathroom and walk-in closet.

Key facts

• Single family homes
• Community pool
• Onsite amenities

Tags

• SINGLE FAMILY HOMES
• ONSITE AMENITIES
• COMMUNITY POOL
• COMMUNITY PAVILION
• PICNIC AREAS
• PLAYGROUND

🏗️ New construction. The $370,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $380,307.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $371k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-795 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (28.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (37.4% below list).
• Recommended offer: $232k (37.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#79 in TX, #2,794 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities C-, commute F.
• Hutto ISD (rural): math 30% / reading 42% proficiency, ranked #438 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ray El (math 32% / reading 39%, grade F, #1,946 of 4,322 statewide, top 45%, 669 students, 47% FRL); Farley Middle (math 29% / reading 37%, grade F, #930 of 1,662 statewide, top 57%, 975 students, 44% FRL); Hutto H S (math 35% / reading 54%, grade F, #652 of 1,632 statewide, top 43%, 2,010 students, 40% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: Rents soft (-2.4%/yr); 1501 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 98d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 7,543 units permitted in Williamson County in 2024 (1,425 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Williamson County population projected at +69% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($326k) 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 $232,092 (37.4% 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 123 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.61% ✗
• Cap rate: 3.79%
• Cash-on-cash: -8.96%
• DSCR: 0.60
• GRM: 13.7

CMA / ARV

• ARV (median comp): $380,307
• List price: $370,999
• Delta: -2.45%
• 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
505 Vantage Dr	0.59mi	4/3.0	2,356 (-0%)	4mo	$371,490	$158	68
409 Vantage Dr	0.62mi	4/3.0	2,356 (-0%)	6mo	$377,490	$160	65
501 Vantage Dr	0.61mi	4/2.5	2,500 (+6%)	1mo	$338,000	$135	59
518 Windy Reed Rd	0.65mi	4/3.0	2,243 (-5%)	5mo	$379,000	$169	57
106 Wind Trl	0.26mi	4/2.5	2,029 (-14%)	6mo	$425,000	$209	57
403 Vantage Dr	0.64mi	4/2.5	2,500 (+6%)	7mo	$367,990	$147	53
206 Bankside Dr	0.36mi	3/2.5 (-1)	2,029 (-14%)	5mo	$320,000	$158	48
110 Donnington Dr	0.71mi	5/2.5 (+1)	2,532 (+7%)	5mo	$354,990	$140	44
101 Donnington Dr	0.67mi	4/2.0	2,071 (-12%)	4mo	$339,990	$164	40
104 Donnington Dr	0.70mi	4/3.0	2,022 (-15%)	4mo	$338,990	$168	40
120 Donnington Dr	0.73mi	4/3.0	2,022 (-15%)	4mo	$340,990	$169	38
112 Donnington Dr	0.72mi	4/3.0	2,022 (-15%)	5mo	$366,490	$181	38

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -35.5%
• Equity multiple: -0.12×
• Total profit: $-119,007
• Equity at exit: $56,705

10-year hold

• IRR: -70.6%
• Equity multiple: -0.83×
• Total profit: $-194,946
• Equity at exit: $32,882

Cash invested: $106,486 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 84 active · 35 under contract
• Months of supply: 9.2 mo (11%/mo absorbed)
• Median asking: $367,500 ($160/sqft)
• Median days on market: 94 d
• This list price: 54% of active listings are priced below it
• ARV vs active asking: +0.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78634

• Rents YoY: -2.4%
• Active inventory: 1501
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $2,321 high
• Mortgage (P&I): −$1,994
• Tax est. 1.5%: −$475 /mo · $5,705/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-795

Break-even live

Break-even rent $3,327

Max offer price $265,315

Occupancy floor —

Sensitivity live

Price	-10% $-532	-5% $-663	+0% $-795	+5% $-926	+10% $-1,058
Rent	-10% $-978	-5% $-886	+0% $-795	+5% $-703	+10% $-611
Rate	-1.0pp $-603	-0.5pp $-698	base $-795	+0.5pp $-893	+1.0pp $-993

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: $95,077
• Closing costs: $11,409
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1007 Wolseley Cv Hutto, TX	4.0	3.0	2356	$2,295	$0.97	100d	1	0.04mi
118 Canley Loop Hutto, TX	3.0	2.5	1857	$2,000	$1.08	6d	1	0.07mi
1018 Ascari Ct Hutto, TX	4.0	2.5	2939	$2,795	$0.95	80d	1	0.08mi
136 Canley Loop Hutto, TX	3.0	2.5	1872	$2,050	$1.10	63d	1	0.12mi
112 Wolseley Dr Hutto, TX	4.0	2.0	1622	$1,995	$1.23	59d	1	0.14mi
216 Arnage Dr Hutto, TX	4.0	2.0	2100	$2,100	$1.00	86d	1	0.18mi
211 Coventry Dr Hutto, TX	4.0	2.0	1919	$2,050	$1.07	113d	1	0.20mi
207 Coventry Dr Hutto, TX	4.0	2.0	1622	$1,950	$1.20	139d	1	0.20mi
607 Water Way Ave Hutto, TX	4.0	2.0	1830	$1,995	$1.09	93d	1	0.27mi
603 Water Way Ave Hutto, TX	4.0	3.0	2032	$2,150	$1.06	23d	1	0.28mi
322 Arnage Dr Hutto, TX	4.0	2.0	1960	$2,050	$1.05	139d	1	0.29mi
100 Montego St Hutto, TX	4.0	3.0	2032	$2,250	$1.11	84d	1	0.31mi
102 Sebring Cir Hutto, TX	4.0	2.0	1670	$1,995	$1.19	74d	1	0.31mi
602 Arnage Dr Hutto, TX	4.0	3.0	1968	$2,300	$1.17	139d	1	0.34mi
525 Sebring Cir Hutto, TX	4.0	2.0	1938	$2,198	$1.13	42d	1	0.34mi
200 Sebring Cir Hutto, TX	5.0	3.0	2352	$2,900	$1.23	113d	1	0.35mi
102 Ostracoda Ln Hutto, TX	3.0	2.5	2474	$2,250	$0.91	100d	1	0.35mi
614 Milliner Loop Hutto, TX	4.0	2.0	1660	$2,199	$1.32	99d	1	0.36mi
411 Water Way Ave Hutto, TX	4.0	2.5	2385	$2,450	$1.03	113d	1	0.37mi
104 Bankside Dr Hutto, TX	4.0	3.0	2100	$2,250	$1.07	106d	1	0.39mi
100 Milliner Loop Hutto, TX	4.0	3.5	2477	$2,350	$0.95	82d	1	0.46mi
100 Milliner Loop Hutto, TX	4.0	3.5	2477	$2,350	$0.95	5d	1	0.47mi
405 Osier Pass Hutto, TX	4.0	2.0	1688	$1,895	$1.12	3d	1	0.47mi
110 Grapefruit Rd Hutto, TX	4.0	2.5	2581	$2,275	$0.88	140d	1	0.50mi
101 Lancia St Hutto, TX	4.0	2.5	2577	$2,450	$0.95	42d	1	0.55mi
202 Grasslands Trl Hutto, TX	4.0	2.5	2782	$2,450	$0.88	2d	1	0.56mi
204 Babblebrook Way Hutto, TX	4.0	2.5	2334	$2,250	$0.96	23d	1	0.56mi
104 Babblebrook Way Hutto, TX	4.0	2.5	2024	$2,510	$1.24	80d	1	0.57mi
405 Grasslands Trl Hutto, TX	4.0	3.0	2242	$2,300	$1.03	110d	1	0.57mi
322 Windy Reed Rd Hutto, TX	5.0	3.0	3002	$2,990	$1.00	76d	1	0.57mi
138 Milliner Loop Hutto, TX	4.0	3.5	2477	$2,585	$1.04	139d	1	0.58mi
419 Windy Reed Rd Hutto, TX	3.0	2.5	2451	$2,300	$0.94	7d	1	0.61mi
230 Milliner Loop Hutto, TX	3.0	2.5	1872	$2,100	$1.12	97d	1	0.62mi
434 Windy Reed Rd Hutto, TX	3.0	2.5	2451	$2,200	$0.90	139d	1	0.64mi
104 Donnington Dr Hutto, TX	4.0	3.0	2022	$2,399	$1.19	113d	1	0.68mi
306 Camargue Dr Hutto, TX	4.0	3.0	2500	$2,400	$0.96	98d	1	0.69mi
120 Donnington Dr Hutto, TX	4.0	3.0	2022	$2,399	$1.19	106d	1	0.71mi
216 Herald Dr Hutto, TX	4.0	3.0	2022	$2,395	$1.18	139d	1	0.74mi
216 Meadowside Dr Hutto, TX	3.0	2.0	1662	$1,995	$1.20	5d	1	0.76mi
211 Camargue Dr Hutto, TX	3.0	2.0	1645	$2,090	$1.27	139d	1	0.78mi

Property features AI

Finance

• Financial info: List price $374,999

Exterior

• Parking: 2-car garage2 total parking spaces
• Home design: New construction plan: SantanaSingle-family home (Plan)
• Exterior features: Property located at 1005 Ascari Ct, Hutto TX 78634

Interior

• Kitchen: Standard plan kitchen (Santana plan)
• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Open living spaces

Listing history 50 events

1. 2026-09-23
   days on market $370,999 Active 123 DOM
2. 2026-09-22
   days on market $370,999 Active 122 DOM
3. 2026-09-21
   days on market $370,999 Active 121 DOM
4. 2026-09-20
   days on market $370,999 Active 120 DOM
5. 2026-09-19
   days on market $370,999 Active 119 DOM
6. 2026-09-18
   days on market $370,999 Active 118 DOM
7. 2026-09-17
   days on market $370,999 Active 117 DOM
8. 2026-09-16
   days on market $370,999 Active 116 DOM
9. 2026-09-15
   days on market $370,999 Active 115 DOM
10. 2026-09-14
    days on market $370,999 Active 114 DOM
11. 2026-09-14
    price $370,999 Active 113 DOM
12. 2026-09-13
    days on market $367,999 Active 113 DOM
13. 2026-09-12
    days on market $367,999 Active 112 DOM
14. 2026-09-11
    days on market $367,999 Active 111 DOM
15. 2026-09-05
    days on market $367,999 Active 105 DOM
16. 2026-09-04
    days on market $367,999 Active 104 DOM
17. 2026-09-03
    pricedays on market $367,999 Active 103 DOM
18. 2026-08-31
    days on market $365,999 Active 100 DOM
19. 2026-08-30
    days on market $365,999 Active 99 DOM
20. 2026-08-29
    days on market $365,999 Active 98 DOM
21. 2026-08-28
    days on market $365,999 Active 97 DOM
22. 2026-08-27
    days on market $365,999 Active 96 DOM
23. 2026-08-25
    days on market $365,999 Active 94 DOM
24. 2026-08-24
    days on market $365,999 Active 93 DOM
25. 2026-08-23
    days on market $365,999 Active 92 DOM
26. 2026-08-22
    days on market $365,999 Active 91 DOM
27. 2026-08-21
    days on market $365,999 Active 90 DOM
28. 2026-08-20
    days on market $365,999 Active 89 DOM
29. 2026-08-19
    days on market $365,999 Active 88 DOM
30. 2026-08-18
    days on market $365,999 Active 87 DOM
31. 2026-08-17
    days on market $365,999 Active 86 DOM
32. 2026-08-16
    days on market $365,999 Active 85 DOM
33. 2026-08-15
    days on market $365,999 Active 84 DOM
34. 2026-08-14
    days on market $365,999 Active 83 DOM
35. 2026-08-13
    days on market $365,999 Active 82 DOM
36. 2026-08-11
    days on market $365,999 Active 80 DOM
37. 2026-08-10
    days on market $365,999 Active 79 DOM
38. 2026-08-09
    days on market $365,999 Active 78 DOM
39. 2026-08-08
    days on market $365,999 Active 77 DOM
40. 2026-08-06
    days on market $365,999 Active 75 DOM
41. 2026-08-05
    days on market $365,999 Active 74 DOM
42. 2026-08-04
    days on market $365,999 Active 73 DOM
43. 2026-08-03
    days on market $365,999 Active 72 DOM
44. 2026-07-31
    days on market $365,999 Active 69 DOM
45. 2026-07-30
    days on market $365,999 Active 67 DOM
46. 2026-07-28
    days on market $365,999 Active 66 DOM
47. 2026-07-26
    days on market $365,999 Active 64 DOM
48. 2026-07-24
    days on market $365,999 Active 62 DOM
49. 2026-07-23
    days on market $365,999 Active 61 DOM
50. 2026-07-22
    days on market $365,999 Active 60 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,851
• − Mortgage interest: −$21,303
• − Property taxes: −$5,705
• − Insurance: −$1,902
• − Repairs & maintenance: −$2,228
• − Management: −$2,228
• − Depreciation: −$11,063
• Taxable loss: −$16,578
• Est. tax savings @ 24.0%: +$3,979
• After-tax cash flow: $-5,558/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

Excellent 100/100 None rehab

This single-family home in Hutto, TX is in excellent condition with no visible repairs or maintenance needed. It offers a variety of amenities and is conveniently located with easy access to major thoroughfares and local entertainment options.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Ray El F TX #1,946/4,322 Nat'l #22,764/41,679 Middle Farley Middle F TX #930/1,662 Nat'l #8,059/14,009 High Hutto H S F TX #652/1,632 Nat'l #6,890/17,239

Schools (NCES district)

• District: Hutto ISD
• NCES district ID: 4824100
• Math proficiency: 30% ▼ -17.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $72,961
• Composite: 33.33/100
• National rank: #5501
• State rank: #438 of 826 in TX

B Composite livability gradescore 77/100

Livability — Hutto

• Score: 77/100
• State rank: #79
• US rank: #2794

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hutto, TX
• County: Williamson County · 699,027 people
• City population: 46,413
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 46,413
• Household income: $114,426
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 18% of renters

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Population outlook (Williamson County) Hauer SSP2

• Today (2025): 699,027 people
• By 2030: 795,537 · +13.8%
• By 2040: 990,683 · +41.7%
• By 2050: 1,184,292 · +69.4%
• By 2075: 1,623,825 · +132.3%
• By 2100: 1,924,153 · +175.3%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 50% Hispanic / Latino 35% Two or more races 18% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 13% · Canada
• Languages at home: 71% English-only · Spanish 23% Other Indo-European 2% Arabic 1%

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Political lean MEDSL · Williamson

• 2024 margin: Toss-up / Even · D 48.0% · R 50.4% · Other 1.6%
• 2008→2024 swing: +10.6pp toward D · 2008: -13.0pp · 2024: -2.5pp
• All cycles: 2024: R+2.5 2020: D+1.4 2016: R+9.9 2012: R+21.5 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.56%
• Current HPI: 194.2221
• Rent YoY: ▼ -2.41%
• Metro: Austin-Round Rock-Georgetown, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Financial info: List price $374,999

Exterior

• Parking: 2-car garage2 total parking spaces
• Home design: New construction plan: SantanaSingle-family home (Plan)
• Exterior features: Property located at 1005 Ascari Ct, Hutto TX 78634

Interior

• Kitchen: Standard plan kitchen (Santana plan)
• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Open living spaces