128 Silent Sky Ln · Hutto, TX 78634

$239,249

4 bd · 2.0 ba · 1,802 sqft · SingleFamily · 59 Days on market

Built 2026 Good condition 4,791 sqft lot $133/sqft · 9% below area Est $262k · 9% under $120/mo HOA · 6% of rent

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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 +11.4/15.0
• Cash flow +11.0/30.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• DSCR +3.2/10.0
• Schools +2.8/10.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

The Highgate - Upon entry of this spacious two-story home are the family room, dining room and a chef-ready kitchen arranged in a desirable open floorplan that promotes seamless transition between spaces. Down the hallway is the tranquil owner’s suite with a convenient adjoining bathroom. Upstairs, a sprawling game room offers endless possibilities, while on the opposite end of the floor are three secondary bedrooms to accommodate the family. Photos are for illustrative purposes only. Estimated Completion September 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly.

Key facts

• 4,791 sq ft lot
• Parking
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $239k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (11.6% below list).
• Recommended offer: $212k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.7% in Hutto — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Cottonwood Creek El (math 22% / reading 34%, grade F, #2,740 of 4,322 statewide, top 64%, 686 students, 45% 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 42% FRL track the district average.
• Market conditions: Rents soft (-2.4%/yr); 1753 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 69d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $2k of loan paydown is wiped out by about $7k 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 59 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.

Recommended offer $211,538 (11.6% 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 12% 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. 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: 0.88% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 9.4

CMA / ARV

• ARV (median comp): $261,874
• List price: $239,249
• Delta: -8.64%
• 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
208 Scorpius Trl	0.08mi	4/2.0	1,850 (+3%)	0mo	$276,749	$150	92
212 Scorpius Trl	0.08mi	4/2.0	1,667 (-8%)	0mo	$265,749	$159	84
157 Ghost Stories Way	0.35mi	4/2.0	1,850 (+3%)	0mo	$271,749	$147	79
125 Thunderclap Ter	0.37mi	4/2.0	1,867 (+4%)	1mo	$281,499	$151	76
233 Streaking Star Dr	0.37mi	4/2.0	1,867 (+4%)	2mo	$283,499	$152	75
113 Silent Sky Ln	0.04mi	4/2.0	1,575 (-13%)	3mo	$273,498	$174	75
503 Firedance Ct	0.37mi	4/2.0	1,867 (+4%)	4mo	$283,999	$152	74
416 Scorpius Trl	0.37mi	4/2.0	1,891 (+5%)	4mo	$301,999	$160	72
501 Stratus Ln	0.37mi	4/2.0	1,891 (+5%)	4mo	$299,999	$159	71
500 Streaking Star Dr	0.37mi	4/2.0	1,667 (-8%)	0mo	$260,749	$156	70
412 Scorpius Trl	0.37mi	4/2.0	1,667 (-8%)	3mo	$285,749	$171	68
218 Streaking Star Dr	0.37mi	4/2.0	1,575 (-13%)	3mo	$277,498	$176	59

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: -23.0%
• Equity multiple: 0.23×
• Total profit: $-51,374
• Equity at exit: $35,673

10-year hold

• IRR: -29.1%
• Equity multiple: -0.14×
• Total profit: $-76,650
• Equity at exit: $20,686

Cash invested: $66,990 (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: 136 active · 115 under contract
• Months of supply: 11.8 mo (8%/mo absorbed)
• Median asking: $312,624 ($177/sqft)
• Median days on market: 74 d
• This list price: 2% of active listings are priced below it
• ARV vs active asking: -18.0% 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: 1753
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,115 high
• Mortgage (P&I): −$1,255
• Tax est. 1.5%: −$299 /mo · $3,589/yr
• Insurance: −$100
• HOA: −$120
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-102

Break-even live

Break-even rent $2,245

Max offer price $224,454

Occupancy floor 100%

Sensitivity live

Price	-10% $63	-5% $-20	+0% $-102	+5% $-185	+10% $-268
Rent	-10% $-269	-5% $-186	+0% $-102	+5% $-19	+10% $65
Rate	-1.0pp $18	-0.5pp $-41	base $-102	+0.5pp $-164	+1.0pp $-227

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: $59,812
• Closing costs: $7,177
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Silent Sky Ln Hutto, TX	4.0	2.0	1500	$1,795	$1.20	2d	1	0.06mi
101 Silent Sky Ln Hutto, TX	4.0	2.0	1500	$1,795	$1.20	2d	1	0.07mi
108 Evening Glow Dr Hutto, TX	4.0	2.0	1500	$1,850	$1.23	115d	1	0.09mi
336 Dragonfly Park Hutto, TX	3.0	2.0	1803	$1,950	$1.08	87d	1	0.09mi
336 Dragonfly Park Hutto, TX	3.0	2.0	1803	$1,950	$1.08	120d	1	0.09mi
204 Dragonfly Park Hutto, TX	5.0	3.0	2483	$2,315	$0.93	184d	1	0.10mi
208 Skyfire St Hutto, TX	4.0	2.0	1600	$1,995	$1.25	1d	1	0.11mi
208 Skyfire St Hutto, TX	4.0	2.0	1600	$1,995	$1.25	28d	1	0.11mi
125 Painted Night Rd Hutto, TX	4.0	2.5	2000	$2,099	$1.05	184d	1	0.20mi
510 Firedance CT Hutto, TX	4.0	2.0	1954	$1,975	$1.01	55d	1	0.22mi
124 Ghost Stories Way Hutto, TX	4.0	2.0	1600	$1,995	$1.25	129d	1	0.25mi
300 Twilight Breeze Way Hutto, TX	3.0	2.0	1411	$1,890	$1.34	55d	1	0.25mi
128 Ghost Stories Way Hutto, TX	4.0	2.5	2000	$2,100	$1.05	10d	1	0.26mi
313 Stratus LN Hutto, TX	5.0	3.0	2171	$2,100	$0.97	112d	1	0.34mi
518 Firedance CT Hutto, TX	4.0	2.0	1867	$1,995	$1.07	155d	1	0.34mi
207 Flowers Ave Hutto, TX	3.0	2.5	1892	$2,000	$1.06	184d	1	0.62mi
131 Adeline Rd Hutto, TX	4.0	2.5	2253	$2,295	$1.02	10d	1	0.63mi
131 Adeline Rd Hutto, TX	4.0	2.5	2253	$2,395	$1.06	133d	1	0.63mi
202 Doodle Ln Hutto, TX	3.0	2.5	2015	$2,150	$1.07	164d	1	0.66mi
112 Doodle Ln Hutto, TX	3.0	2.5	2015	$1,995	$0.99	37d	1	0.68mi
119 Big Cypress Bayou Rd Hutto, TX	4.0	2.0	1612	$2,100	$1.30	10d	1	0.69mi
111 Doodle Ln Hutto, TX	4.0	3.0	1931	$2,200	$1.14	3d	1	0.69mi
103 Barton Creek Ln Hutto, TX	4.0	3.0	2541	$2,590	$1.02	158d	1	0.71mi
208 Big Cypress Bayou Rd Hutto, TX	4.0	3.0	2588	$2,495	$0.96	132d	1	0.71mi
208 Flowers Ave Hutto, TX	3.0	2.0	1435	$2,500	$1.74	10d	1	0.72mi
216 Big Cypress Bayou Rd Hutto, TX	4.0	2.0	1612	$2,050	$1.27	69d	1	0.75mi
309 Mulberry Creek Ln Hutto, TX	3.0	2.0	1472	$1,925	$1.31	69d	1	0.75mi
125 Watkinville Rd Hutto, TX	3.0	2.5	2015	$2,200	$1.09	164d	1	0.75mi
100 Fort Clark Springs Dr Hutto, TX	4.0	2.0	1712	$1,925	$1.12	41d	1	0.77mi
100 Fort Clark Springs Dr Hutto, TX	4.0	2.0	1712	$1,975	$1.15	69d	1	0.77mi
117 Watkinville Rd Hutto, TX	3.0	2.5	1692	$1,895	$1.12	69d	1	0.77mi
517 Emory Crossing Blvd Hutto, TX	3.0	2.5	1497	$1,975	$1.32	158d	1	0.78mi
217 Greens Bayou Trl Hutto, TX	4.0	2.0	1837	$2,100	$1.14	145d	1	0.78mi
106 Gracie Way Hutto, TX	3.0	2.0	1396	$1,900	$1.36	101d	1	0.79mi
112 Watkinville Rd Hutto, TX	3.0	2.5	1734	$1,900	$1.10	184d	1	0.80mi
110 Fort Clark Springs Dr Hutto, TX	4.0	2.0	1839	$2,050	$1.11	138d	1	0.80mi
132 Christy Ln Hutto, TX	3.0	2.5	1654	$2,000	$1.21	28d	1	0.81mi
126 Fort Clark Springs Dr Hutto, TX	4.0	2.0	1821	$1,895	$1.04	10d	1	0.85mi
126 Fort Clark Springs Dr Hutto, TX	4.0	2.0	1839	$1,895	$1.03	29d	1	0.85mi
400 Barton Creek Ln Hutto, TX	4.0	2.0	1619	$2,079	$1.28	38d	1	0.86mi

Property features AI

Finance

• HOA & community: Member of Firefly Pointe HOAHOA fee $120 per monthHOA covers common area maintenance and internetCommunity mailbox

Exterior

• Parking: Driveway
• Utilities: Electricity availablePublic waterPublic sewer (connected)
• Home design: Two-story homeFaces northeastUnder construction
• Construction: Built by LennarBrick, cement siding and stone exteriorComposition roofSlab foundation
• Exterior features: Private yardBack yardFront yardInterior lot

Interior

• Kitchen: DishwasherRange
• Bedrooms: One main-level bedroom
• Flooring: CarpetVinyl
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Open floorplanMain level primary suiteWalk-in closet(s)
• Laundry & utility: Dedicated laundry room

Listing history 50 events

1. 2026-11-08
   days on market $239,249 Active 59 DOM
2. 2026-11-07
   days on market $239,249 Active 58 DOM
3. 2026-11-06
   days on market $239,249 Active 57 DOM
4. 2026-11-06
   price $239,249 Active 56 DOM
5. 2026-11-05
   days on market $241,249 Active 56 DOM
6. 2026-11-04
   days on market $241,249 Active 55 DOM
7. 2026-11-02
   days on market $241,249 Active 53 DOM
8. 2026-11-01
   days on market $241,249 Active 52 DOM
9. 2026-10-31
   days on market $241,249 Active 51 DOM
10. 2026-10-30
    pricedays on market $241,249 Active 50 DOM
11. 2026-10-29
    days on market $242,249 Active 49 DOM
12. 2026-10-28
    days on market $242,249 Active 48 DOM
13. 2026-10-27
    days on market $242,249 Active 47 DOM
14. 2026-10-26
    days on market $242,249 Active 46 DOM
15. 2026-10-26
    days on market $242,249 Active 45 DOM
16. 2026-10-24
    days on market $242,249 Active 44 DOM
17. 2026-10-23
    days on market $242,249 Active 43 DOM
18. 2026-10-22
    days on market $242,249 Active 42 DOM
19. 2026-10-21
    pricedays on market $242,249 Active 41 DOM
20. 2026-10-20
    days on market $244,749 Active 40 DOM
21. 2026-10-20
    price $244,749 Active 39 DOM
22. 2026-10-19
    days on market $242,249 Active 39 DOM
23. 2026-10-18
    days on market $242,249 Active 38 DOM
24. 2026-10-17
    days on market $242,249 Active 37 DOM
25. 2026-10-16
    days on market $242,249 Active 36 DOM
26. 2026-10-15
    price $242,249 Active 35 DOM
27. 2026-10-15
    days on market $245,249 Active 35 DOM
28. 2026-10-14
    days on market $245,249 Active 34 DOM
29. 2026-10-13
    days on market $245,249 Active 33 DOM
30. 2026-10-13
    price $245,249 Active 32 DOM
31. 2026-10-12
    days on market $250,249 Active 32 DOM
32. 2026-10-11
    days on market $250,249 Active 31 DOM
33. 2026-10-10
    days on market $250,249 Active 30 DOM
34. 2026-10-09
    days on market $250,249 Active 29 DOM
35. 2026-10-08
    days on market $250,249 Active 28 DOM
36. 2026-10-07
    days on market $250,249 Active 27 DOM
37. 2026-10-06
    days on market $250,249 Active 26 DOM
38. 2026-10-05
    days on market $250,249 Active 25 DOM
39. 2026-10-04
    days on market $250,249 Active 24 DOM
40. 2026-10-03
    days on market $250,249 Active 23 DOM
41. 2026-10-02
    pricedays on market $250,249 Active 22 DOM
42. 2026-10-01
    days on market $255,249 Active 21 DOM
43. 2026-09-30
    days on market $255,249 Active 20 DOM
44. 2026-09-29
    days on market $255,249 Active 19 DOM
45. 2026-09-28
    days on market $255,249 Active 18 DOM
46. 2026-09-27
    days on market $255,249 Active 17 DOM
47. 2026-09-25
    pricestatus $255,249 Active 15 DOM
48. 2026-07-15
    statusdays on market $248,499 Pending 15 DOM
49. 2026-07-14
    days on market $248,499 Active 14 DOM
50. 2026-07-13
    days on market $248,499 Active 13 DOM

ⓘ 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: $25,385
• − Mortgage interest: −$13,402
• − Property taxes: −$3,589
• − Insurance: −$1,196
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − HOA: −$1,440
• − Depreciation: −$6,960
• Taxable loss: −$5,264
• Est. tax savings @ 24.0%: +$1,263
• After-tax cash flow: $36/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $9,010–$27,030 screening

This spacious two-story home is in good condition with a modern and well-maintained interior and exterior. It is move-in ready and would benefit from a fresh coat of paint on the exterior siding and replacing the window seals to further enhance its value.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Rental Replace the window seals — Sealed windows improve energy efficiency and reduce heating/cooling costs ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Cottonwood Creek El F TX #2,740/4,322 Nat'l #28,175/41,679 High Hutto Ninth Grade Center

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

• 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%
• 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

• HOA & community: Member of Firefly Pointe HOAHOA fee $120 per monthHOA covers common area maintenance and internetCommunity mailbox

Exterior

• Parking: Driveway
• Utilities: Electricity availablePublic waterPublic sewer (connected)
• Home design: Two-story homeFaces northeastUnder construction
• Construction: Built by LennarBrick, cement siding and stone exteriorComposition roofSlab foundation
• Exterior features: Private yardBack yardFront yardInterior lot

Interior

• Kitchen: DishwasherRange
• Bedrooms: One main-level bedroom
• Flooring: CarpetVinyl
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Open floorplanMain level primary suiteWalk-in closet(s)
• Laundry & utility: Dedicated laundry room

Price history

2 events — show timeline

• 2026-07-15 Pending — Unlock MLS
• 2026-06-30 Listed $248,499 Unlock MLS