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232 Robert Hightower Dr
F Composite 32.01
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 +11.9/15.0
  • Cash flow +5.2/30.0
  • Condition / age +4.0/5.0
  • Livability +3.6/5.0
  • 1% rule +2.7/10.0
  • Schools +2.6/10.0
  • Rent growth +2.1/5.0
  • DSCR +0.0/10.0
  • Appreciation +0.0/10.0

$279,000

232 Robert Hightower Dr · Jarrell, TX 76537
4 bd · 2.5 ba · 2,561 sqft · SingleFamily public records · 50 Days on market
Built 2024 Good condition 5,205 sqft lot 2-car garage $109/sqft · 10% below area Est $309k · 10% under $25/mo HOA · 1% of rent ↓ 21% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

This beautifully designed home, built in 2025, offers a welcoming open-concept layout that enhances both comfort and functionality. Large windows throughout fill the interior with natural light, creating a bright and airy atmosphere. The spacious living and dining areas flow seamlessly into the kitchen, which features a center island ideal for meal preparation and entertaining. The primary suite serves as a private retreat, complete with an ensuite bath designed for both relaxation and convenience. All secondary bedrooms are generously sized, providing flexibility for family, guests, or a home office.

Key facts

  • 5,205 sq ft lot
  • 2 garage spots
  • Built 2024

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 4-bed/2.5-bath single-family listed at $279k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-626 ($-8k/yr) — negative.
  • To cash-flow at today's rent, offer at most $171k (38.7% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (23.3% below list).
  • Recommended offer: $171k (38.7% below list) — sets the bar for cash-flow.
  • Cap rate 3.6% vs local median 4.9% in Jarrell — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

  • Location reads 71/100 on livability (#313 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F.
  • Jarrell ISD (rural): math 19% / reading 28% proficiency, ranked #713 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
  • Zoned schools: Jarrell El (math 19% / reading 27%, grade F, #3,277 of 4,322 statewide, top 77%, 785 students, 62% FRL); Jarrell Middle (math 21% / reading 29%, grade F, #1,258 of 1,662 statewide, top 77%, 741 students, 64% FRL); Jarrell H S (math 22% / reading 37%, grade F, #1,112 of 1,632 statewide, top 70%, 868 students, 58% FRL).
  • Market conditions: Rents soft (-1.7%/yr); 1040 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $8k 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 50 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
  • 10 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

  • Watch-outs: property tax is 3.1% 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 $170,910 (38.7% 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 50 days. Have you received any prior offers? Is the seller open to a 39% 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. 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?
  8. 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.
  9. 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.
  10. 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
0.77%
Cap rate
3.60%
Cash-on-cash
-9.62%
DSCR
0.57
GRM
10.9

CMA / ARV

ARV (median comp)
$309,199
List price
$279,000
Delta
-9.77%
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
248 Feathers St 0.08mi 4/2.5 2,527 (-1%) 0mo $290,585 $115 94
932 Yellow Ribbon Cv 0.18mi 4/2.5 2,579 (+1%) 2mo $229,900 $89 89
241 Night Riders Way 0.28mi 4/2.5 2,681 (+5%) 4mo $280,000 $104 76
225 Robert Hightower Dr 0.04mi 4/2.5 2,897 (+13%) 5mo $326,828 $113 72
161 Lucky Texan Rd 0.06mi 3/2.5 (-1) 2,245 (-12%) 2mo $276,035 $123 70
509 Yellow Ribbon 0.52mi 4/3.0 2,534 (-1%) 4mo $364,900 $144 69
108 Green Berets Bnd 0.49mi 5/3.0 (+1) 2,536 (-1%) 5mo $319,990 $126 64
157 Green Berets Bnd 0.51mi 5/3.0 (+1) 2,536 (-1%) 4mo $330,049 $130 64
109 Mclintock Rd 0.53mi 5/3.5 (+1) 2,470 (-4%) 2mo $359,900 $146 59
121 Hatari Trl 0.37mi 5/3.5 (+1) 2,350 (-8%) 3mo $311,998 $133 58
153 Green Berets Bnd 0.51mi 4/3.0 2,353 (-8%) 5mo $317,323 $135 56
104 Batjac Aly 0.71mi 5/3.5 (+1) 2,434 (-5%) 1mo $260,000 $107 49

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
-37.7%
Equity multiple
-0.17×
Total profit
$-91,088
Equity at exit
$41,600
10-year hold
IRR
-85.0%
Equity multiple
-0.97×
Total profit
$-153,800
Equity at exit
$24,123

Cash invested: $78,120 (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.
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
60 active · 20 under contract
Months of supply
15.0 mo (7%/mo absorbed)
Median asking
$299,900 ($133/sqft)
Median days on market
84 d
This list price
27% of active listings are priced below it
ARV vs active asking
-9.1% vs current asking $/sqft

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

ZIP-level market 76537

Home prices YoY
-14.4%
Rents YoY
-1.7%
Active inventory
1040
Price-to-rent
10.9×

Monthly cashflow live

Estimated rent
$2,140 high interval (Pro) →
Mortgage (P&I)
$1,463
Tax from tax record
$712 /mo · $8,545/yr
Insurance
$116
HOA
$25
Vacancy / Maint / Mgmt
$449
Net cashflow
$-626

Break-even live

Break-even rent $2,932
Max offer price $170,910
Occupancy floor

Sensitivity live

Price -10% $-468 -5% $-547 +0% $-626 +5% $-705 +10% $-784
Rent -10% $-795 -5% $-711 +0% $-626 +5% $-542 +10% $-457
Rate -1.0pp $-486 -0.5pp $-555 base $-626 +0.5pp $-698 +1.0pp $-772

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
$69,750
Closing costs
$8,370
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 25 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
521 Colonel McNally Cv Jarrell, TX 4.0 3.5 2579 $1,995 $0.77 40d 1 0.16mi
224 Night Riders Way Jarrell, TX 5.0 3.0 2609 $2,100 $0.80 58d 1 0.29mi
524 Barbary Coast Cv Jarrell, TX 3.0 3.0 2552 $2,295 $0.90 29d 1 0.40mi
229 Barbary Coast Ln Jarrell, TX 3.0 2.5 1935 $1,800 $0.93 83d 1 0.40mi
313 McLintock Rd Jarrell, TX 4.0 2.0 1855 $2,000 $1.08 98d 1 0.47mi
313 McLintock Rd Jarrell, TX 4.0 2.0 1855 $1,830 $0.99 60d 1 0.47mi
332 McLintock Rd Jarrell, TX 3.0 2.0 1877 $1,875 $1.00 0d 1 0.49mi
105 McLintock Rd Jarrell, TX 3.0–5.0 2.0–3.5 1773 $2,528 $1.43 0d 1 0.49mi
316 McLintock Rd Jarrell, TX 4.0 3.0 2560 $2,095 $0.82 139d 1 0.50mi
131 Wild Wind Cv Jarrell, TX 4.0 3.0 2468 $2,095 $0.85 93d 1 0.50mi
131 Wild Wind Cv Jarrell, TX 4.0 3.0 2399 $2,095 $0.87 99d 1 0.50mi
1109 Paradise Canyon Cv Jarrell, TX 3.0 2.5 1851 $1,950 $1.05 0d 1 0.54mi
261 Wild Wind Trl Jarrell, TX 3.0 2.5 1845 $1,975 $1.07 0d 1 0.56mi
128 Old Stagecoach Rd Jarrell, TX 4.0 2.5 2263 $1,900 $0.84 24d 1 0.59mi
128 Old Stagecoach Rd Jarrell, TX 4.0 3.0 2358 $1,875 $0.80 0d 1 0.59mi
516 Taggart Trl Jarrell, TX 4.0 2.0 1761 $1,750 $0.99 10d 1 0.74mi
504 Rusty DR Lot Rusty Jarrell, TX 3.0 2.5 1900 $1,795 $0.94 24d 1 0.83mi
504 Rusty DR Lot Rusty Jarrell, TX 3.0 2.5 1900 $1,795 $0.94 42d 1 0.83mi
201 Katie Elder Dr Jarrell, TX 3.0 2.5 2418 $1,795 $0.74 94d 1 1.00mi
316 Stone Water Ln Jarrell, TX 3.0 2.5 1909 $1,800 $0.94 88d 1 1.09mi
104 Cressida Cv Jarrell, TX 4.0 2.5 2475 $2,200 $0.89 42d 1 1.37mi
744 Xanadu Dr Unit 53K Jarrell, TX 4.0 2.0 1764 $1,750 $0.99 64d 1 1.42mi
424 Cosmos Ln Jarrell, TX 3.0 2.0 1774 $1,825 $1.03 5d 1 1.43mi
513 Circle Way Jarrell, TX 4.0 2.5 2230 $1,875 $0.84 40d 1 1.47mi
1100 Jackson Ln Jarrell, TX 4.0 2.5 1839 $1,695 $0.92 74d 1 1.48mi

Property features AI

Finance

HOA & community
Sonterra MUD associationMonthly association fee of $25

Exterior

Parking
Attached 2-car garage
Utilities
Public waterPublic sewer
Home design
Residential propertyFull ownershipSlab foundation
Construction
Built in 2024Brick and wood siding constructionComposition roof
Exterior features
Covered patioPatioCovered deck

Interior

Kitchen
DishwasherElectric ovenDisposalMicrowave
Bedrooms
Primary bedroom (second level)Bedroom (second level)Bedroom (second level)Bedroom (second level)
Flooring
CarpetTile
Bathrooms
3 full bathrooms1 half bathroom
Heating & cooling
Central heating (electric)Central air (electric)
Interior features
Electric dryer hookupDishwasherElectric ovenFood disposalMicrowave
Laundry & utility
Electric dryer hookup

Listing history 50 events

  1. 2026-09-24
    days on market $279,000 Active 50 DOM
  2. 2026-09-23
    days on market $279,000 Active 49 DOM
  3. 2026-09-22
    days on market $279,000 Active 48 DOM
  4. 2026-09-21
    days on market $279,000 Active 47 DOM
  5. 2026-09-20
    days on market $279,000 Active 46 DOM
  6. 2026-09-19
    days on market $279,000 Active 45 DOM
  7. 2026-09-18
    days on market $279,000 Active 44 DOM
  8. 2026-09-17
    days on market $279,000 Active 43 DOM
  9. 2026-09-16
    days on market $279,000 Active 42 DOM
  10. 2026-09-15
    days on market $279,000 Active 41 DOM
  11. 2026-09-14
    days on market $279,000 Active 40 DOM
  12. 2026-09-13
    days on market $279,000 Active 39 DOM
  13. 2026-09-12
    days on market $279,000 Active 38 DOM
  14. 2026-09-11
    days on market $279,000 Active 37 DOM
  15. 2026-09-05
    days on market $279,000 Active 31 DOM
  16. 2026-09-04
    days on market $279,000 Active 30 DOM
  17. 2026-09-03
    days on market $279,000 Active 29 DOM
  18. 2026-08-31
    days on market $279,000 Active 26 DOM
  19. 2026-08-30
    days on market $279,000 Active 25 DOM
  20. 2026-08-29
    days on market $279,000 Active 24 DOM
  21. 2026-08-28
    days on market $279,000 Active 23 DOM
  22. 2026-08-27
    days on market $279,000 Active 22 DOM
  23. 2026-08-26
    days on market $279,000 Active 21 DOM
  24. 2026-08-25
    days on market $279,000 Active 20 DOM
  25. 2026-08-24
    days on market $279,000 Active 19 DOM
  26. 2026-08-23
    days on market $279,000 Active 18 DOM
  27. 2026-08-22
    days on market $279,000 Active 17 DOM
  28. 2026-08-21
    days on market $279,000 Active 16 DOM
  29. 2026-08-20
    days on market $279,000 Active 15 DOM
  30. 2026-08-19
    days on market $279,000 Active 14 DOM
  31. 2026-08-18
    days on market $279,000 Active 13 DOM
  32. 2026-08-17
    days on market $279,000 Active 12 DOM
  33. 2026-08-16
    days on market $279,000 Active 11 DOM
  34. 2026-08-15
    days on market $279,000 Active 10 DOM
  35. 2026-08-14
    days on market $279,000 Active 9 DOM
  36. 2026-08-13
    days on market $279,000 Active 8 DOM
  37. 2026-08-11
    days on market $279,000 Active 6 DOM
  38. 2026-08-10
    days on market $279,000 Active 5 DOM
  39. 2026-08-09
    days on market $279,000 Active 4 DOM
  40. 2026-08-08
    days on market $279,000 Active 3 DOM
  41. 2026-08-05
    pricedays on marketlisting id $279,000 Active 1 DOM
  42. 2026-07-31
    days on market $285,000 Active 44 DOM
  43. 2026-07-30
    days on market $285,000 Active 43 DOM
  44. 2026-07-30
    days on market $285,000 Active 42 DOM
  45. 2026-07-28
    days on market $285,000 Active 41 DOM
  46. 2026-07-26
    days on market $285,000 Active 39 DOM
  47. 2026-07-24
    days on market $285,000 Active 37 DOM
  48. 2026-07-23
    days on market $285,000 Active 36 DOM
  49. 2026-07-22
    days on market $285,000 Active 35 DOM
  50. 2026-07-21
    days on market $285,000 Active 34 DOM

ⓘ 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
$8,545 · $712/mo
Projected year-2 tax
$8,545 · $712/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 3/10 Moderate
  • 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 24 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$25,676
− Mortgage interest
−$15,628
− Property taxes
−$8,545
− Insurance
−$1,395
− Repairs & maintenance
−$2,054
− Management
−$2,054
− HOA
−$300
− Depreciation
−$8,116
Taxable loss
−$12,417
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$2,980
After-tax cash flow
$-4,533/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 Est. rehab $12,805–$38,415 screening

This 2025-built single-family home is in excellent condition with a good condition score of 80. It offers a spacious and well-designed layout with modern amenities. The property is move-in ready with minor cosmetic improvements that could further enhance its value.

Value-add opportunities

  • Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
  • Both Landscaping improvements — Enhances curb appeal and adds value
  • Both New flooring in bathrooms — Improves functionality and aesthetics
  • Both New kitchen appliances — Enhances functionality and aesthetics

ⓘ 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 26/100

Zoned Schools

Elementary Jarrell El F TX #3,277/4,322 Nat'l #31,702/41,679 Middle Jarrell Middle F TX #1,258/1,662 Nat'l #10,338/14,009 High Jarrell H S F TX #1,112/1,632 Nat'l #11,215/17,239

Schools (NCES district)

District
Jarrell ISD
NCES district ID
4824600
Math proficiency
19% ▼ -18.00%
Reading proficiency
28% ▼ -5.00%
Median HH income
$57,132
Composite
21.47/100
National rank
#8335
State rank
#713 of 826 in TX
B Composite livability gradescore 71/100

Livability — Jarrell

Score
71/100
State rank
#313
US rank
#7020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

County
Williamson County · 699,027 people
City population
16,272
Metro
Austin-Round Rock-Georgetown, TX
Population (ZIP)
16,272
Household income
$98,199
Rent vs Own
20.5% rent · 79.5% own
Severe rent burden
6% of renters

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%

Race, ethnicity, and origin ACS 2023

Neighborhood character
Diverse neighborhood (Simpson 0.63)
Race & ethnicity
White 48% Hispanic / Latino 36% Two or more races 14% Black 7% Asian 4%
Hispanic origin (detail)
Mexican 30% Puerto Rican 5%
Common ancestry
Romanian 3% Italian 2% Slovak 1%
Foreign-born
13% · Canada, Vietnam
Languages at home
69% English-only · Spanish 26% Chinese 2% French/Haitian/Cajun 1%

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

Price history

-21.4% since first listed
17 events — show timeline
  • 2026-08-05 Listed $279,000 HARMLS
  • 2026-07-30 Listing Removed HARMLS
  • 2026-07-09 Relisted HARMLS
  • 2026-06-27 Pending HARMLS
  • 2026-06-05 Listed $285,000 HARMLS
  • 2026-05-07 Listing Removed HARMLS
  • 2026-04-01 Listed $300,000 HARMLS
  • 2025-12-15 Rental Removed $2,700 ACTRIS
  • 2025-10-08 Listed for Rent $2,700 ACTRIS
  • 2025-10-03 Listed Unlock MLS
  • 2025-09-04 Listing Removed CTXMLS
  • 2025-07-15 Relisted CTXMLS
  • 2025-07-11 Relisted Unlock MLS
  • 2025-04-04 Pending Unlock MLS
  • 2025-04-04 Contingent CTXMLS
  • 2025-03-21 Listed $355,000 CTXMLS
  • 2025-03-20 Listed Unlock MLS

Property tax history

+124.2%/yr

Latest (2026): $8,545 · -5.0% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…