13100 Cattle Rustler Rd · Mustang Ridge, TX 78610

$270,990

3 bd · 2.0 ba · 1,366 sqft · SingleFamily · 10 Days on market

Built 2026 4,791 sqft lot $198/sqft · 28% below area Est $378k · 28% under $57/mo HOA · 3% 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 +15.0/15.0
• Cash flow +8.4/30.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Rent growth +2.1/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Imagine a home that feels like a retreat from the moment you step inside. 13100 Cattle Rustler Road is a masterfully designed 1,366 sq. ft. single-story home that balances open social spaces with quiet, private sanctuaries. As you walk through the front door, you are welcomed by an expansive open-concept family room. Centered at the heart of the home, this space is designed for everything from quiet movie nights to lively celebrations. Overlooking the family room is a gourmet kitchen that will inspire your inner chef, featuring sleek stainless steel appliances, elegant quartz countertops, and a designer tile backsplash. Tucked away for ultimate tranquility, the main bedroom is located directly off the main living area. This personal oasis boasts a massive walk-in closet and a spa-inspired walk-in shower, providing the perfect place to unwind at the end of the day. This home comes included with a professionally designed landscape package and a full irrigation system as well as our America's Smart Home® package that offers devices such as the Qolsys IQ Panel, Video Doorbell, Alarm.com app, Honeywell Thermostat, a Smart Light Switch, Kwikset Smart lock, and more. Contact us today and find your home at Frontier.

Key facts

• Quartz countertops
• Gourmet kitchen
• 4,791 sq ft lot

Tags

• OPEN CONCEPT FAMILY ROOM
• GOURMET KITCHEN
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• DESIGNER TILE BACKSPLASH
• MASSIVE WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Homeowners association (Frontier) with a monthly fee; Association fee covers common area maintenance; Community features: common grounds, playground, park, pool, sport court(s), street lights, sidewalks, trails/paths

Exterior

• Parking: Attached garage facing front; 2 covered parking spaces (2 total)
• Security: Smoke detectors
• Utilities: Electricity available; Natural gas available and connected; Water available (private / municipal utility district); Sewer connected (private / municipal utility district); Cable available; Underground utilities
• Home design: Single-story; New construction by D.R. Horton; Faces southeast; Slab foundation
• Construction: Brick construction; Radiant barrier; Composition shingle roof
• Exterior features: Private yard; Covered patio; Patio; Back yard fencing; Fenced yard; Front yard; Landscaped; Sprinklers in front, side, and rear; Sprinkler with rain sensor; Small trees; Community pool

Interior

• Kitchen: Built-in range; Range; Dishwasher; Microwave; Refrigerator; Disposal; Exhaust fan; Vented exhaust fan
• Bedrooms: 3 main-level bedrooms; Main level primary bedroom
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air
• Interior features: Open floorplan; Entrance foyer; Kitchen island; Pantry; Quartz counters; Recessed lighting; Double vanity; Walk-in closet(s); Smart home
• Laundry & utility: Main level laundry room; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $271k.

Deal economics

• At list price, monthly cash flow is $-243 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (21.2% below list).
• Recommended offer: $214k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.3% in Mustang Ridge — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#854 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Del Valle ISD (rural): math 19% / reading 26% proficiency, ranked #749 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.8%/yr); 1002 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 17,121 units permitted in Travis County in 2024 (11,963 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.
• Travis County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,559 (21.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.79% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.84%
• DSCR: 0.83
• GRM: 10.6

CMA / ARV

• ARV (median comp): $377,802
• List price: $270,990
• Delta: -28.27%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.2%
• Equity multiple: 0.14×
• Total profit: $-65,557
• Equity at exit: $40,405

10-year hold

• IRR: -38.1%
• Equity multiple: -0.33×
• Total profit: $-100,898
• Equity at exit: $23,430

Cash invested: $75,877 (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 78610

• Rents YoY: -1.8%
• Active inventory: 1002
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,136 high
• Mortgage (P&I): −$1,421
• Tax est. 1.5%: −$339 /mo · $4,065/yr
• Insurance: −$113
• HOA: −$57
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-243

Break-even live

Break-even rent $2,443

Max offer price $235,880

Occupancy floor —

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: $67,748
• Closing costs: $8,130
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12104 Douglas Fir Cir Buda, TX	3.0	2.0	1276	$2,100	$1.65	18d	1	1.23mi
12102 Douglas Fir Cir Buda, TX	3.0	2.0	1470	$2,200	$1.50	2d	1	1.24mi
12309 Mustang Mesa Dr Buda, TX	4.0	2.0	1568	$1,790	$1.14	16d	1	1.28mi
6915 Tiznow Ln Buda, TX	3.0	2.5	1845	$2,300	$1.25	2d	1	1.37mi
13405 Grays Peak Path Buda, TX	4.0	2.0	1600	$2,199	$1.37	2d	1	1.42mi
13405 Grays Peak Path Buda, TX	4.0	2.0	1600	$2,100	$1.31	44d	1	1.42mi

HOA detail

• Monthly dues: $57 · $684/yr

Listing history 13 events

1. 2026-06-18
   days on market $270,990 Active 10 DOM
2. 2026-06-17
   days on market $270,990 Active 9 DOM
3. 2026-06-16
   days on market $270,990 Active 8 DOM
4. 2026-06-15
   days on market $270,990 Active 7 DOM
5. 2026-06-13
   days on market $270,990 Active 5 DOM
6. 2026-06-08
   days on marketlisting id $270,990 Active 1 DOM
7. 2026-06-07
   days on market $270,990 Active 22 DOM
8. 2026-06-04
   days on market $270,990 Active 19 DOM
9. 2026-06-03
   days on market $270,990 Active 18 DOM
10. 2026-06-02
    days on market $270,990 Active 17 DOM
11. 2026-06-01
    days on market $270,990 Active 16 DOM
12. 2026-05-31
    days on market $270,990 Active 15 DOM
13. 2026-05-16
    listed $270,990 Active 1231-char remark

    Show marketing remark (1231 chars)

    Imagine a home that feels like a retreat from the moment you step inside. 13100 Cattle Rustler Road is a masterfully designed 1,366 sq. ft. single-story home that balances open social spaces with quiet, private sanctuaries. As you walk through the front door, you are welcomed by an expansive open-concept family room. Centered at the heart of the home, this space is designed for everything from quiet movie nights to lively celebrations. Overlooking the family room is a gourmet kitchen that will inspire your inner chef, featuring sleek stainless steel appliances, elegant quartz countertops, and a designer tile backsplash. Tucked away for ultimate tranquility, the main bedroom is located directly off the main living area. This personal oasis boasts a massive walk-in closet and a spa-inspired walk-in shower, providing the perfect place to unwind at the end of the day. This home comes included with a professionally designed landscape package and a full irrigation system as well as our America's Smart Home® package that offers devices such as the Qolsys IQ Panel, Video Doorbell, Alarm.com app, Honeywell Thermostat, a Smart Light Switch, Kwikset Smart lock, and more. Contact us today and find your home at Frontier.

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,627
• − Mortgage interest: −$15,180
• − Property taxes: −$4,065
• − Insurance: −$1,355
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − HOA: −$684
• − Depreciation: −$7,883
• Taxable loss: −$7,640
• Est. tax savings @ 24.0%: +$1,834
• After-tax cash flow: $-1,078/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: Del Valle ISD
• NCES district ID: 4816620
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 26% ▼ -2.00%
• Median HH income: $41,322
• Composite: 19.13/100
• National rank: #8830
• State rank: #749 of 826 in TX

Livability — Mustang Ridge

• Score: 63/100
• State rank: #854
• US rank: #15380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mustang Ridge, TX
• County: Hays County · 280,138 people
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 48,319
• Household income: $119,698
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 611.0

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 0.58)
• Race & ethnicity: White 49% Hispanic / Latino 42% Two or more races 17% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica, South Korea
• Languages at home: 76% English-only · Spanish 20% Arabic 2% Other Indo-European 1%

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: ▼ -161.50%
• Current HPI: 220.6824
• Rent YoY: ▼ -1.80%
• 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

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-08 Listed $270,990 Unlock MLS
• 2026-05-16 Listed $270,990 Zillow