501 Yearwood Ln Unit 1D · Sonterra, TX 76537

$185,000

3 bd · 2.5 ba · 1,339 sqft · Condo public records · 108 Days on market

Built 2018 $138/sqft · 30% below area Est $265k · 30% under $37/mo HOA · 2% of rent ↓ 4% since listing

---

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 +11.5/30.0
• 1% rule +4.6/10.0
• DSCR +3.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 501 Yearwood Ln, a home that provides a perfect blend of comfort and style. The property boasts a fenced-in backyard, providing a outdoor space for relaxation and entertainment. Step inside to appreciate the fresh interior paint, which adds a modern touch to the home's ambiance. The partial flooring replacement further enhances the aesthetic appeal of the property, ensuring a contemporary feel throughout. This home at is a true gem, featuring a unique combination of seclusion, style, and comfort. Don't miss out on this opportunity to make this your dream home. Included 100-Day Home Warranty with buyer activation

Key facts

• Fenced-in backyard
• Fresh interior paint
• 6,743 sq ft lot

Tags

• FENCED-IN BACKYARD
• FRESH INTERIOR PAINT
• PARTIAL FLOORING REPLACEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (4.3% below list).
• Recommended offer: $163k (12.1% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 4.5% in Sonterra — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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); 773 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 108 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,549 (12.1% 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 108 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.40%
• DSCR: 0.94
• GRM: 8.7

CMA / ARV

• ARV (median comp): $264,877
• List price: $185,000
• Delta: -30.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.3%
• Equity multiple: 0.17×
• Total profit: $-43,083
• Equity at exit: $27,584

10-year hold

• IRR: -38.6%
• Equity multiple: -0.30×
• Total profit: $-67,265
• Equity at exit: $15,995

Cash invested: $51,800 (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 76537

• Home prices YoY: -14.4%
• Rents YoY: -1.7%
• Active inventory: 773
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,771 high
• Mortgage (P&I): −$970
• Tax from tax record: −$375 /mo · $4,502/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$37
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-127

Break-even live

Break-even rent $1,931

Max offer price $162,549

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-75	+0% $-127	+5% $-179	+10% $-232
Rent	-10% $-267	-5% $-197	+0% $-127	+5% $-57	+10% $13
Rate	-1.0pp $-34	-0.5pp $-80	base $-127	+0.5pp $-175	+1.0pp $-224

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 Denson Ln Jarrell, TX	3.0	2.5	1466	$1,595	$1.09	19d	1	0.05mi
676 Yearwood Ln Jarrell, TX	3.0	2.5	1339	$1,539	$1.15	45d	1	0.15mi
100 Granville Ct Jarrell, TX	3.0	2.0	1428	$1,700	$1.19	25d	1	0.16mi
400 Captain Grumbles Dr Jarrell, TX	3.0	2.0	1463	$1,550	$1.06	25d	1	0.19mi
301 Greatest Gift Way Jarrell, TX	3.0	2.0	1449	$1,850	$1.28	45d	1	0.21mi
301 Greatest Gift Way Jarrell, TX	3.0	2.0	1449	$1,850	$1.28	19d	1	0.21mi
221 Koontz Loop Jarrell, TX	3.0	2.0	1546	$1,750	$1.13	6d	1	0.23mi
505 Greatest Gift Way Jarrell, TX	3.0	2.0	1391	$1,600	$1.15	45d	1	0.26mi
5033 Cressler Ln Jarrell, TX	3.0	2.5	1339	$1,595	$1.19	6d	1	0.27mi
509 Greatest Gift Way Jarrell, TX	3.0	2.0	1449	$1,700	$1.17	19d	1	0.27mi
401 Hyacinth Way Jarrell, TX	4.0	2.0	1794	$1,745	$0.97	22d	1	0.28mi
213 Ibis Falls Loop Jarrell, TX	3.0	2.0	1238	$1,750	$1.41	6d	1	0.31mi
140 Calcite Ln Jarrell, TX	3.0	2.0	1401	$1,650	$1.18	25d	1	0.32mi
545 Greatest Gift Way Jarrell, TX	3.0	2.0	1449	$1,650	$1.14	45d	1	0.33mi
417 Sapphire Ln Jarrell, TX	3.0	2.0	1537	$1,499	$0.98	25d	1	0.34mi
350 Bedford Falls Ln Jarrell, TX	4.0	2.0	1688	$1,925	$1.14	19d	1	0.34mi
616 Sonterra Blvd Jarrell, TX	3.0	2.0	1704	$1,750	$1.03	16d	1	0.36mi
364 Bell Rings Dr Jarrell, TX	3.0	2.5	1638	$1,650	$1.01	45d	1	0.38mi
140 Amber Ln Jarrell, TX	3.0	2.0	1584	$1,749	$1.10	19d	1	0.42mi
518 Woodpecker Run Jarrell, TX	3.0	2.5	1638	$1,695	$1.03	45d	1	0.42mi
224 Amber Ln Jarrell, TX	3.0	2.0	1133	$1,475	$1.30	22d	1	0.44mi
209 Athena Way Jarrell, TX	3.0	2.0	1211	$1,439	$1.19	25d	1	0.45mi
145 Miracle Dr Jarrell, TX	3.0	2.0	1207	$1,525	$1.26	6d	1	0.46mi
244 Circle Way Jarrell, TX	3.0	2.0	1242	$1,545	$1.24	21d	1	0.61mi
1100 Jackson Ln Jarrell, TX	4.0	2.5	1839	$1,745	$0.95	6d	1	0.66mi
324 Circle Way Jarrell, TX	3.0	2.5	1661	$1,650	$0.99	12d	1	0.68mi
126 Sandstone Dr Unit D Jarrell, TX	3.0	2.0	1730	$1,325	$0.77	4d	1	0.70mi
126 Sandstone Dr Unit F Jarrell, TX	3.0	2.5	1730	$1,450	$0.84	25d	1	0.70mi
200 Sandstone Dr Unit A Jarrell, TX	3.0	2.0	1730	$1,450	$0.84	25d	1	0.70mi
Cressler Ln Jarrell, TX	3.0	2.5	1339	$1,600	$1.19	45d	1	0.74mi
212 Sandstone Dr Unit G Jarrell, TX	3.0	2.0	1730	$1,350	$0.78	14d	1	0.74mi
600 Shimek St Unit 19A Jarrell, TX	3.0	2.0	1357	$1,650	$1.22	19d	1	0.75mi
220 Sandstone Dr Apt E Jarrell, TX	3.0	2.0	1730	$1,550	$0.90	25d	1	0.75mi
220 Sandstone Dr Apt E Jarrell, TX	3.0	2.0	1730	$1,595	$0.92	45d	1	0.75mi
220 Sandstone Dr Unit C Jarrell, TX	3.0	2.0	1730	$1,500	$0.87	4d	1	0.75mi
220 Sandstone Dr Apt A Jarrell, TX	3.0	2.0	1470	$1,450	$0.99	4d	1	0.75mi
117 Galaxy Way Jarrell, TX	3.0	2.0	1276	$1,650	$1.29	22d	1	0.89mi
873 Circle Way Jarrell, TX	3.0	2.0	1450	$1,650	$1.14	16d	1	0.91mi
621 Xanadu Dr Jarrell, TX	3.0	2.0	1586	$1,750	$1.10	6d	1	0.94mi
108 Igneous Ln Jarrell, TX	3.0	2.0	1534	$1,800	$1.17	14d	1	0.95mi

HOA detail condo

• Monthly dues: $37 · $444/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $185,000 Active 108 DOM
2. 2026-06-18
   days on market $185,000 Active 105 DOM
3. 2026-06-17
   days on market $185,000 Active 104 DOM
4. 2026-06-16
   days on market $185,000 Active 103 DOM
5. 2026-06-15
   days on market $185,000 Active 102 DOM
6. 2026-06-13
   days on market $185,000 Active 100 DOM
7. 2026-06-09
   days on market $185,000 Active 96 DOM
8. 2026-06-08
   days on market $185,000 Active 95 DOM
9. 2026-06-07
   days on market $185,000 Active 94 DOM
10. 2026-06-04
    pricedays on market $185,000 Active 91 DOM
11. 2026-06-03
    days on market $190,000 Active 90 DOM
12. 2026-06-02
    days on market $190,000 Active 89 DOM
13. 2026-06-01
    days on market $190,000 Active 88 DOM
14. 2026-05-31
    days on market $190,000 Active 87 DOM
15. 2026-04-16
    price $190,000 631-char remark

    Show marketing remark (631 chars)

    Welcome to 501 Yearwood Ln, a home that provides a perfect blend of comfort and style. The property boasts a fenced-in backyard, providing a outdoor space for relaxation and entertainment. Step inside to appreciate the fresh interior paint, which adds a modern touch to the home's ambiance. The partial flooring replacement further enhances the aesthetic appeal of the property, ensuring a contemporary feel throughout. This home at is a true gem, featuring a unique combination of seclusion, style, and comfort. Don't miss out on this opportunity to make this your dream home. Included 100-Day Home Warranty with buyer activation

16. 2026-03-26
    price $194,000 631-char remark

    Show marketing remark (631 chars)

    Welcome to 501 Yearwood Ln, a home that provides a perfect blend of comfort and style. The property boasts a fenced-in backyard, providing a outdoor space for relaxation and entertainment. Step inside to appreciate the fresh interior paint, which adds a modern touch to the home's ambiance. The partial flooring replacement further enhances the aesthetic appeal of the property, ensuring a contemporary feel throughout. This home at is a true gem, featuring a unique combination of seclusion, style, and comfort. Don't miss out on this opportunity to make this your dream home. Included 100-Day Home Warranty with buyer activation

17. 2026-03-05
    listed $197,000 Active 631-char remark

    Show marketing remark (631 chars)

    Welcome to 501 Yearwood Ln, a home that provides a perfect blend of comfort and style. The property boasts a fenced-in backyard, providing a outdoor space for relaxation and entertainment. Step inside to appreciate the fresh interior paint, which adds a modern touch to the home's ambiance. The partial flooring replacement further enhances the aesthetic appeal of the property, ensuring a contemporary feel throughout. This home at is a true gem, featuring a unique combination of seclusion, style, and comfort. Don't miss out on this opportunity to make this your dream home. Included 100-Day Home Warranty with buyer activation

18. 2026-02-23
    soldstatus
19. 2025-11-08
    listed Active
20. 2023-10-05
    status Pending
21. 2023-10-04
    listed Active

ⓘ 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: $4,502 · $375/mo
• Projected year-2 tax: $4,502 · $375/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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

Taxation est. · year 1

• Rental income: $21,247
• − Mortgage interest: −$10,363
• − Property taxes: −$4,502
• − Insurance: −$1,722
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − HOA: −$444
• − Depreciation: −$5,382
• Taxable loss: −$4,565
• Est. tax savings @ 24.0%: +$1,096
• After-tax cash flow: $-429/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: 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

Livability — Sonterra

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Sonterra, TX
• County: Williamson County · 680,029 people
• City population: 12,526
• 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: 225.0

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: —

Market trends

• HPI YoY: ▼ -31.03%
• Current HPI: 184.8935
• Rent YoY: ▼ -1.73%
• 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

-3.6% since first listed

7 events — show timeline

• 2026-04-16 Price Changed $190,000 Unlock MLS
• 2026-03-26 Price Changed $194,000 Unlock MLS
• 2026-03-05 Listed $197,000 Unlock MLS
• 2026-02-23 Sold (Public Records) — Public Records
• 2025-11-08 Listed — Unlock MLS
• 2023-10-05 Pending — Unlock MLS
• 2023-10-04 Listed — Unlock MLS

Property tax history

-1.2%/yr

Latest (2026): $4,502 · -9.1% YoY. Source: county tax records.