112 Major Lee Ln · Sonterra, TX 76537

$194,900

3 bd · 2.0 ba · 1,463 sqft · SingleFamily public records · 14 Days on market

Built 2013 6,229 sqft lot $133/sqft · 27% below area Est $267k · 27% under $20/mo HOA · 1% 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 +8.3/30.0
• 1% rule +4.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Rent growth +2.1/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 112 Major Lee Lane in Jarrell—a super cute one-story home offering 3 bedrooms, 2 bathrooms, and just over 1,400 square feet of comfortable living space. Step inside to a welcoming entryway that creates the perfect first impression for guests. Two secondary bedrooms are conveniently located off the hallway and share a full bathroom with a tub. The open-concept kitchen flows seamlessly into the living and dining areas, making it ideal for everyday living and entertaining. The private primary suite features a shower/tub combo and a spacious walk-in closet. Enjoy the outdoors in the nice-sized backyard—perfect for relaxing evenings or weekend grilling. This charming home

Key facts

• 6,229 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association (Sonterra HOA); HOA fee $240 annually; Community clubhouse; Community mailbox; Playground

Exterior

• Parking: 2-car garage; Driveway; Garage faces front; 2 total parking spaces (2 covered)
• Utilities: Electricity connected; Water connected (Municipal Utility District); Public sewer; Fiber optic available
• Home design: Single-story home; Faces west; Resale property; Slab foundation
• Construction: Brick construction; Composition/shingle roof; Built (year per public records)
• Exterior features: Covered patio; Patio; Back yard fencing; Wood fence; Front yard; Level lot; Few trees; Community pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Granite counters; Kitchen island; Open floorplan; Pantry; Soaking tub; Walk-in closet(s); Main level primary
• Laundry & utility: Washer; Dryer; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (9.5% below list).
• Recommended offer: $163k (16.3% below list) — sets the bar for cash-flow.

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.
• Market conditions: Rents soft (-1.7%/yr); 761 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major wind risk, 70% 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 $163,210 (16.3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.90% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.94%
• DSCR: 0.82
• GRM: 9.2

CMA / ARV

• ARV (median comp): $267,022
• List price: $194,900
• Delta: -27.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4005 Cressler Ln Unit 16G	0.21mi	3/2.0	1,536 (+5%)	1mo	$204,000	$133	81
4001 Cressler Ln Unit 15G	0.20mi	3/2.0	1,536 (+5%)	1mo	$199,000	$130	81
5017 Cressler Ln Unit 28G	0.20mi	3/2.5	1,339 (-8%)	1mo	$195,000	$146	73
100 Robertson Ln	0.09mi	4/2.0 (+1)	1,645 (+12%)	1mo	$244,900	$149	70
117 Hematite Ln	0.70mi	3/2.0	1,462 (-0%)	2mo	$235,000	$161	66
605 Copper Ct	0.54mi	3/2.0	1,540 (+5%)	2mo	$229,000	$149	64
120 Outlaw Dr	0.70mi	3/2.0	1,487 (+2%)	2mo	$278,900	$188	63
137 Bridges Ln	0.46mi	3/2.5	1,350 (-8%)	2mo	$209,900	$155	62
125 Woodpecker Run	0.61mi	3/2.0	1,376 (-6%)	1mo	$198,000	$144	61
108 Igneous Ln	0.70mi	3/2.0	1,534 (+5%)	1mo	$230,000	$150	58
320 Ammonite Ln	0.64mi	3/2.0	1,355 (-7%)	0mo	$265,000	$196	58
464 Josey Wales Dr	0.68mi	3/2.0	1,624 (+11%)	2mo	$283,900	$175	48

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: -26.9%
• Equity multiple: 0.12×
• Total profit: $-48,011
• Equity at exit: $29,060

10-year hold

• IRR: -43.9%
• Equity multiple: -0.39×
• Total profit: $-75,823
• Equity at exit: $16,851

Cash invested: $54,572 (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: 761
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$449 /mo · $5,393/yr
• Insurance: −$81
• HOA: −$20
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-179

Break-even live

Break-even rent $1,991

Max offer price $163,210

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
417 Sapphire Ln Jarrell, TX	3.0	2.0	1537	$1,499	$0.98	24d	1	0.06mi
140 Calcite Ln Jarrell, TX	3.0	2.0	1401	$1,650	$1.18	24d	1	0.10mi
140 Amber Ln Jarrell, TX	3.0	2.0	1584	$1,749	$1.10	17d	1	0.12mi
400 Captain Grumbles Dr Jarrell, TX	3.0	2.0	1463	$1,550	$1.06	24d	1	0.15mi
224 Amber Ln Jarrell, TX	3.0	2.0	1133	$1,475	$1.30	20d	1	0.16mi
5033 Cressler Ln Jarrell, TX	3.0	2.5	1339	$1,595	$1.19	4d	1	0.23mi
217 Denson Ln Jarrell, TX	3.0	2.5	1466	$1,595	$1.09	17d	1	0.26mi
676 Yearwood Ln Jarrell, TX	3.0	2.5	1339	$1,539	$1.15	43d	1	0.35mi
221 Koontz Loop Jarrell, TX	3.0	2.0	1546	$1,750	$1.13	4d	1	0.37mi
244 Circle Way Jarrell, TX	3.0	2.0	1242	$1,545	$1.24	20d	1	0.38mi
213 Ibis Falls Loop Jarrell, TX	3.0	2.0	1238	$1,750	$1.41	4d	1	0.40mi
401 Hyacinth Way Jarrell, TX	4.0	2.0	1794	$1,745	$0.97	20d	1	0.41mi
1100 Jackson Ln Jarrell, TX	4.0	2.5	1839	$1,745	$0.95	4d	1	0.44mi
324 Circle Way Jarrell, TX	3.0	2.5	1661	$1,650	$0.99	11d	1	0.44mi
100 Granville Ct Jarrell, TX	3.0	2.0	1428	$1,700	$1.19	24d	1	0.46mi
616 Sonterra Blvd Jarrell, TX	3.0	2.0	1704	$1,750	$1.03	15d	1	0.48mi
301 Greatest Gift Way Jarrell, TX	3.0	2.0	1449	$1,850	$1.28	43d	1	0.50mi
301 Greatest Gift Way Jarrell, TX	3.0	2.0	1449	$1,850	$1.28	17d	1	0.51mi
600 Shimek St Unit 19A Jarrell, TX	3.0	2.0	1357	$1,650	$1.22	17d	1	0.52mi
505 Greatest Gift Way Jarrell, TX	3.0	2.0	1391	$1,600	$1.15	43d	1	0.53mi
350 Bedford Falls Ln Jarrell, TX	4.0	2.0	1688	$1,925	$1.14	17d	1	0.53mi
364 Bell Rings Dr Jarrell, TX	3.0	2.5	1638	$1,650	$1.01	43d	1	0.54mi
509 Greatest Gift Way Jarrell, TX	3.0	2.0	1449	$1,700	$1.17	17d	1	0.54mi
545 Greatest Gift Way Jarrell, TX	3.0	2.0	1449	$1,650	$1.14	43d	1	0.58mi
145 Miracle Dr Jarrell, TX	3.0	2.0	1207	$1,525	$1.26	4d	1	0.62mi
117 Galaxy Way Jarrell, TX	3.0	2.0	1276	$1,650	$1.29	20d	1	0.62mi
873 Circle Way Jarrell, TX	3.0	2.0	1450	$1,650	$1.14	15d	1	0.63mi
518 Woodpecker Run Jarrell, TX	3.0	2.5	1638	$1,695	$1.03	43d	1	0.66mi
149 Vulcan Dr Jarrell, TX	3.0	2.0	1450	$1,799	$1.24	24d	1	0.68mi
621 Xanadu Dr Jarrell, TX	3.0	2.0	1586	$1,750	$1.10	4d	1	0.71mi
108 Igneous Ln Jarrell, TX	3.0	2.0	1534	$1,800	$1.17	12d	1	0.71mi
209 Athena Way Jarrell, TX	3.0	2.0	1211	$1,439	$1.19	24d	1	0.72mi
195 Outlaw Dr Jarrell, TX	3.0	2.0	1573	$1,799	$1.14	44d	1	0.75mi
637 The Ugly Way Jarrell, TX	4.0	2.0	1688	$1,795	$1.06	43d	1	0.75mi
126 Sandstone Dr Unit D Jarrell, TX	3.0	2.0	1730	$1,325	$0.77	3d	1	0.77mi
126 Sandstone Dr Unit F Jarrell, TX	3.0	2.5	1730	$1,450	$0.84	24d	1	0.77mi
200 Sandstone Dr Unit A Jarrell, TX	3.0	2.0	1730	$1,450	$0.84	24d	1	0.77mi
212 Sandstone Dr Unit G Jarrell, TX	3.0	2.0	1730	$1,350	$0.78	12d	1	0.80mi
220 Sandstone Dr Unit C Jarrell, TX	3.0	2.0	1730	$1,500	$0.87	3d	1	0.80mi
220 Sandstone Dr Apt E Jarrell, TX	3.0	2.0	1730	$1,550	$0.90	24d	1	0.80mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 1 events

1. 2026-05-13
   listed $194,900 Active 772-char remark

ⓘ 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: $5,393 · $449/mo
• Projected year-2 tax: $5,393 · $449/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $21,165
• − Mortgage interest: −$10,917
• − Property taxes: −$5,393
• − Insurance: −$974
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − HOA: −$240
• − Depreciation: −$5,670
• Taxable loss: −$5,417
• Est. tax savings @ 24.0%: +$1,300
• After-tax cash flow: $-853/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

2 events — show timeline

• 2026-05-28 Pending — Unlock MLS
• 2026-05-13 Listed $194,900 Unlock MLS

Property tax history

+21.3%/yr

Latest (2026): $5,393 · -10.0% YoY. Source: county tax records.