Is 131 Table Top Bnd in Liberty Hill, TX a good investment?

CashFlowRE grades it D- with a 3.6% cap rate and $-773/mo modeled cash flow at a $339,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 131 Table Top Bnd?

The modeled cap rate is 3.6% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,704/month, from CashFlowRE's rent model.

D- Composite 37.24

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 +13.8/15.0
Cash flow +5.2/30.0
Schools +5.1/10.0
Condition / age +4.8/5.0
Livability +3.4/5.0
1% rule +3.0/10.0
Rent growth +2.0/5.0
DSCR +0.0/10.0
Appreciation +0.0/10.0

$339,990

131 Table Top Bnd · Liberty Hill, TX 78642

4 bd · 3.5 ba · 2,172 sqft · SingleFamily public records · 27 Days on market

Built 2023 Excellent condition 6,908 sqft lot 2-car garage $157/sqft · 14% below area Est $396k · 14% under $70/mo HOA · 3% of rent ↓ 19% since listing

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

Listing remarks MLS

Looking for a traditional, two-story family home? You’ve found it. This layout is ideal for families with young children since the secondary bedrooms are just down the hall from yours, safely tucked away on the second floor. The loft is where the action happens – whether it’s time to play or get homework done. Then again, the kitchen and great room are the real hub of family life. With a generous island, walk-in pantry, casual dining and covered patio, this home was designed for family dinners, game nights, block parties and holiday gatherings. And since staying secure and connected is top priority for every family, our HomeSmart® features come standard. This includes mesh Wi-Fi, a video doorbell, Wi-Fi door lock and more.

Key facts

Quartz countertops
Kitchen island
Cul-de-sac

What this means for you Summary

Snapshot

This is a 4-bed/3.5-bath single-family listed at $340k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-773 ($-9k/yr) — negative.
To cash-flow at today's rent, offer at most $220k (35.4% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (20.5% below list).
Recommended offer: $220k (35.4% below list) — sets the bar for cash-flow.
Cap rate 3.6% vs local median 2.9% in Liberty Hill — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

Location reads 68/100 on livability (#495 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F, commute F.
Liberty Hill ISD (rural): math 43% / reading 52% proficiency, ranked #160 of 826 in TX (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
Zoned schools: Bill Burden El (math 36% / reading 45%, grade F, #1,490 of 4,322 statewide, top 35%, 808 students, 19% FRL); Liberty Hill Middle (math 44% / reading 50%, grade D+, #424 of 1,662 statewide, top 27%, 944 students, 26% FRL); Liberty Hill H S (math 39% / reading 69%, grade C-, #422 of 1,632 statewide, top 26%, 2,001 students, 23% FRL) — zoned schools at 23% FRL track the district average.
Market conditions: Rents soft (-1.9%/yr); 2064 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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 $10k 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 27 days — a 2% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
2 sale attempts since 2y ago 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 3.2% of price.

Recommended offer $219,603 (35.4% below list)

Questions for the listing agent

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?
Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.80% ✗
Cap rate: 3.56%
Cash-on-cash: -9.75%
DSCR: 0.57
GRM: 10.5

CMA / ARV

ARV (median comp): $395,644
List price: $339,990
Delta: -14.07%
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
281 Langhorne Bnd	0.11mi	4/3.5	2,243 (+3%)	2mo	$369,990	$165	88
537 Bauer Loop	0.14mi	4/3.5	2,243 (+3%)	2mo	$344,990	$154	87
244 Langhorne Bnd	0.14mi	4/3.5	2,346 (+8%)	3mo	$378,990	$162	78
129 Old Woods Rd	0.35mi	3/3.0 (-1)	2,180 (+0%)	1mo	$419,719	$193	75
417 Carr Dr	0.28mi	4/3.0	2,377 (+9%)	0mo	$411,435	$173	69
320 Gary Wayne Dr	0.46mi	4/2.5	2,079 (-4%)	1mo	$399,900	$192	66
320 Leeland Dr	0.24mi	3/2.5 (-1)	1,964 (-10%)	3mo	$359,859	$183	62
119 Green Brush Dr	0.37mi	4/3.0	2,426 (+12%)	1mo	$474,900	$196	60
200 Ranch Hand Trl	0.44mi	3/2.5 (-1)	1,984 (-9%)	1mo	$424,900	$214	55
233 West Faulkner St	0.49mi	3/2.5 (-1)	2,358 (+9%)	3mo	$423,985	$180	51
300 Gary Wayne Dr	0.46mi	3/3.0 (-1)	1,910 (-12%)	3mo	$399,900	$209	49
136 Thoroughbred Trce	0.64mi	4/2.0	1,947 (-10%)	2mo	$749,999	$385	45

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: -38.1%
Equity multiple: -0.18×
Total profit: $-111,885
Equity at exit: $50,694

10-year hold

IRR: -87.7%
Equity multiple: -0.99×
Total profit: $-189,909
Equity at exit: $29,396

Cash invested: $95,197 (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: 164 active · 70 under contract
Months of supply: 17.9 mo (6%/mo absorbed)
Median asking: $443,168 ($192/sqft)
Median days on market: 186 d
This list price: 3% of active listings are priced below it
ARV vs active asking: -5.0% vs current asking $/sqft

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

ZIP-level market 78642

Home prices YoY: -32.4%
Rents YoY: -1.9%
Active inventory: 2064
Price-to-rent: 10.5×

Monthly cashflow live

Estimated rent: $2,704 high interval (Pro) →
Mortgage (P&I): −$1,783
Tax from tax record: −$915 /mo · $10,980/yr
Insurance: −$142
HOA: −$70
Lot rent: −$0
Vacancy / Maint / Mgmt: −$568
Net cashflow: $-773

Break-even live

Break-even rent $3,683

Max offer price $219,603

Occupancy floor —

Sensitivity live

Price	-10% $-581	-5% $-677	+0% $-773	+5% $-870	+10% $-966
Rent	-10% $-987	-5% $-880	+0% $-773	+5% $-666	+10% $-560
Rate	-1.0pp $-602	-0.5pp $-687	base $-773	+0.5pp $-861	+1.0pp $-951

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: $84,998
Closing costs: $10,200
Club membership (one-time): —
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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
537 Bauer Loop Liberty Hill, TX	4.0	3.5	2243	$2,350	$1.05	7d	1	0.12mi
217 McCrae Dr Liberty Hill, TX	4.0	3.5	2453	$2,900	$1.18	138d	1	0.13mi
144 Danielson St Liberty Hill, TX	3.0	3.0	1745	$2,350	$1.35	145d	1	0.18mi
144 Danielson St Liberty Hill, TX	3.0	2.5	1745	$2,350	$1.35	157d	1	0.18mi
105 Danielson St Liberty Hill, TX	4.0	3.5	2618	$2,800	$1.07	53d	1	0.20mi
125 Clemens Dr Liberty Hill, TX	3.0	3.0	1801	$2,135	$1.19	87d	1	0.21mi
404 Langhorne Bnd Liberty Hill, TX	4.0	3.5	2392	$3,000	$1.25	3d	1	0.22mi
217 Gary Wayne Dr Liberty Hill, TX	4.0	3.0	2444	$2,600	$1.06	118d	1	0.48mi
362 Golden Paint Trl Liberty Hill, TX	3.0	2.5	1997	$2,100	$1.05	0d	1	0.93mi
205 River Rd Liberty Hill, TX	4.0	2.5	2900	$3,200	$1.10	87d	1	1.25mi
417 Oak Ln Liberty Hill, TX	4.0	2.0	2712	$2,200	$0.81	31d	1	1.32mi

Property features AI

Finance

HOA & community: Lariat homeowners associationAnnual association fee of $840Association fee includes common area maintenanceCommunity features include common grounds, community mailbox, playground, park, and poolCommunity pool

Exterior

Parking: Attached garageGarage door opener2-car garage4 total parking spaces2 covered parking spaces
Security: Smoke detectors
Utilities: Cable, electricity, natural gas, and phone availableUnderground utilitiesPublic sewerPublic water
Home design: Two storiesNorth-facing
Construction: Composition roofBrick and HardiPlank constructionSlab foundation
Exterior features: Rain guttersCovered patio and porchFenced yard with privacy fencingBack yardFront yardLandscapedAutomatic sprinklersCul-de-sac locationInterior lot

Interior

Kitchen: Built-in gas ovenDishwasherENERGY STAR qualified appliancesGas cooktopGarbage disposalMicrowaveRefrigeratorStainless steel appliancesWater purifier
Flooring: CarpetLaminateTile
Bathrooms: 2 full bathrooms1 half bathroom
Heating & cooling: Central heatingNatural gas heatingCentral air conditioningCeiling fansENERGY STAR qualified heating and cooling equipmentGas water heaterTankless water heater
Interior features: BlindsDouble-pane windowsENERGY STAR qualified windowsBreakfast barCeiling fansDouble vanityEat-in kitchenHigh ceilingsHigh-speed internetInterior stepsKitchen islandMultiple living areasOpen floor planPantryQuartz countersRecessed lightingSmart home featuresSmart thermostatWalk-in closets
Laundry & utility: Main-level laundry roomWasher and dryerWasher hookupElectric dryer hookup

HOA detail $70/mo · $840/yr

Likely covers: internet

Listing history 50 events

2026-11-08

days on market $339,990 Active 27 DOM
2026-11-07

days on market $339,990 Active 26 DOM
2026-11-06

days on market $339,990 Active 25 DOM
2026-11-05

days on market $339,990 Active 24 DOM
2026-11-04

days on market $339,990 Active 23 DOM
2026-11-02

days on market $339,990 Active 21 DOM
2026-11-01

days on market $339,990 Active 20 DOM
2026-10-31

days on market $339,990 Active 19 DOM
2026-10-30

days on market $339,990 Active 18 DOM
2026-10-29

days on market $339,990 Active 17 DOM
2026-10-28

days on market $339,990 Active 16 DOM
2026-10-27

days on market $339,990 Active 15 DOM
2026-10-26

days on market $339,990 Active 14 DOM
2026-10-26

days on market $339,990 Active 13 DOM
2026-10-24

days on market $339,990 Active 12 DOM
2026-10-23

days on market $339,990 Active 11 DOM
2026-10-22

days on market $339,990 Active 10 DOM
2026-10-21

days on market $339,990 Active 9 DOM
2026-10-20

days on market $339,990 Active 8 DOM
2026-10-19

days on market $339,990 Active 7 DOM
2026-10-18

days on market $339,990 Active 6 DOM
2026-10-17

days on market $339,990 Active 5 DOM
2026-10-16

days on market $339,990 Active 4 DOM
2026-10-15

days on market $339,990 Active 3 DOM
2026-10-14

days on market $339,990 Active 2 DOM
2026-10-13

pricedays on marketlisting id $339,990 Active 1 DOM
2026-09-05

days on market $340,000 Active 232 DOM
2026-09-04

days on market $340,000 Active 231 DOM
2026-09-03

days on market $340,000 Active 230 DOM
2026-08-31

days on market $340,000 Active 227 DOM
2026-08-30

days on market $340,000 Active 226 DOM
2026-08-29

days on market $340,000 Active 225 DOM
2026-08-28

days on market $340,000 Active 224 DOM
2026-08-27

days on market $340,000 Active 223 DOM
2026-08-26

days on market $340,000 Active 222 DOM
2026-08-25

days on market $340,000 Active 221 DOM
2026-08-24

days on market $340,000 Active 220 DOM
2026-08-23

days on market $340,000 Active 219 DOM
2026-08-22

days on market $340,000 Active 218 DOM
2026-08-21

days on market $340,000 Active 217 DOM
2026-08-20

days on market $340,000 Active 216 DOM
2026-08-19

days on market $340,000 Active 215 DOM
2026-08-18

days on market $340,000 Active 214 DOM
2026-08-17

days on market $340,000 Active 213 DOM
2026-08-16

days on market $340,000 Active 212 DOM
2026-08-15

days on market $340,000 Active 211 DOM
2026-08-14

days on market $340,000 Active 210 DOM
2026-08-13

days on market $340,000 Active 209 DOM
2026-08-11

days on market $340,000 Active 207 DOM
2026-08-10

days on market $340,000 Active 206 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: $10,980 · $915/mo
Projected year-2 tax: $10,980 · $915/mo
Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $32,451
− Mortgage interest: −$19,045
− Property taxes: −$10,980
− Insurance: −$1,700
− Repairs & maintenance: −$2,596
− Management: −$2,596
− HOA: −$840
− Depreciation: −$9,891
Taxable loss: −$15,197

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$3,647
After-tax cash flow: $-5,632/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

Excellent 95/100 None rehab

This 2023 Tri Pointe Homes two-story home is in excellent condition with no visible repairs needed. It offers a well-maintained interior, modern finishes, and a great curb appeal, making it a strong candidate for both resale and rental markets.

Value-add opportunities

Both Painting the exterior brick and siding — Enhances curb appeal and can increase both resale and rental value. ↑
Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
Both New flooring in bathrooms — Freshens up the bathrooms and can increase both resale and rental value. ↑
Both New kitchen appliances — Modernizes the kitchen and can increase both resale and rental value. ↑
Both New lighting fixtures — Enhances the home's ambiance and can increase both resale and rental value. ↑

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Liberty Hill El C- TX #742/4,322 Nat'l #11,263/41,679 Middle Liberty Hill Middle D+ TX #424/1,662 Nat'l #4,159/14,009 High Liberty Hill H S C- TX #422/1,632 Nat'l #4,773/17,239

Schools (NCES district)

District: Liberty Hill ISD
NCES district ID: 4827420
Math proficiency: 43% ▼ -20.00%
Reading proficiency: 52% ▼ -11.00%
Median HH income: $81,084
Composite: 43.65/100
National rank: #2965
State rank: #160 of 826 in TX

C Composite livability gradescore 68/100

Livability — Liberty Hill

Score: 68/100
State rank: #495
US rank: #9892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

County: Williamson County · 699,027 people
City population: 26,434
Metro: Austin-Round Rock-Georgetown, TX
Population (ZIP): 26,434
Household income: $132,958
Rent vs Own: 17.1% rent · 82.9% own
Severe rent burden: 3% 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: Predominantly White (65%)
Race & ethnicity: White 65% Hispanic / Latino 27% Two or more races 14% Asian 2% Black 2%
Hispanic origin (detail): Mexican 25% Puerto Rican 1%
Languages at home: 81% English-only · Spanish 15% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -109.62%
Current HPI: 228.5772
Rent YoY: ▼ -1.89%
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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

-18.6% since first listed

4 events — show timeline

2026-10-12 Listed $339,990 Unlock MLS
2024-06-03 Sold (MLS) — Unlock MLS
2024-05-04 Contingent — Unlock MLS
2024-04-19 Listed $417,584 Unlock MLS

Property tax history

-4.7%/yr

Latest (2026): $10,980 · -4.4% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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