131 Table Top Bnd · Liberty Hill, TX 78642

$340,000

4 bd · 3.5 ba · 2,172 sqft · SingleFamily public records · 232 Days on market

Built 2023 Excellent condition 6,908 sqft lot $157/sqft · 14% below area Est $397k · 14% under $70/mo HOA · 3% of rent ↓ 15% since listing

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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 +13.9/15.0
• Cash flow +5.6/30.0
• Schools +5.1/10.0
• Condition / age +4.8/5.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +2.0/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 131 Table Top Bend, a beautifully crafted 2023 home by Tri Pointe Homes, ideally situated on a quiet cul-de-sac in the highly sought-after Lariat community of Liberty Hill. This 3-bedroom, 2.5-bath, 2,172 sq ft two-story residence is filled with natural light and thoughtfully designed with elevated finishes throughout. The main level showcases an open-concept layout featuring a designated dining area and a stunning kitchen highlighted by quartz countertops, a generous kitchen island, stainless steel appliances, a built-in gas cooktop, and built-in microwave and oven, creating a refined yet highly functional space perfect for everyday living and entertaining. The living and dining areas flow seamlessly, enhancing the home’s open and airy feel. The spacious primary suite offers a private retreat with a generous bedroom, an ensuite bathroom featuring a walk-in shower, double vanity, and sleek modern finishes, along with a large walk-in closet. Upstairs, two secondary bedrooms are thoughtfully positioned alongside a full bathroom, a versatile flex room ideal for a media room, home office, or additional living space, and the added convenience of an upstairs laundry room. A half bath is conveniently located downstairs for guests. Additional highlights include quartz countertops throughout the entire home, window blinds already in place, and a covered back patio perfect for outdoor relaxation. To add even more value, the home also comes equipped with a refrigerator as well as a washer and dryer. Residents enjoy access to Lariat’s walking trails, resort-style pool, parks, and inviting community spaces, offering a balanced lifestyle with modern comfort and timeless appeal.

Key facts

• Quartz countertops
• Quiet cul-de-sac
• Kitchen island

Tags

• QUIET CUL-DE-SAC
• OPEN-CONCEPT LAYOUT
• DESIGNATED DINING AREA
• QUARTZ COUNTERTOPS
• KITCHEN ISLAND
• STAINLESS STEEL APPLIANCES

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 $-704 ($-8k/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 $279k (17.9% below list).
• Recommended offer: $220k (35.4% below list) — sets the bar for cash-flow.
• Cap rate 3.8% vs local median 3.0% 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); 1886 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% 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 232 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.

Recommended offer $219,604 (35.4% 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 232 days. Have you received any prior offers? Is the seller open to a 35% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.82% ✗
• Cap rate: 3.81%
• Cash-on-cash: -8.88%
• DSCR: 0.60
• GRM: 10.1

CMA / ARV

• ARV (median comp): $396,629
• List price: $340,000
• Delta: -14.28%
• 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%)	1mo	$369,990	$165	89
244 Langhorne Bnd	0.14mi	4/3.5	2,346 (+8%)	2mo	$378,990	$162	79
252 Langhorne Bnd	0.13mi	4/3.5	2,349 (+8%)	2mo	$369,990	$158	79
293 Langhorne Bnd	0.13mi	4/2.5	2,335 (+8%)	2mo	$399,990	$171	76
208 High Valley Dr	0.15mi	4/2.5	1,951 (-10%)	2mo	$399,805	$205	70
320 Leeland Dr	0.24mi	3/2.5 (-1)	1,964 (-10%)	1mo	$359,859	$183	63
508 Lariat Loop	0.09mi	3/2.0 (-1)	1,903 (-12%)	2mo	$399,922	$210	62
216 Foundation Ln	0.44mi	4/3.5	1,978 (-9%)	3mo	$524,900	$265	62
732 Lariat Loop	0.30mi	3/2.5 (-1)	1,950 (-10%)	3mo	$439,900	$226	58
233 West Faulkner St	0.49mi	3/2.5 (-1)	2,358 (+9%)	2mo	$423,985	$180	53
300 Gary Wayne Dr	0.46mi	3/3.0 (-1)	1,910 (-12%)	1mo	$399,900	$209	50
136 Thoroughbred Trce	0.64mi	4/2.0	1,947 (-10%)	0mo	$749,999	$385	47

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: -36.4%
• Equity multiple: -0.13×
• Total profit: $-107,749
• Equity at exit: $50,695

10-year hold

• IRR: -81.7%
• Equity multiple: -0.91×
• Total profit: $-181,638
• Equity at exit: $29,397

Cash invested: $95,200 (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: 159 active · 60 under contract
• Months of supply: 13.8 mo (7%/mo absorbed)
• Median asking: $445,990 ($194/sqft)
• Median days on market: 161 d
• This list price: 3% of active listings are priced below it
• ARV vs active asking: -5.9% 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: 1886
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,792 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$915 /mo · $10,980/yr
• Insurance: −$142
• HOA: −$70
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $-704

Break-even live

Break-even rent $3,683

Max offer price $219,604

Occupancy floor —

Sensitivity live

Price	-10% $-512	-5% $-608	+0% $-704	+5% $-801	+10% $-897
Rent	-10% $-925	-5% $-815	+0% $-704	+5% $-594	+10% $-484
Rate	-1.0pp $-533	-0.5pp $-618	base $-704	+0.5pp $-792	+1.0pp $-882

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: $85,000
• Closing costs: $10,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 McCrae Dr Liberty Hill, TX	4.0	3.5	2453	$2,900	$1.18	93d	1	0.13mi
144 Danielson St Liberty Hill, TX	3.0	3.0	1745	$2,350	$1.35	100d	1	0.18mi
144 Danielson St Liberty Hill, TX	3.0	2.5	1745	$2,350	$1.35	112d	1	0.18mi
105 Danielson St Liberty Hill, TX	4.0	3.5	2618	$2,800	$1.07	7d	1	0.20mi
125 Clemens Dr Liberty Hill, TX	3.0	3.0	1801	$2,135	$1.19	42d	1	0.21mi
217 Gary Wayne Dr Liberty Hill, TX	4.0	3.0	2444	$2,600	$1.06	72d	1	0.48mi
205 River Rd Liberty Hill, TX	4.0	2.5	2900	$3,200	$1.10	42d	1	1.25mi

HOA detail $70/mo · $840/yr

• Likely covers: gaspool

Listing history 50 events

1. 2026-09-05
   days on market $340,000 Active 232 DOM
2. 2026-09-04
   days on market $340,000 Active 231 DOM
3. 2026-09-03
   days on market $340,000 Active 230 DOM
4. 2026-08-31
   days on market $340,000 Active 227 DOM
5. 2026-08-30
   days on market $340,000 Active 226 DOM
6. 2026-08-29
   days on market $340,000 Active 225 DOM
7. 2026-08-28
   days on market $340,000 Active 224 DOM
8. 2026-08-27
   days on market $340,000 Active 223 DOM
9. 2026-08-26
   days on market $340,000 Active 222 DOM
10. 2026-08-25
    days on market $340,000 Active 221 DOM
11. 2026-08-24
    days on market $340,000 Active 220 DOM
12. 2026-08-23
    days on market $340,000 Active 219 DOM
13. 2026-08-22
    days on market $340,000 Active 218 DOM
14. 2026-08-21
    days on market $340,000 Active 217 DOM
15. 2026-08-20
    days on market $340,000 Active 216 DOM
16. 2026-08-19
    days on market $340,000 Active 215 DOM
17. 2026-08-18
    days on market $340,000 Active 214 DOM
18. 2026-08-17
    days on market $340,000 Active 213 DOM
19. 2026-08-16
    days on market $340,000 Active 212 DOM
20. 2026-08-15
    days on market $340,000 Active 211 DOM
21. 2026-08-14
    days on market $340,000 Active 210 DOM
22. 2026-08-13
    days on market $340,000 Active 209 DOM
23. 2026-08-11
    days on market $340,000 Active 207 DOM
24. 2026-08-10
    days on market $340,000 Active 206 DOM
25. 2026-08-09
    days on market $340,000 Active 205 DOM
26. 2026-08-08
    days on market $340,000 Active 204 DOM
27. 2026-08-06
    days on market $340,000 Active 202 DOM
28. 2026-08-05
    days on market $340,000 Active 201 DOM
29. 2026-08-04
    days on market $340,000 Active 200 DOM
30. 2026-08-03
    days on market $340,000 Active 199 DOM
31. 2026-07-31
    days on market $340,000 Active 196 DOM
32. 2026-07-30
    days on market $340,000 Active 194 DOM
33. 2026-07-28
    days on market $340,000 Active 193 DOM
34. 2026-07-26
    days on market $340,000 Active 191 DOM
35. 2026-07-24
    days on market $340,000 Active 189 DOM
36. 2026-07-23
    days on market $340,000 Active 188 DOM
37. 2026-07-22
    days on market $340,000 Active 187 DOM
38. 2026-07-21
    days on market $340,000 Active 186 DOM
39. 2026-07-20
    days on market $340,000 Active 185 DOM
40. 2026-07-18
    days on market $340,000 Active 183 DOM
41. 2026-07-18
    days on market $340,000 Active 182 DOM
42. 2026-07-16
    days on market $340,000 Active 181 DOM
43. 2026-07-15
    days on market $340,000 Active 180 DOM
44. 2026-07-14
    days on market $340,000 Active 179 DOM
45. 2026-07-13
    days on market $340,000 Active 178 DOM
46. 2026-07-13
    days on market $340,000 Active 177 DOM
47. 2026-07-11
    days on market $340,000 Active 176 DOM
48. 2026-07-10
    days on market $340,000 Active 175 DOM
49. 2026-07-09
    days on market $340,000 Active 174 DOM
50. 2026-07-07
    days on market $340,000 Active 172 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.

Taxation est. · year 1

• Rental income: $33,499
• − Mortgage interest: −$19,045
• − Property taxes: −$10,980
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,680
• − Management: −$2,680
• − HOA: −$840
• − Depreciation: −$9,891
• Taxable loss: −$14,317
• Est. tax savings @ 24.0%: +$3,436
• After-tax cash flow: $-5,016/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

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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%

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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%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 3%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 15% Other Asian/Pacific 1% Tagalog/Filipino 1%

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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

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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

-15.0% since first listed

6 events — show timeline

• 2026-04-02 Price Changed $355,000 Unlock MLS
• 2026-03-03 Price Changed $365,000 Unlock MLS
• 2026-01-16 Listed $370,000 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.