131 Table Top Bnd · Liberty Hill, TX 78642

$340,000

4 bd · 3.5 ba · 2,172 sqft · SingleFamily public records · 204 Days on market

Built 2023 Excellent condition 6,908 sqft lot $157/sqft · 15% below area Est $399k · 15% under $70/mo HOA · 2% 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 +14.2/15.0
• Cash flow +5.8/30.0
• Schools +5.1/10.0
• Condition / age +4.8/5.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.0/5.0
• DSCR +0.2/10.0
• 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 $-682 ($-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 $282k (17.1% below list).
• Recommended offer: $220k (35.4% below list) — sets the bar for cash-flow.
• Cap rate 3.9% 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); 1739 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 204 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 204 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: 0.83% ✗
• Cap rate: 3.88%
• Cash-on-cash: -8.60%
• DSCR: 0.62
• GRM: 10.0

CMA / ARV

• ARV (median comp): $399,405
• List price: $340,000
• Delta: -14.87%
• 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
244 Langhorne Bnd	0.14mi	4/3.5	2,346 (+8%)	0mo	$378,990	$162	80
252 Langhorne Bnd	0.13mi	4/3.5	2,349 (+8%)	0mo	$369,990	$158	80
293 Langhorne Bnd	0.13mi	4/2.5	2,335 (+8%)	1mo	$399,990	$171	77
153 Clover Bnd	0.33mi	4/3.5	2,281 (+5%)	2mo	$409,197	$179	75
208 High Valley Dr	0.15mi	4/2.5	1,951 (-10%)	1mo	$399,805	$205	72
516 Bauer Loop	0.15mi	3/2.5 (-1)	2,028 (-7%)	2mo	$334,990	$165	71
508 Lariat Loop	0.09mi	3/2.0 (-1)	1,903 (-12%)	0mo	$399,922	$210	64
216 Foundation Ln	0.44mi	4/3.5	1,978 (-9%)	1mo	$524,900	$265	63
527 Outrider Ct	0.27mi	3/2.5 (-1)	1,950 (-10%)	2mo	$399,900	$205	60
732 Lariat Loop	0.30mi	3/2.5 (-1)	1,950 (-10%)	1mo	$439,900	$226	59
908 Lariat Loop	0.40mi	4/3.0	2,426 (+12%)	2mo	$499,900	$206	59
514 Outrider Ct	0.29mi	3/3.0 (-1)	1,910 (-12%)	2mo	$398,900	$209	58

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: -35.8%
• Equity multiple: -0.12×
• Total profit: $-106,428
• Equity at exit: $50,695

10-year hold

• IRR: -79.8%
• Equity multiple: -0.88×
• Total profit: $-178,996
• 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: 161 active · 42 under contract
• Months of supply: 12.7 mo (8%/mo absorbed)
• Median asking: $449,990 ($193/sqft)
• Median days on market: 117 d
• This list price: 3% of active listings are priced below it
• ARV vs active asking: -4.6% 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: 1739
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,819 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$915 /mo · $10,980/yr
• Insurance: −$142
• HOA: −$70
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $-682

Break-even live

Break-even rent $3,683

Max offer price $219,604

Occupancy floor —

Sensitivity live

Price	-10% $-490	-5% $-586	+0% $-682	+5% $-779	+10% $-875
Rent	-10% $-905	-5% $-794	+0% $-682	+5% $-571	+10% $-460
Rate	-1.0pp $-511	-0.5pp $-596	base $-682	+0.5pp $-770	+1.0pp $-860

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 5 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	46d	1	0.13mi
144 Danielson St Liberty Hill, TX	3.0	2.5	1745	$2,350	$1.35	65d	1	0.18mi
144 Danielson St Liberty Hill, TX	3.0	3.0	1745	$2,350	$1.35	53d	1	0.18mi
217 Gary Wayne Dr Liberty Hill, TX	4.0	3.0	2444	$2,600	$1.06	26d	1	0.48mi
205 River Rd Liberty Hill, TX	4.0	2.5	2900	$3,200	$1.10	9d	1	1.25mi

HOA detail $70/mo · $840/yr

• Likely covers: gaspool

Listing history 50 events

1. 2026-08-08
   days on market $340,000 Active 204 DOM
2. 2026-08-06
   days on market $340,000 Active 202 DOM
3. 2026-08-05
   days on market $340,000 Active 201 DOM
4. 2026-08-04
   days on market $340,000 Active 200 DOM
5. 2026-08-03
   days on market $340,000 Active 199 DOM
6. 2026-07-31
   days on market $340,000 Active 196 DOM
7. 2026-07-30
   days on market $340,000 Active 194 DOM
8. 2026-07-28
   days on market $340,000 Active 193 DOM
9. 2026-07-26
   days on market $340,000 Active 191 DOM
10. 2026-07-24
    days on market $340,000 Active 189 DOM
11. 2026-07-23
    days on market $340,000 Active 188 DOM
12. 2026-07-22
    days on market $340,000 Active 187 DOM
13. 2026-07-21
    days on market $340,000 Active 186 DOM
14. 2026-07-20
    days on market $340,000 Active 185 DOM
15. 2026-07-18
    days on market $340,000 Active 183 DOM
16. 2026-07-18
    days on market $340,000 Active 182 DOM
17. 2026-07-16
    days on market $340,000 Active 181 DOM
18. 2026-07-15
    days on market $340,000 Active 180 DOM
19. 2026-07-14
    days on market $340,000 Active 179 DOM
20. 2026-07-13
    days on market $340,000 Active 178 DOM
21. 2026-07-13
    days on market $340,000 Active 177 DOM
22. 2026-07-11
    days on market $340,000 Active 176 DOM
23. 2026-07-10
    days on market $340,000 Active 175 DOM
24. 2026-07-09
    days on market $340,000 Active 174 DOM
25. 2026-07-07
    days on market $340,000 Active 172 DOM
26. 2026-07-06
    days on market $340,000 Active 171 DOM
27. 2026-07-05
    days on market $340,000 Active 170 DOM
28. 2026-07-03
    days on market $340,000 Active 168 DOM
29. 2026-07-02
    days on market $340,000 Active 167 DOM
30. 2026-07-01
    days on market $340,000 Active 166 DOM
31. 2026-06-30
    days on market $340,000 Active 165 DOM
32. 2026-06-29
    days on market $340,000 Active 164 DOM
33. 2026-06-28
    days on market $340,000 Active 163 DOM
34. 2026-06-27
    days on market $340,000 Active 162 DOM
35. 2026-06-26
    days on market $340,000 Active 161 DOM
36. 2026-06-24
    days on market $340,000 Active 159 DOM
37. 2026-06-22
    days on market $340,000 Active 157 DOM
38. 2026-06-21
    days on market $340,000 Active 156 DOM
39. 2026-06-18
    days on market $340,000 Active 153 DOM
40. 2026-06-17
    days on market $340,000 Active 152 DOM
41. 2026-06-16
    days on market $340,000 Active 151 DOM
42. 2026-06-15
    days on market $340,000 Active 150 DOM
43. 2026-06-13
    days on market $340,000 Active 148 DOM
44. 2026-06-09
    days on market $340,000 Active 144 DOM
45. 2026-06-08
    days on market $340,000 Active 143 DOM
46. 2026-06-07
    days on market $340,000 Active 142 DOM
47. 2026-06-05
    days on market $340,000 Active 139 DOM
48. 2026-06-03
    days on market $340,000 Active 138 DOM
49. 2026-06-02
    days on market $340,000 Active 137 DOM
50. 2026-06-01
    days on market $340,000 Active 136 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: $33,833
• − Mortgage interest: −$19,045
• − Property taxes: −$10,980
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,707
• − Management: −$2,707
• − HOA: −$840
• − Depreciation: −$9,891
• Taxable loss: −$14,037
• Est. tax savings @ 24.0%: +$3,369
• After-tax cash flow: $-4,819/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.