10913 Ridgeway St · Jonestown, TX 78645

$200,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 29 Days on market

Built 1958 9,757 sqft lot Est $313k · 36% under

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Why this score? — see what drove the C- 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 +12.7/30.0
• 1% rule +5.2/10.0
• Schools +4.8/10.0
• DSCR +3.8/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come view this home, recently remodeled from a 2 bed/1 bath home into 3 bedrooms with 2 full baths. Less than 10 mins away from Lake Travis – Sandy Creek Arm area with access to Cedar Park through FM 1431. The home has upgraded laminate and vinyl flooring, a newly painted interior, the addition of new cabinets within the kitchen, and a metal panel roof. The outer patio deck was painted and extended. Wide space located under the Master bedroom and patio deck that can be used for storage or additional extension of the home. Attic included with home to be used for storage or can be converted to living space.

Key facts

• Workshop space
• Hill country views
• Deck access

Tags

• HILL COUNTRY VIEWS
• DECK ACCESS
• VERSATILE LOFT
• LARGE YARD
• STORAGE SHED
• WORKSHOP SPACE

Property features AI

Finance

• HOA & community: Community amenities include barbecue area, common grounds, fishing, lake access, pet amenities, playground, park, sport courts, and trails/paths

Exterior

• Parking: Unpaved parking; Space for 4 vehicles
• Utilities: Electricity available; Water available (private); Septic tank
• Home design: 2-story home; Resale property; Pillar/post/pier foundation
• Construction: Metal roof; HardiPlank and wood siding; Built per public records
• Exterior features: RV hookup; Deck; Exterior storage; Partial fencing; Corner lot; Sloped lot; Has a view; Faces southeast

Interior

• Kitchen: Dishwasher; Free-standing electric range
• Bedrooms: 3 main-level bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnace heating; Wall/window cooling units
• Interior features: Ceiling fans; Open floor plan; Vaulted ceilings; Main-level primary bedroom
• Laundry & utility: Dedicated laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-21 ($-253/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (1.9% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $196k (1.9% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 0.6% in Jonestown — 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 65/100 on livability (#668 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Leander ISD (suburban): math 50% / reading 54% proficiency, ranked #100 of 826 in TX (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: C C Mason El (math 34% / reading 44%, grade F, #1,651 of 4,322 statewide, top 39%, 636 students, 23% FRL); Running Brushy Middle (math 49% / reading 45%, grade D+, #424 of 1,662 statewide, top 27%, 1,052 students, 29% FRL); Leander H S (math 43% / reading 41%, grade F, #730 of 1,632 statewide, top 47%, 2,218 students, 25% FRL).
• Market conditions: Rents rising (+3.0%/yr); 1101 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 17,121 units permitted in Travis County in 2024 (11,963 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.
• Travis County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 3.0% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,273 (1.9% 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. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.02% ✓
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $312,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10806 West Lakeview Dr	0.08mi	3/2.0	1,107 (-10%)	2mo	$245,000	$221	78
11009 W Lake Terrace Dr	0.03mi	3/2.0	1,070 (-13%)	13mo	$289,000	$270	66
11115 Elm St	0.21mi	3/2.0	1,088 (-12%)	6mo	$299,000	$275	65
10720 Sunny Ln	0.11mi	2/2.0 (-1)	1,052 (-15%)	6mo	$255,000	$242	60
10906 Elm St	0.10mi	2/2.0 (-1)	1,328 (+8%)	22mo	$275,000	$207	59
18412 Roundrock Rd	0.57mi	3/2.0	1,154 (-6%)	14mo	$350,000	$303	51
18509 Lake Terrace Dr	0.32mi	3/2.0	1,082 (-12%)	17mo	$165,000	$152	50
18215 Ledge St	0.57mi	2/1.0 (-1)	1,122 (-9%)	1mo	$285,000	$254	49
18411 Georgetown Dr	0.31mi	2/1.0 (-1)	1,104 (-10%)	13mo	$295,000	$267	49
18221 Center St	0.55mi	3/2.0	1,140 (-8%)	18mo	$194,900	$171	47
18309 Lake Oaks Dr	0.52mi	3/1.0	1,344 (+9%)	12mo	$150,000	$112	47
18318 Lake Oaks Dr	0.44mi	3/2.0	1,064 (-14%)	19mo	$310,000	$291	41

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 · 2.98% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-33,611
• Equity at exit: $29,821

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-30,427
• Equity at exit: $17,292

Cash invested: $56,000 (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 78645

• Home prices YoY: -31.6%
• Rents YoY: 3.0%
• Active inventory: 1101
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,034 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$496 /mo · $5,952/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-21

Break-even live

Break-even rent $2,061

Max offer price $196,273

Occupancy floor 96%

Sensitivity live

Price	-10% $92	-5% $36	+0% $-21	+5% $-78	+10% $-134
Rent	-10% $-182	-5% $-101	+0% $-21	+5% $59	+10% $140
Rate	-1.0pp $80	-0.5pp $30	base $-21	+0.5pp $-73	+1.0pp $-126

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10905 Elm St Jonestown, TX	2.0	2.0	900	$1,800	$2.00	45d	1	0.15mi
10620 Deer Canyon Rd Unit D Jonestown, TX	2.0	1.0	1100	$1,450	$1.32	25d	1	0.34mi
10620 Deer Canyon Rd Unit A Jonestown, TX	3.0	2.0	1250	$1,750	$1.40	25d	1	0.39mi
18408 E Lakeview Dr Jonestown, TX	4.0	2.0	1456	$1,950	$1.34	45d	1	0.50mi
18211 Center St Jonestown, TX	2.0	1.5	952	$1,500	$1.58	14d	1	0.63mi
8818 Travis Dr Jonestown, TX	1.0–3.0	1.0–2.0	1015	$2,170	$2.14	0d	29	0.63mi
11529 Main St Jonestown, TX	3.0	1.5	1020	$1,400	$1.37	45d	1	0.84mi

Listing history 30 events

1. 2026-06-21
   days on market $200,000 Active 29 DOM
2. 2026-06-18
   days on market $200,000 Active 26 DOM
3. 2026-06-17
   days on market $200,000 Active 25 DOM
4. 2026-06-16
   days on market $200,000 Active 24 DOM
5. 2026-06-15
   days on market $200,000 Active 23 DOM
6. 2026-06-13
   days on market $200,000 Active 21 DOM
7. 2026-06-09
   days on market $200,000 Active 17 DOM
8. 2026-06-08
   days on market $200,000 Active 16 DOM
9. 2026-06-07
   days on market $200,000 Active 15 DOM
10. 2026-06-05
    days on market $200,000 Active 12 DOM
11. 2026-06-03
    days on market $200,000 Active 11 DOM
12. 2026-06-02
    days on market $200,000 Active 10 DOM
13. 2026-06-01
    days on market $200,000 Active 9 DOM
14. 2026-05-31
    days on market $200,000 Active 8 DOM
15. 2026-05-22
    listed $200,000 Active
16. 2021-08-03
    soldstatus
17. 2021-07-30
    soldstatus Closed 618-char remark

    Show marketing remark (618 chars)

    Come view this home, recently remodeled from a 2 bed/1 bath home into 3 bedrooms with 2 full baths. Less than 10 mins away from Lake Travis – Sandy Creek Arm area with access to Cedar Park through FM 1431. The home has upgraded laminate and vinyl flooring, a newly painted interior, the addition of new cabinets within the kitchen, and a metal panel roof. The outer patio deck was painted and extended. Wide space located under the Master bedroom and patio deck that can be used for storage or additional extension of the home. Attic included with home to be used for storage or can be converted to living space.

18. 2021-06-28
    historical Active Under Contract 618-char remark

    Show marketing remark (618 chars)

    Come view this home, recently remodeled from a 2 bed/1 bath home into 3 bedrooms with 2 full baths. Less than 10 mins away from Lake Travis – Sandy Creek Arm area with access to Cedar Park through FM 1431. The home has upgraded laminate and vinyl flooring, a newly painted interior, the addition of new cabinets within the kitchen, and a metal panel roof. The outer patio deck was painted and extended. Wide space located under the Master bedroom and patio deck that can be used for storage or additional extension of the home. Attic included with home to be used for storage or can be converted to living space.

19. 2021-06-21
    price $290,000 618-char remark

    Show marketing remark (618 chars)

    Come view this home, recently remodeled from a 2 bed/1 bath home into 3 bedrooms with 2 full baths. Less than 10 mins away from Lake Travis – Sandy Creek Arm area with access to Cedar Park through FM 1431. The home has upgraded laminate and vinyl flooring, a newly painted interior, the addition of new cabinets within the kitchen, and a metal panel roof. The outer patio deck was painted and extended. Wide space located under the Master bedroom and patio deck that can be used for storage or additional extension of the home. Attic included with home to be used for storage or can be converted to living space.

20. 2021-06-14
    price $295,000 618-char remark

    Show marketing remark (618 chars)

    Come view this home, recently remodeled from a 2 bed/1 bath home into 3 bedrooms with 2 full baths. Less than 10 mins away from Lake Travis – Sandy Creek Arm area with access to Cedar Park through FM 1431. The home has upgraded laminate and vinyl flooring, a newly painted interior, the addition of new cabinets within the kitchen, and a metal panel roof. The outer patio deck was painted and extended. Wide space located under the Master bedroom and patio deck that can be used for storage or additional extension of the home. Attic included with home to be used for storage or can be converted to living space.

21. 2021-06-14
    price $290,000 618-char remark

    Show marketing remark (618 chars)

    Come view this home, recently remodeled from a 2 bed/1 bath home into 3 bedrooms with 2 full baths. Less than 10 mins away from Lake Travis – Sandy Creek Arm area with access to Cedar Park through FM 1431. The home has upgraded laminate and vinyl flooring, a newly painted interior, the addition of new cabinets within the kitchen, and a metal panel roof. The outer patio deck was painted and extended. Wide space located under the Master bedroom and patio deck that can be used for storage or additional extension of the home. Attic included with home to be used for storage or can be converted to living space.

22. 2021-05-27
    listed $295,000 Active 618-char remark

    Show marketing remark (618 chars)

    Come view this home, recently remodeled from a 2 bed/1 bath home into 3 bedrooms with 2 full baths. Less than 10 mins away from Lake Travis – Sandy Creek Arm area with access to Cedar Park through FM 1431. The home has upgraded laminate and vinyl flooring, a newly painted interior, the addition of new cabinets within the kitchen, and a metal panel roof. The outer patio deck was painted and extended. Wide space located under the Master bedroom and patio deck that can be used for storage or additional extension of the home. Attic included with home to be used for storage or can be converted to living space.

23. 2018-03-09
    historical Withdrawn
24. 2018-03-08
    historical
25. 2016-06-22
    soldstatus
26. 2016-06-20
    soldstatus Sold
27. 2016-06-05
    historical Active Contingent
28. 2016-05-27
    status Active
29. 2016-05-21
    status Pending - Taking Backups
30. 2016-05-14
    listed $128,500 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: $5,952 · $496/mo
• Projected year-2 tax: $5,952 · $496/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,411
• − Mortgage interest: −$11,203
• − Property taxes: −$5,952
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − Depreciation: −$5,818
• Taxable loss: −$3,468
• Est. tax savings @ 24.0%: +$832
• After-tax cash flow: $579/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: Leander ISD
• NCES district ID: 4827030
• Math proficiency: 50% ▼ -16.00%
• Reading proficiency: 54% ▼ -11.00%
• Median HH income: $84,527
• Composite: 47.73/100
• National rank: #2238
• State rank: #100 of 826 in TX

Livability — Jonestown

• Score: 65/100
• State rank: #668
• US rank: #12552

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jonestown, TX
• County: Travis County · 1,299,254 people
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 15,256
• Household income: $113,008
• Rent vs Own: 9.2% rent · 90.8% own
• Severe rent burden: 20.0

Population outlook (Travis County) Hauer SSP2

• Today (2025): 1,545,133 people
• By 2030: 1,729,269 · +11.9%
• By 2040: 2,097,596 · +35.8%
• By 2050: 2,463,890 · +59.5%
• By 2075: 3,249,374 · +110.3%
• By 2100: 3,801,868 · +146.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 19% Two or more races 11% Black 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 7% Slovak 4% Lithuanian 4%
• Foreign-born: 10% · Canada
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Travis

• 2024 margin: Solid D (+39.3) · D 68.8% · R 29.4% · Other 1.8%
• 2008→2024 swing: +9.9pp toward D · 2008: 29.4pp · 2024: 39.3pp
• All cycles: 2024: D+39.3 2020: D+45.0 2016: D+38.9 2012: D+23.9 2008: D+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.02%
• Current HPI: 211.9678
• Rent YoY: ▲ 2.98%
• 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

+55.6% since first listed

16 events — show timeline

• 2026-05-22 Listed $200,000 Unlock MLS
• 2021-08-03 Sold (Public Records) — Public Records
• 2021-07-30 Sold (MLS) — Unlock MLS
• 2021-06-28 Contingent — Unlock MLS
• 2021-06-21 Price Changed $290,000 Unlock MLS
• 2021-06-14 Price Changed $295,000 Unlock MLS
• 2021-06-14 Price Changed $290,000 Unlock MLS
• 2021-05-27 Listed $295,000 Unlock MLS
• 2018-03-09 Delisted — Unlock MLS
• 2018-03-08 Coming Soon — Unlock MLS
• 2016-06-22 Sold (Public Records) — Public Records
• 2016-06-20 Sold (MLS) — Unlock MLS
• 2016-06-05 Contingent — Unlock MLS
• 2016-05-27 Relisted — Unlock MLS
• 2016-05-21 Pending — Unlock MLS
• 2016-05-14 Listed $128,500 Unlock MLS

Property tax history

+4.7%/yr

Latest (2026): $5,952 · +10.0% YoY. Source: county tax records.