145 Adze Dr · Liberty Hill, TX 78642

$310,715

3 bd · 2.5 ba · 1,782 sqft · SingleFamily · 125 Days on market

Built 2026 Good condition 3,963 sqft lot $174/sqft · 6% below area Est $332k · 6% under $55/mo HOA · 2% 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).

• Cash flow +10.9/30.0
• ARV discount +10.4/15.0
• Schools +5.2/10.0
• Condition / age +3.8/5.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 145 Adze Drive in the beautiful Cascade community, this two-story new construction home was designed with elevated style and everyday comfort in mind. Inside the homes bright and welcoming interior, you'll see modern finishes such as white cabinets with nickel hardware. The heart of the home can be found in the kitchen, highlights include a center island, 3cm Blanco Atlantico granite countertops, sleek black appliances, and 42-inch upper cabinets. Enjoy an upstairs recreation room thats perfect for exercise or pursuing your hobbies. Retire to the primary suite where you'll find a walk-in closet, dual vanity, and a semi-private water closet. Other highlights include an upstairs utility closet for a smooth and quick laundry routine, and walk-in closets in the secondary bedrooms. Located about 35 miles from downtown Austin and close to 183, Liberty Hill is surrounded by the breathtaking rolling hills of the Texas Hill Country. This vibrant community features a charming historic downtown district with a strong sense of belonging that you'll love-making it the perfect place to live, grow, and find your new home.

Key facts

• Walk-in closet
• Dual vanity
• 3,963 sq ft lot

Tags

• UPSTAIRS RECREATION ROOM
• WALK-IN CLOSET
• DUAL VANITY
• SEMI-PRIVATE WATER CLOSET
• UPSTAIRS UTILITY CLOSET
• HISTORIC DOWNTOWN DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $311k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (15.9% below list).
• Recommended offer: $261k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.0% in Liberty Hill — 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 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 54d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $9k 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 125 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $261,413 (15.9% 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. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 9.9

CMA / ARV

• ARV (median comp): $331,915
• List price: $310,715
• Delta: -6.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Rear Boot Way	0.12mi	3/2.5	1,782 (0%)	0mo	$312,670	$175	94
141 Adze Dr	0.01mi	3/2.5	1,668 (-6%)	3mo	$301,200	$181	86
116 Adze Dr	0.07mi	3/2.5	1,997 (+12%)	2mo	$320,220	$160	75
121 Adze Dr	0.04mi	3/2.0	1,514 (-15%)	0mo	$294,960	$195	71
425 Rear Boot Way	0.11mi	3/2.0	1,533 (-14%)	2mo	$301,615	$197	68
113 Adze Dr	0.06mi	3/2.0	1,533 (-14%)	5mo	$295,360	$193	68
514 Outrider Ct	0.74mi	3/3.0	1,910 (+7%)	2mo	$398,900	$209	50
527 Outrider Ct	0.75mi	3/2.5	1,950 (+9%)	2mo	$399,900	$205	48
117 Top View Dr	0.75mi	3/2.5	1,950 (+9%)	5mo	$399,900	$205	45
216 Foundation Ln	0.70mi	4/3.5 (+1)	1,978 (+11%)	1mo	$524,900	$265	39
204 Foundation Ln	0.73mi	3/2.0	2,026 (+14%)	6mo	$459,900	$227	36

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: -22.9%
• Equity multiple: 0.23×
• Total profit: $-66,670
• Equity at exit: $46,329

10-year hold

• IRR: -28.2%
• Equity multiple: -0.13×
• Total profit: $-98,610
• Equity at exit: $26,865

Cash invested: $87,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 50 active · 19 under contract
• Months of supply: 8.8 mo (11%/mo absorbed)
• Median asking: $378,788 ($212/sqft)
• Median days on market: 164 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: -12.0% 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: 1739
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,614 medium
• Mortgage (P&I): −$1,629
• Tax est. 1.5%: −$388 /mo · $4,661/yr
• Insurance: −$129
• HOA: −$55
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $-137

Break-even live

Break-even rent $2,788

Max offer price $290,874

Occupancy floor —

Sensitivity live

Price	-10% $78	-5% $-30	+0% $-137	+5% $-244	+10% $-352
Rent	-10% $-344	-5% $-240	+0% $-137	+5% $-34	+10% $69
Rate	-1.0pp $19	-0.5pp $-58	base $-137	+0.5pp $-218	+1.0pp $-300

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: $77,679
• Closing costs: $9,321
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 Gary Wayne Dr Liberty Hill, TX	4.0	3.0	2444	$2,600	$1.06	26d	1	0.74mi
217 McCrae Dr Liberty Hill, TX	4.0	3.5	2453	$2,900	$1.18	46d	1	1.04mi
144 Danielson St Liberty Hill, TX	3.0	2.5	1745	$2,350	$1.35	65d	1	1.17mi
144 Danielson St Liberty Hill, TX	3.0	3.0	1745	$2,350	$1.35	53d	1	1.17mi

HOA detail $55/mo · $660/yr

• Likely covers: water

Listing history 50 events

1. 2026-08-08
   days on market $310,715 Active 125 DOM
2. 2026-08-06
   days on market $310,715 Active 123 DOM
3. 2026-08-05
   days on market $310,715 Active 122 DOM
4. 2026-08-04
   days on market $310,715 Active 121 DOM
5. 2026-08-03
   days on market $310,715 Active 120 DOM
6. 2026-07-31
   days on market $310,715 Active 117 DOM
7. 2026-07-30
   days on market $310,715 Active 115 DOM
8. 2026-07-28
   days on market $310,715 Active 114 DOM
9. 2026-07-26
   days on market $310,715 Active 112 DOM
10. 2026-07-24
    days on market $310,715 Active 110 DOM
11. 2026-07-23
    price $310,715 Active 109 DOM
12. 2026-07-23
    days on market $315,715 Active 109 DOM
13. 2026-07-22
    days on market $315,715 Active 108 DOM
14. 2026-07-21
    days on market $315,715 Active 107 DOM
15. 2026-07-20
    days on market $315,715 Active 106 DOM
16. 2026-07-18
    days on market $315,715 Active 104 DOM
17. 2026-07-18
    days on market $315,715 Active 103 DOM
18. 2026-07-16
    days on market $315,715 Active 102 DOM
19. 2026-07-15
    days on market $315,715 Active 101 DOM
20. 2026-07-14
    days on market $315,715 Active 100 DOM
21. 2026-07-13
    days on market $315,715 Active 99 DOM
22. 2026-07-13
    days on market $315,715 Active 98 DOM
23. 2026-07-11
    days on market $315,715 Active 97 DOM
24. 2026-07-10
    days on market $315,715 Active 96 DOM
25. 2026-07-09
    days on market $315,715 Active 95 DOM
26. 2026-07-07
    days on market $315,715 Active 93 DOM
27. 2026-07-06
    days on market $315,715 Active 92 DOM
28. 2026-07-05
    days on market $315,715 Active 91 DOM
29. 2026-07-03
    days on market $315,715 Active 89 DOM
30. 2026-07-02
    days on market $315,715 Active 88 DOM
31. 2026-07-01
    days on market $315,715 Active 87 DOM
32. 2026-06-30
    days on market $315,715 Active 86 DOM
33. 2026-06-29
    days on market $315,715 Active 85 DOM
34. 2026-06-28
    days on market $315,715 Active 84 DOM
35. 2026-06-27
    days on market $315,715 Active 83 DOM
36. 2026-06-26
    days on market $315,715 Active 82 DOM
37. 2026-06-24
    days on market $315,715 Active 80 DOM
38. 2026-06-22
    pricestatus $315,715 Active 78 DOM
39. 2026-06-13
    statusdays on market $312,210 Pending 78 DOM
40. 2026-06-09
    days on market $312,210 Active 75 DOM
41. 2026-06-08
    days on market $312,210 Active 74 DOM
42. 2026-06-07
    days on market $312,210 Active 73 DOM
43. 2026-06-05
    days on market $312,210 Active 70 DOM
44. 2026-06-03
    days on market $312,210 Active 69 DOM
45. 2026-06-02
    days on market $312,210 Active 68 DOM
46. 2026-06-01
    days on market $312,210 Active 67 DOM
47. 2026-05-31
    days on market $312,210 Active 66 DOM
48. 2026-05-13
    price $312,210 1135-char remark

    Show marketing remark (1135 chars)

    Welcome to 145 Adze Drive in the beautiful Cascade community, this two-story new construction home was designed with elevated style and everyday comfort in mind. Inside the homes bright and welcoming interior, you'll see modern finishes such as white cabinets with nickel hardware. The heart of the home can be found in the kitchen, highlights include a center island, 3cm Blanco Atlantico granite countertops, sleek black appliances, and 42-inch upper cabinets. Enjoy an upstairs recreation room thats perfect for exercise or pursuing your hobbies. Retire to the primary suite where you'll find a walk-in closet, dual vanity, and a semi-private water closet. Other highlights include an upstairs utility closet for a smooth and quick laundry routine, and walk-in closets in the secondary bedrooms. Located about 35 miles from downtown Austin and close to 183, Liberty Hill is surrounded by the breathtaking rolling hills of the Texas Hill Country. This vibrant community features a charming historic downtown district with a strong sense of belonging that you'll love-making it the perfect place to live, grow, and find your new home.

49. 2026-05-12
    price $312,210 1159-char remark

    Show marketing remark (1159 chars)

    Welcome to 145 Adze Drive in the beautiful Cascade community, this two-story new construction home was designed with elevated style and everyday comfort in mind. Inside the homes bright and welcoming interior, you’ll see modern finishes such as white cabinets with nickel hardware. The heart of the home can be found in the kitchen, highlights include a center island, 3cm Blanco Atlantico granite countertops, sleek black appliances, and 42-inch upper cabinets. Enjoy an upstairs recreation room thats perfect for exercise or pursuing your hobbies. Retire to the primary suite where you’ll find a walk-in closet, dual vanity, and a semi-private water closet. Other highlights include an upstairs utility closet for a smooth and quick laundry routine, and walk-in closets in the secondary bedrooms. Located about 35 miles from downtown Austin and close to 183, Liberty Hill is surrounded by the breathtaking rolling hills of the Texas Hill Country. This vibrant community features a charming historic downtown district with a strong sense of belonging that you’ll love—making it the perfect place to live, grow, and find your new home.

50. 2026-04-22
    price $310,210 1135-char remark

    Show marketing remark (1135 chars)

    Welcome to 145 Adze Drive in the beautiful Cascade community, this two-story new construction home was designed with elevated style and everyday comfort in mind. Inside the homes bright and welcoming interior, you'll see modern finishes such as white cabinets with nickel hardware. The heart of the home can be found in the kitchen, highlights include a center island, 3cm Blanco Atlantico granite countertops, sleek black appliances, and 42-inch upper cabinets. Enjoy an upstairs recreation room thats perfect for exercise or pursuing your hobbies. Retire to the primary suite where you'll find a walk-in closet, dual vanity, and a semi-private water closet. Other highlights include an upstairs utility closet for a smooth and quick laundry routine, and walk-in closets in the secondary bedrooms. Located about 35 miles from downtown Austin and close to 183, Liberty Hill is surrounded by the breathtaking rolling hills of the Texas Hill Country. This vibrant community features a charming historic downtown district with a strong sense of belonging that you'll love-making it the perfect place to live, grow, and find your new home.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,370
• − Mortgage interest: −$17,405
• − Property taxes: −$4,661
• − Insurance: −$1,554
• − Repairs & maintenance: −$2,510
• − Management: −$2,510
• − HOA: −$660
• − Depreciation: −$9,039
• Taxable loss: −$6,968
• Est. tax savings @ 24.0%: +$1,672
• After-tax cash flow: $27/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 · 0 photos

Good 75/100 Cosmetic rehab Est. rehab $8,910–$26,730 screening

This two-story new construction home in Liberty Hill, TX, is in excellent condition with modern finishes and a bright interior. It offers a good return on investment with minor updates to enhance curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value. ↑
• Both New flooring in bathrooms and kitchen — Modernizes spaces and improves aesthetics. ↑
• Both New countertops in kitchen — Enhances kitchen functionality and aesthetics. ↑
• Both New lighting fixtures throughout — Improves lighting and enhances overall ambiance. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 52/100

Zoned Schools

Elementary Liberty Hill El C- TX #742/4,322 Nat'l #11,263/41,679 Middle Louine Noble El D TX #926/4,322 Nat'l #13,933/41,679 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

+1.6% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $312,210 Zillow
• 2026-05-12 Price Changed $312,210 Unlock MLS
• 2026-04-22 Price Changed $310,210 Zillow
• 2026-04-21 Price Changed $310,210 Unlock MLS
• 2026-03-26 Listed $307,210 Unlock MLS
• 2026-03-22 Listed $307,210 Zillow