244 Langhorne Bnd · Liberty Hill, TX 78642

$378,990

4 bd · 3.5 ba · 2,346 sqft · Other · 24 Days on market

Built 2026 6,769 sqft lot $162/sqft · 5% below area Est $401k · 5% under $70/mo HOA · 3% 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 +10.2/30.0
• ARV discount +10.0/15.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this stunning two-story home in the highly sought-after Lariat community, where modern design meets the charm of Texas Hill Country living. Boasting 2,346 square feet, this spacious 4-bedroom, 3.5-bath home offers a functional and inviting layout designed to fit every stage of life. Step inside to discover impressive soaring ceilings in both the foyer and living room, filling the home with natural light and creating an inviting sense of openness. Designed with entertaining in mind, the open-concept layout seamlessly connects the main living spaces, while the gourmet kitchen takes center stage with stylish finishes, expansive counter space, and an oversized island ideal for hosting friends. The private primary suite on the main floor offers a peaceful retreat complete with a spa-inspired bath and generous walk-in closet. Upstairs, spacious secondary bedrooms and a versatile loft/game room provide endless flexibility for a media room, home office, or play space. Ideally situated next to a beautiful greenspace, the home also provides added privacy and scenic surroundings that enhance the outdoor living experience. Relax on the covered patio, entertain guests, or simply enjoy the peaceful Hill Country setting right outside your door. Living in Lariat means enjoying a lifestyle centered around connection and convenience, with scenic walking trails, pocket parks, a tranquil fishing pond, and a brand-new elementary school opening Fall 2026. This is more than just a home—it’s where comfort, style, and community come together.

Key facts

• Soaring ceilings
• Gourmet kitchen
• Two story home

Tags

• TWO STORY HOME
• SOARING CEILINGS
• OPEN CONCEPT LAYOUT
• GOURMET KITCHEN
• OVERSIZED ISLAND
• PRIVATE PRIMARY SUITE

Property features AI

Finance

• HOA & community: Homeowners association (Lariat Community HOA); HOA fee $210 quarterly

Exterior

• Parking: Attached garage; Driveway parking; Two covered garage spaces (2-car garage); Total parking for four vehicles
• Utilities: Public water; Public sewer
• Home design: Two-story home; New construction by Risewell Homes; North-facing; Slab foundation
• Construction: HardiPlank siding and stone exterior; Composition roof
• Exterior features: Covered rear porch; Fenced back yard; Front yard; Community pool; Community playground; Community park; Trails/paths; Fishing in community

Interior

• Kitchen: Gas range; Oven; Microwave; Dishwasher (ENERGY STAR); Disposal; Refrigerator; Stainless steel appliances; Kitchen island; Pantry; Quartz countertops
• Bedrooms: Main-level primary bedroom; One main-level bedroom; Loft on the second level
• Flooring: Carpet; Vinyl
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air conditioning; Smart thermostat
• Interior features: Ceiling fans; Double vanities; Entrance foyer; Interior steps; Kitchen island; Open floorplan; Pantry; Quartz countertops; Recessed lighting; Smart thermostat; Walk-in closets; Double-pane windows
• Laundry & utility: Laundry room inside; Washer; Dryer; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath other listed at $379k.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $341k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (26.7% below list).
• Recommended offer: $278k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.8% 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: schools C-, employment D+, amenities 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.
• Market conditions: Rents soft (-1.9%/yr); 1496 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $11k 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 24 days — a 2% lower offer ($373k) is reasonable based on typical stale-listing flexibility.

Recommended offer $277,866 (26.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.73% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.42%
• DSCR: 0.89
• GRM: 11.4

CMA / ARV

• ARV (median comp): $400,961
• List price: $378,990
• Delta: -5.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.22×
• Total profit: $-83,294
• Equity at exit: $56,509

10-year hold

• IRR: -28.0%
• Equity multiple: -0.15×
• Total profit: $-121,931
• Equity at exit: $32,768

Cash invested: $106,117 (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 78642

• Home prices YoY: -32.4%
• Rents YoY: -1.9%
• Active inventory: 1496
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,779 medium
• Mortgage (P&I): −$1,987
• Tax from tax record: −$194 /mo · $2,329/yr
• Insurance: −$158
• HOA: −$70
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $-214

Break-even live

Break-even rent $3,050

Max offer price $341,128

Occupancy floor —

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: $94,748
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
144 Danielson St Liberty Hill, TX	3.0	2.5	1745	$2,350	$1.35	16d	1	0.04mi
144 Danielson St Liberty Hill, TX	3.0	3.0	1745	$2,350	$1.35	4d	1	0.04mi
217 McCrae Dr Liberty Hill, TX	4.0	3.5	2453	$2,900	$1.18	11d	1	0.11mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 11 events

1. 2026-06-07
   statusdays on market $378,990 Pending 24 DOM
2. 2026-06-05
   days on market $378,990 Active 23 DOM

   Show marketing remark (1566 chars)

   Welcome to this stunning two-story home in the highly sought-after Lariat community, where modern design meets the charm of Texas Hill Country living. Boasting 2,346 square feet, this spacious 4-bedroom, 3.5-bath home offers a functional and inviting layout designed to fit every stage of life. Step inside to discover impressive soaring ceilings in both the foyer and living room, filling the home with natural light and creating an inviting sense of openness. Designed with entertaining in mind, the open-concept layout seamlessly connects the main living spaces, while the gourmet kitchen takes center stage with stylish finishes, expansive counter space, and an oversized island ideal for hosting friends. The private primary suite on the main floor offers a peaceful retreat complete with a spa-inspired bath and generous walk-in closet. Upstairs, spacious secondary bedrooms and a versatile loft/game room provide endless flexibility for a media room, home office, or play space. Ideally situated next to a beautiful greenspace, the home also provides added privacy and scenic surroundings that enhance the outdoor living experience. Relax on the covered patio, entertain guests, or simply enjoy the peaceful Hill Country setting right outside your door. Living in Lariat means enjoying a lifestyle centered around connection and convenience, with scenic walking trails, pocket parks, a tranquil fishing pond, and a brand-new elementary school opening Fall 2026. This is more than just a home—it’s where comfort, style, and community come together.

3. 2026-06-03
   days on market $378,990 Active 22 DOM
4. 2026-06-02
   days on marketlisting id $378,990 Active 21 DOM
5. 2026-06-01
   days on market $378,990 Active 19 DOM
6. 2026-05-31
   days on market $378,990 Active 18 DOM
7. 2026-05-13
   listed $378,990 Active 1566-char remark

   Show marketing remark (1566 chars)

   Welcome to this stunning two-story home in the highly sought-after Lariat community, where modern design meets the charm of Texas Hill Country living. Boasting 2,346 square feet, this spacious 4-bedroom, 3.5-bath home offers a functional and inviting layout designed to fit every stage of life. Step inside to discover impressive soaring ceilings in both the foyer and living room, filling the home with natural light and creating an inviting sense of openness. Designed with entertaining in mind, the open-concept layout seamlessly connects the main living spaces, while the gourmet kitchen takes center stage with stylish finishes, expansive counter space, and an oversized island ideal for hosting friends. The private primary suite on the main floor offers a peaceful retreat complete with a spa-inspired bath and generous walk-in closet. Upstairs, spacious secondary bedrooms and a versatile loft/game room provide endless flexibility for a media room, home office, or play space. Ideally situated next to a beautiful greenspace, the home also provides added privacy and scenic surroundings that enhance the outdoor living experience. Relax on the covered patio, entertain guests, or simply enjoy the peaceful Hill Country setting right outside your door. Living in Lariat means enjoying a lifestyle centered around connection and convenience, with scenic walking trails, pocket parks, a tranquil fishing pond, and a brand-new elementary school opening Fall 2026. This is more than just a home—it’s where comfort, style, and community come together.

8. 2026-04-22
   status Active
9. 2026-04-22
   price $378,990
10. 2026-04-15
    historical
11. 2026-04-08
    listed $379,305 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: $2,329 · $194/mo
• Projected year-2 tax: $6,936 · $578/mo
• Expected delta: +$4,606/yr (+$384/mo · 197.8%)

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

Taxation est. · year 1

• Rental income: $33,344
• − Mortgage interest: −$21,229
• − Property taxes: −$2,329
• − Insurance: −$1,895
• − Repairs & maintenance: −$2,668
• − Management: −$2,668
• − HOA: −$840
• − Depreciation: −$11,025
• Taxable loss: −$9,310
• Est. tax savings @ 24.0%: +$2,234
• After-tax cash flow: $-338/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: 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

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 · 680,029 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: 220.0

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%
• 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%

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
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

3 events — show timeline

• 2026-06-05 Pending — CTXMLS
• 2026-06-05 Pending — Unlock MLS
• 2026-05-13 Listed $378,990 CTXMLS

Property tax history

-14.4%/yr

Latest (2026): $2,329 · +0.0% YoY. Source: county tax records.