316 Flinn St · Hutto, TX 78634

$265,000

4 bd · 2.0 ba · 1,924 sqft · SingleFamily public records · 75 Days on market

Built 2006 7,875 sqft lot $138/sqft · 21% below area Est $334k · 21% under $30/mo HOA · 1% 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).

• ARV discount +15.0/15.0
• Cash flow +7.6/30.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home offers a pleasant and desirable open floor plan. Home has 4 bedrooms, 2 full baths plus a bonus room ! Kitchen w/ breakfast area, large dining, spacious & open family room, bonus room off of primary bedroom would make great office/study. Bath offers double vanity & walk in shower, good sized secondary bedrooms, covered back porch and great size yard ! All around solid home .

Key facts

• Double vanity
• Open floor plan
• Bonus room

Tags

• OPEN FLOOR PLAN
• BREAKFAST AREA
• BONUS ROOM
• DOUBLE VANITY
• WALK IN SHOWER
• COVERED BACK PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-317 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (21.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (15.5% below list).
• Recommended offer: $209k (21.2% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.6% in Hutto — 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 77/100 on livability (#79 in TX, #2,794 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: schools C-, amenities C-, commute F.
• Hutto ISD (rural): math 30% / reading 42% proficiency, ranked #438 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.4%/yr); 1042 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $8k 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 75 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,934 (21.2% 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 75 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.84% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.13%
• DSCR: 0.77
• GRM: 9.9

CMA / ARV

• ARV (median comp): $334,392
• List price: $265,000
• Delta: -20.75%
• 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
119 Betsy Rd	0.41mi	4/3.0	1,932 (+0%)	2mo	$339,790	$176	75
209 Betsy Rd	0.37mi	3/2.5 (-1)	1,932 (+0%)	1mo	$337,990	$175	74
111 Betsy Rd	0.45mi	4/3.0	1,903 (-1%)	1mo	$334,800	$176	73
109 Betsy Rd	0.45mi	4/3.0	1,877 (-2%)	1mo	$335,515	$179	70
403 Stinchcomb Rd	0.53mi	4/3.0	1,937 (+1%)	1mo	$305,000	$157	69
218 Betsy Rd	0.33mi	4/2.0	1,695 (-12%)	1mo	$358,090	$211	64
304 Hibiscus Dr	0.65mi	3/2.0 (-1)	1,870 (-3%)	1mo	$335,000	$179	59
94 Flowers Ave	0.46mi	4/2.0	1,695 (-12%)	1mo	$366,720	$216	58
310 Westfield St	0.44mi	3/2.0 (-1)	2,112 (+10%)	1mo	$410,000	$194	58
203 Makinaw Rd	0.52mi	4/2.0	1,695 (-12%)	0mo	$349,525	$206	56
91 Flowers Ave	0.47mi	4/3.0	2,201 (+14%)	2mo	$429,415	$195	48
208 Childress St	0.47mi	4/3.0	2,201 (+14%)	2mo	$402,725	$183	48

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: -28.9%
• Equity multiple: 0.06×
• Total profit: $-69,526
• Equity at exit: $39,512

10-year hold

• IRR: -50.7%
• Equity multiple: -0.50×
• Total profit: $-111,153
• Equity at exit: $22,912

Cash invested: $74,200 (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 →

ZIP-level market 78634

• Rents YoY: -2.4%
• Active inventory: 1042
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,239 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$556 /mo · $6,671/yr
• Insurance: −$110
• HOA: −$30
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-317

Break-even live

Break-even rent $2,641

Max offer price $208,934

Occupancy floor —

Sensitivity live

Price	-10% $-167	-5% $-242	+0% $-317	+5% $-392	+10% $-467
Rent	-10% $-494	-5% $-406	+0% $-317	+5% $-229	+10% $-141
Rate	-1.0pp $-184	-0.5pp $-250	base $-317	+0.5pp $-386	+1.0pp $-456

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 Phillips St Hutto, TX	3.0	2.5	1920	$1,900	$0.99	25d	1	0.24mi
211 Almquist St Hutto, TX	3.0	2.0	1677	$1,850	$1.10	25d	1	0.25mi
207 Brown St Hutto, TX	4.0	2.0	1701	$1,950	$1.15	5d	1	0.25mi
201 Brookside St Unit NA Hutto, TX	3.0	2.0	2112	$2,600	$1.23	3d	1	0.38mi
124 Carrington St Hutto, TX	3.0	2.0	1742	$1,965	$1.13	5d	1	0.42mi
201 Betsy Rd Hutto, TX	3.0	2.0	1305	$1,995	$1.53	18d	1	0.42mi
106 Phillips St Hutto, TX	3.0	2.5	1930	$1,895	$0.98	13d	1	0.44mi
106 Phillips St Hutto, TX	3.0	2.5	1930	$1,895	$0.98	25d	1	0.44mi
517 Emory Crossing Blvd Hutto, TX	3.0	2.5	1497	$1,975	$1.32	18d	1	0.49mi
901 Gray Fox Loop Hutto, TX	4.0	3.0	2286	$2,350	$1.03	5d	1	0.49mi
208 Skyfire ST Hutto, TX	4.0	2.0	1600	$1,995	$1.25	44d	1	0.50mi
208 Skyfire ST Hutto, TX	4.0	2.0	1600	$1,995	$1.25	25d	1	0.50mi
111 Lyrebird Ln Hutto, TX	5.0	2.5	2211	$3,800	$1.72	44d	1	0.56mi
208 Flowers Ave Hutto, TX	3.0	2.0	1435	$2,600	$1.81	12d	1	0.57mi
107 Hornbill Dr Hutto, TX	4.0	2.5	2249	$2,600	$1.16	44d	1	0.58mi
306 Stinchcomb Rd Hutto, TX	4.0	2.0	1943	$2,550	$1.31	44d	1	0.59mi
241 Waterbuck Loop Hutto, TX	5.0	3.0	2609	$2,299	$0.88	25d	1	0.64mi
241 Waterbuck Loop Hutto, TX	5.0	3.0	2609	$2,299	$0.88	21d	1	0.64mi
112 Watkinville Rd Hutto, TX	3.0	2.5	1734	$1,900	$1.10	44d	1	0.64mi
125 Watkinville Rd Hutto, TX	3.0	2.5	2015	$2,200	$1.09	25d	1	0.65mi
202 Doodle Ln Hutto, TX	3.0	2.5	2015	$2,150	$1.07	25d	1	0.67mi
207 Flowers Ave Hutto, TX	3.0	2.5	1892	$2,000	$1.06	44d	1	0.68mi
624 Gemsbok Rd Hutto, TX	4.0	3.0	2260	$2,000	$0.88	21d	1	0.72mi
109 Gemsbok Rd Hutto, TX	3.0	3.0	1826	$1,895	$1.04	13d	1	0.74mi
108 Bluegill Dr Hutto, TX	3.0	2.5	1605	$2,099	$1.31	44d	1	0.75mi
202 Fairmeadow Downs Dr Hutto, TX	4.0	2.5	2116	$2,225	$1.05	44d	1	0.76mi
109 Pronghorn St Hutto, TX	3.0	2.5	1896	$1,925	$1.02	44d	1	0.76mi
108 Pronghorn St Hutto, TX	5.0	3.0	2609	$2,300	$0.88	18d	1	0.77mi
117 Colthorpe Ln Hutto, TX	3.0	2.0	1735	$1,950	$1.12	45d	1	0.78mi
702 Gemsbok Rd Hutto, TX	4.0	3.0	2260	$2,300	$1.02	18d	1	0.79mi
701 Red Fish Ln Hutto, TX	3.0	2.5	1605	$2,000	$1.25	44d	1	0.79mi
95 Emory Crossing Blvd Hutto, TX	1.0–3.0	1.0–2.0	1120	$2,514	$2.24	2d	52	0.80mi
128 Big Sandy Creek Dr Hutto, TX	4.0	2.0	2035	$2,300	$1.13	44d	1	0.80mi
103 Barton Creek Ln Hutto, TX	4.0	3.0	2541	$2,590	$1.02	18d	1	0.80mi
509 Red Fish Ln Hutto, TX	3.0	2.0	1498	$1,925	$1.29	44d	1	0.80mi
126 Fairmeadow Downs Dr Hutto, TX	4.0	2.0	1607	$1,995	$1.24	44d	1	0.80mi
309 Red Fish Ln Hutto, TX	5.0	3.0	2609	$2,350	$0.90	45d	1	0.81mi
1000 Sika Cv Hutto, TX	4.0	3.0	2260	$2,350	$1.04	18d	1	0.82mi
102 Greenspire Ln Hutto, TX	4.0	3.0	2199	$2,295	$1.04	44d	1	0.83mi
108 Greenspire Ln Hutto, TX	3.0	2.0	1853	$2,100	$1.13	44d	1	0.85mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 17 events

1. 2026-06-10
   status $265,000 Pending 75 DOM
2. 2026-06-09
   days on market $265,000 Active 75 DOM
3. 2026-06-08
   days on market $265,000 Active 74 DOM
4. 2026-06-07
   days on market $265,000 Active 73 DOM
5. 2026-06-04
   days on market $265,000 Active 70 DOM
6. 2026-06-03
   days on market $265,000 Active 69 DOM
7. 2026-06-02
   days on market $265,000 Active 68 DOM
8. 2026-06-01
   days on market $265,000 Active 67 DOM
9. 2026-05-31
   days on market $265,000 Active 66 DOM
10. 2026-04-23
    status Active 402-char remark

    Show marketing remark (402 chars)

    This home offers a pleasant and desirable open floor plan. Home has 4 bedrooms, 2 full baths plus a bonus room ! Kitchen w/ breakfast area, large dining, spacious & open family room, bonus room off of primary bedroom would make great office/study. Bath offers double vanity & walk in shower, good sized secondary bedrooms, covered back porch and great size yard ! All around solid home .

11. 2026-04-21
    historical Active Under Contract 402-char remark

    Show marketing remark (402 chars)

    This home offers a pleasant and desirable open floor plan. Home has 4 bedrooms, 2 full baths plus a bonus room ! Kitchen w/ breakfast area, large dining, spacious & open family room, bonus room off of primary bedroom would make great office/study. Bath offers double vanity & walk in shower, good sized secondary bedrooms, covered back porch and great size yard ! All around solid home .

12. 2026-01-21
    listed $285,000 Active 402-char remark

    Show marketing remark (402 chars)

    This home offers a pleasant and desirable open floor plan. Home has 4 bedrooms, 2 full baths plus a bonus room ! Kitchen w/ breakfast area, large dining, spacious & open family room, bonus room off of primary bedroom would make great office/study. Bath offers double vanity & walk in shower, good sized secondary bedrooms, covered back porch and great size yard ! All around solid home .

13. 2023-05-17
    soldstatus
14. 2018-06-08
    soldstatus
15. 2018-06-06
    soldstatus Sold 525-char remark

    Show marketing remark (525 chars)

    BONUS ROOM ADDED OFF OF MASTER - TOTAL OF 2,116 SQFT, owner is using as craft room, Beautiful 4bed 2bath w/ great open floor plan, M-I-L, real hard wood floors, silestone counters, stainless steel appliances, open kitchen w/ cam lighting & breakfast area, large dining, spacious & open family room, added room off of master would make great office/study, double vanity & walk in shower, good sized secondary bedrooms, covered back porch, amazing home w/ high end upgradesRestrictions: Yes Sprinkler Sys:Yes

16. 2018-05-19
    status Pending - Taking Backups 525-char remark

    Show marketing remark (525 chars)

    BONUS ROOM ADDED OFF OF MASTER - TOTAL OF 2,116 SQFT, owner is using as craft room, Beautiful 4bed 2bath w/ great open floor plan, M-I-L, real hard wood floors, silestone counters, stainless steel appliances, open kitchen w/ cam lighting & breakfast area, large dining, spacious & open family room, added room off of master would make great office/study, double vanity & walk in shower, good sized secondary bedrooms, covered back porch, amazing home w/ high end upgradesRestrictions: Yes Sprinkler Sys:Yes

17. 2018-05-16
    listed $225,000 Active 525-char remark

    Show marketing remark (525 chars)

    BONUS ROOM ADDED OFF OF MASTER - TOTAL OF 2,116 SQFT, owner is using as craft room, Beautiful 4bed 2bath w/ great open floor plan, M-I-L, real hard wood floors, silestone counters, stainless steel appliances, open kitchen w/ cam lighting & breakfast area, large dining, spacious & open family room, added room off of master would make great office/study, double vanity & walk in shower, good sized secondary bedrooms, covered back porch, amazing home w/ high end upgradesRestrictions: Yes Sprinkler Sys:Yes

ⓘ 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: $6,671 · $556/mo
• Projected year-2 tax: $6,671 · $556/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,865
• − Mortgage interest: −$14,844
• − Property taxes: −$6,671
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,149
• − Management: −$2,149
• − HOA: −$360
• − Depreciation: −$7,709
• Taxable loss: −$8,342
• Est. tax savings @ 24.0%: +$2,002
• After-tax cash flow: $-1,806/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: Hutto ISD
• NCES district ID: 4824100
• Math proficiency: 30% ▼ -17.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $72,961
• Composite: 33.33/100
• National rank: #5501
• State rank: #438 of 826 in TX

Livability — Hutto

• Score: 77/100
• State rank: #79
• US rank: #2794

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hutto, TX
• County: Williamson County · 680,029 people
• City population: 46,413
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 46,413
• Household income: $114,426
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 410.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 50% Hispanic / Latino 35% Two or more races 18% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 13% · Canada
• Languages at home: 71% English-only · Spanish 23% Other Indo-European 2% Arabic 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: ▼ -106.56%
• Current HPI: 194.2221
• Rent YoY: ▼ -2.41%
• 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

+26.7% since first listed

8 events — show timeline

• 2026-04-23 Relisted — Unlock MLS
• 2026-04-21 Contingent — Unlock MLS
• 2026-01-21 Listed $285,000 Unlock MLS
• 2023-05-17 Sold (Public Records) — Public Records
• 2018-06-08 Sold (Public Records) — Public Records
• 2018-06-06 Sold (MLS) — Unlock MLS
• 2018-05-19 Pending — Unlock MLS
• 2018-05-16 Listed $225,000 Unlock MLS

Property tax history

+4.7%/yr

Latest (2026): $6,671 · -6.6% YoY. Source: county tax records.