Avas Plan · Hutto, TX 78634

$243,999

3 bd · 2.0 ba · 1,380 sqft · SingleFamily · 125 Days on market

↓ 3% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.8/30.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• 1% rule +1.2/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

🏗️ New construction. The $243,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $306,850.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $244k.

Deal economics

• At list price, monthly cash flow is $-616 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (21.9% below list).
• Recommended offer: $191k (21.9% below list) — sets the bar for 1% rule.

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 19d on market — plan ~3-4 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 $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 ($215k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $190,510 (21.9% 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 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.62% ✗
• Cap rate: 3.89%
• Cash-on-cash: -8.60%
• DSCR: 0.62
• GRM: 13.4

CMA / ARV

• ARV (median comp): $306,850
• List price: $243,999
• Delta: -20.48%
• 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
116 Cotton Creek Way	0.05mi	3/2.0	1,389 (+1%)	5mo	$280,000	$202	93
103 Aguilar Dr	0.18mi	3/2.0	1,393 (+1%)	7mo	$305,000	$219	84
124 Meadowside Dr	0.20mi	3/2.0	1,325 (-4%)	5mo	$270,000	$204	80
319 Willowbrook Dr	0.08mi	3/2.0	1,490 (+8%)	12mo	$290,000	$195	73
6007 Lone Star Ct	0.58mi	3/2.0	1,353 (-2%)	2mo	$270,000	$200	68
4016 Kerley Ct	0.59mi	3/2.0	1,358 (-2%)	3mo	$275,000	$203	67
107 Adamae Ln	0.72mi	3/2.0	1,416 (+3%)	4mo	$289,000	$204	59
215 Peaceful Haven Way	0.50mi	3/2.0	1,488 (+8%)	8mo	$299,900	$202	57
103 Canley Loop	0.72mi	3/2.0	1,273 (-8%)	0mo	$276,500	$217	53
117 Kerley Dr	0.46mi	3/2.0	1,525 (+10%)	10mo	$305,000	$200	52
413 Luna Vista Dr	0.68mi	3/2.0	1,478 (+7%)	9mo	$315,000	$213	49
104 Paddington Way	0.70mi	3/2.0	1,556 (+13%)	0mo	$278,000	$179	46

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: -34.8%
• Equity multiple: -0.10×
• Total profit: $-94,482
• Equity at exit: $45,752

10-year hold

• IRR: -68.1%
• Equity multiple: -0.79×
• Total profit: $-154,215
• Equity at exit: $26,531

Cash invested: $85,918 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$1,609
• Tax est. 1.5%: −$384 /mo · $4,603/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-616

Break-even live

Break-even rent $2,684

Max offer price $217,780

Occupancy floor —

Sensitivity live

Price	-10% $-403	-5% $-510	+0% $-616	+5% $-722	+10% $-828
Rent	-10% $-766	-5% $-691	+0% $-616	+5% $-540	+10% $-465
Rate	-1.0pp $-461	-0.5pp $-538	base $-616	+0.5pp $-695	+1.0pp $-776

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: $76,713
• Closing costs: $9,206
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Harvest Ln Hutto, TX	3.0	2.0	1242	$1,750	$1.41	45d	1	0.05mi
107 Tanglewood Ln Hutto, TX	3.0	2.0	1510	$1,900	$1.26	19d	1	0.10mi
102 Aguilar Dr Hutto, TX	3.0	2.0	1687	$1,850	$1.10	19d	1	0.17mi
102 Aguilar Dr Hutto, TX	3.0	2.0	1687	$1,850	$1.10	16d	1	0.17mi
110 Meadowside Dr Hutto, TX	3.0	2.0	991	$1,500	$1.51	45d	1	0.18mi
107 Aguilar Dr Hutto, TX	3.0	2.0	1750	$1,750	$1.00	13d	1	0.19mi
202 Lucky Clover Ln Hutto, TX	3.0	2.0	1462	$1,800	$1.23	45d	1	0.43mi
318 Canley Loop Hutto, TX	3.0	2.0	1430	$1,900	$1.33	5d	1	0.54mi
607 Water Way Ave Hutto, TX	4.0	2.0	1830	$2,045	$1.12	19d	1	0.55mi
614 Milliner Loop Hutto, TX	4.0	2.0	1660	$2,199	$1.32	4d	1	0.56mi
104 Milliner Loop Hutto, TX	3.0	2.0	1502	$1,950	$1.30	13d	1	0.57mi
203 E Pecan St Unit B Hutto, TX	3.0	2.0	1688	$1,900	$1.13	16d	1	0.60mi
401 County Road 199 Hutto, TX	1.0–3.0	1.0–2.5	1013	$2,443	$2.41	3d	64	0.63mi
230 Milliner Loop Hutto, TX	3.0	2.5	1872	$2,100	$1.12	3d	1	0.65mi
207 Coventry Dr Hutto, TX	4.0	2.0	1622	$1,950	$1.20	45d	1	0.69mi
137 Easy St Hutto, TX	3.0	2.0	1488	$1,800	$1.21	13d	1	0.74mi
132 Canley Loop Hutto, TX	3.0	2.0	1279	$4,800	$3.75	19d	1	0.74mi
1011 Iola Dr Hutto, TX	3.0	2.0	1150	$1,708	$1.49	25d	1	0.79mi
104 Easy St Hutto, TX	3.0	2.0	1480	$2,000	$1.35	25d	1	0.89mi
318 Durango Downs Dr Hutto, TX	3.0	2.0	1311	$1,850	$1.41	45d	1	0.93mi
106 Marvin Cv Hutto, TX	2.0	2.0	1000	$1,499	$1.50	5d	1	0.93mi
111 David Dr Hutto, TX	3.0	2.0	1405	$1,850	$1.32	4d	1	0.96mi
412 Ballentine Ct Hutto, TX	3.0	2.0	1132	$1,635	$1.44	45d	1	0.96mi
112 Creekside Dr Hutto, TX	3.0	2.5	1352	$1,875	$1.39	19d	1	0.99mi
406 Ballentine Ct Hutto, TX	3.0	2.0	1361	$1,850	$1.36	19d	1	0.99mi
304 Will Ln Hutto, TX	3.0	2.0	1722	$1,800	$1.05	4d	1	1.00mi
111 Quail Hollow Dr Hutto, TX	4.0	2.0	1394	$1,995	$1.43	4d	1	1.03mi
1051 N Farm to Market 1660 Unit 116 Hutto, TX	2.0	2.0	1100	$1,375	$1.25	45d	1	1.10mi
1051 N Farm to Market 1660 Unit B1 Hutto, TX	2.0	2.0	1100	$1,295	$1.18	45d	1	1.10mi
1051 FM 1660 Hutto, TX	2.0	2.0	1100	$1,495	$1.36	19d	1	1.10mi
100 Steven St Hutto, TX	3.0	2.0	1545	$1,725	$1.12	17d	1	1.11mi
100 Steven St Hutto, TX	3.0	2.0	1545	$1,725	$1.12	5d	1	1.11mi
1019 Stewart Dr Hutto, TX	4.0	2.5	1706	$2,000	$1.17	4d	1	1.12mi
1019 Stewart Dr Hutto, TX	4.0	2.5	1706	$2,000	$1.17	16d	1	1.12mi
201 Quail Cir Hutto, TX	3.0	2.0	1422	$1,950	$1.37	45d	1	1.13mi
211 Camargue Dr Hutto, TX	3.0	2.0	1645	$2,090	$1.27	45d	1	1.14mi
202 Quail Cir Hutto, TX	3.0	2.0	1434	$1,700	$1.19	23d	1	1.14mi
551 Exchange Blvd Hutto, TX	3.0	3.0	1250	$2,820	$2.26	3d	41	1.16mi
1051 N Farm to Market 1660 Unit 03-1102 Hutto, TX	2.0	2.0	1100	$1,449	$1.32	25d	1	1.17mi
1108 Reagan Wells Dr Hutto, TX	3.0	2.0	1854	$1,995	$1.08	19d	1	1.24mi

Listing history 18 events

1. 2026-06-21
   days on market $243,999 Active 125 DOM
2. 2026-06-18
   days on market $243,999 Active 122 DOM
3. 2026-06-17
   days on market $243,999 Active 121 DOM
4. 2026-06-16
   days on market $243,999 Active 120 DOM
5. 2026-06-15
   days on market $243,999 Active 119 DOM
6. 2026-06-13
   pricedays on market $243,999 Active 117 DOM
7. 2026-06-09
   days on market $243,499 Active 113 DOM
8. 2026-06-08
   days on market $243,499 Active 112 DOM
9. 2026-06-07
   days on market $243,499 Active 111 DOM
10. 2026-06-04
    days on market $243,499 Active 108 DOM
11. 2026-06-03
    days on market $243,499 Active 107 DOM
12. 2026-06-02
    days on market $243,499 Active 106 DOM
13. 2026-06-01
    days on market $243,499 Active 105 DOM
14. 2026-05-31
    days on market $243,499 Active 104 DOM
15. 2026-05-11
    price $242,999 399-char remark

    Show marketing remark (399 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

16. 2026-05-05
    price $245,999 399-char remark

    Show marketing remark (399 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

17. 2026-03-31
    price $249,999 399-char remark

    Show marketing remark (399 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

18. 2026-02-16
    listed $249,990 Active 399-char remark

    Show marketing remark (399 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

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

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 ≥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: $22,861
• − Mortgage interest: −$17,188
• − Property taxes: −$4,603
• − Insurance: −$1,534
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$8,927
• Taxable loss: −$13,049
• Est. tax savings @ 24.0%: +$3,132
• After-tax cash flow: $-4,255/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

-2.8% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $242,999 Zillow
• 2026-05-05 Price Changed $245,999 Zillow
• 2026-03-31 Price Changed $249,999 Zillow
• 2026-02-16 Listed $249,990 Zillow