2352 Sawdust Dr · Georgetown, TX 78633

$285,000

4 bd · 3.5 ba · 1,953 sqft · SingleFamily public records · 59 Days on market

Built 2023 Excellent condition 4,791 sqft lot 2-car garage $146/sqft · 27% below area Est $391k · 27% under $50/mo HOA · 2% of rent ↓ 5% since listing

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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 +7.4/30.0
• Condition / age +4.8/5.0
• 1% rule +4.3/10.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.0/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this stunning 2023 Brightland home in the sought-after Parmer Ranch community, a charming and beautiful home brimming with community amenities including a pool, basketball courts, and more! Step into modern charm with this like-new home that offers a prime location and exceptional amenities. From the low-maintenance lawn to the striking stone-accent elevation, this home exudes class and style. Inside, enjoy tall ceilings, sleek vinyl plank flooring, and an abundance of natural light in the open-concept living space. The chef’s dream kitchen boasts stainless steel appliances and ample storage. Some builder warranties are available. Don't miss this must-see property!

Key facts

• Community amenities
• Low-maintenance lawn
• Pool

Tags

• PARMER RANCH COMMUNITY
• COMMUNITY AMENITIES
• POOL
• BASKETBALL COURTS
• LOW-MAINTENANCE LAWN
• STONE-ACCENT ELEVATION

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $285k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-373 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (7.4% below list).
• Recommended offer: $219k (23.1% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 2.6% in Georgetown — 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 82/100 on livability (#18 in TX, #1,294 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: commute F.
• Georgetown ISD (suburban): math 31% / reading 38% proficiency, ranked #474 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jo Ann Ford El (math 47% / reading 57%, grade C-, #742 of 4,322 statewide, top 19%, 527 students, 16% FRL); Charles A Forbes Middle (math 33% / reading 39%, grade F, #805 of 1,662 statewide, top 50%, 670 students, 40% FRL); Georgetown H S (math 29% / reading 51%, grade F, #809 of 1,632 statewide, top 50%, 2,013 students, 27% FRL).
• Market conditions: Rents soft (-1.9%/yr); 1293 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 7,543 units permitted in Williamson County in 2024 (1,425 in 5+ unit buildings).
• This rent runs 31% of the median local income ($101k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 59 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.

Recommended offer $219,084 (23.1% 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 59 days. Have you received any prior offers? Is the seller open to a 23% 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. 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: 0.93% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.61%
• DSCR: 0.75
• GRM: 9.0

CMA / ARV

• ARV (median comp): $391,025
• List price: $285,000
• Delta: -27.11%
• 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
1709 Garret Oaks Ln	0.16mi	3/2.0 (-1)	1,964 (+1%)	7mo	$365,998	$186	75
108 Charro Ct	0.21mi	3/2.0 (-1)	1,964 (+1%)	7mo	$370,998	$189	72
344 Ridgewell Loop	0.43mi	4/3.0	1,922 (-2%)	7mo	$389,000	$202	69
1312 Salt Lick Dr	0.09mi	3/2.5 (-1)	2,182 (+12%)	2mo	$399,000	$183	66
123 Timberwilde Dr #60	0.47mi	3/3.0 (-1)	2,050 (+5%)	3mo	$519,000	$253	60
200 Ridgewell Loop	0.48mi	3/2.0 (-1)	1,931 (-1%)	7mo	$379,946	$197	59
508 Raleigh Dr	0.33mi	3/3.0 (-1)	2,142 (+10%)	7mo	$438,636	$205	56
1129 Stonehill Dr	0.57mi	3/2.0 (-1)	1,910 (-2%)	7mo	$420,000	$220	52
1016 Rollingwood Trl	0.43mi	3/2.0 (-1)	2,114 (+8%)	5mo	$493,825	$234	51
1028 Stonehill Dr	0.69mi	5/3.0 (+1)	2,003 (+3%)	8mo	$349,999	$175	50
120 Alistair Dr	0.70mi	3/2.0 (-1)	2,086 (+7%)	4mo	$434,625	$208	42
1033 Stonehill Dr	0.68mi	3/2.5 (-1)	2,162 (+11%)	2mo	$364,590	$169	39

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: -30.2%
• Equity multiple: 0.03×
• Total profit: $-77,340
• Equity at exit: $42,494

10-year hold

• IRR: -59.2%
• Equity multiple: -0.58×
• Total profit: $-126,450
• Equity at exit: $24,642

Cash invested: $79,800 (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: 73 active · 24 under contract
• Months of supply: 25.8 mo (4%/mo absorbed)
• Median asking: $445,990 ($201/sqft)
• Median days on market: 164 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -0.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78633

• Rents YoY: -1.9%
• Active inventory: 1293
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,638 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$794 /mo · $9,530/yr
• Insurance: −$119
• HOA: −$50
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-373

Break-even live

Break-even rent $3,111

Max offer price $219,084

Occupancy floor —

Sensitivity live

Price	-10% $-212	-5% $-292	+0% $-373	+5% $-454	+10% $-534
Rent	-10% $-582	-5% $-477	+0% $-373	+5% $-269	+10% $-165
Rate	-1.0pp $-230	-0.5pp $-301	base $-373	+0.5pp $-447	+1.0pp $-522

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: $71,250
• Closing costs: $8,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2348 Sawdust Dr Georgetown, TX	3.0	2.5	2227	$3,300	$1.48	37d	1	0.02mi
2348 Sawdust Dr Georgetown, TX	3.0	2.5	2227	$3,300	$1.48	23d	1	0.02mi
2308 Sawdust Dr Georgetown, TX	3.0	2.5	2345	$2,995	$1.28	125d	1	0.06mi
1336 Kneehigh Ln Georgetown, TX	3.0	2.5	2227	$2,600	$1.17	155d	1	0.14mi
1328 Kneehigh Ln Georgetown, TX	4.0	3.5	2415	$2,500	$1.04	129d	1	0.14mi
1357 Kneehigh Ln Georgetown, TX	4.0	2.5	2199	$2,350	$1.07	130d	1	0.17mi
1357 Kneehigh Ln Georgetown, TX	4.0	2.5	2199	$2,500	$1.14	144d	1	0.17mi
29600 Ronald W Reagan Blvd Georgetown, TX	1.0–3.0	1.0–2.0	1040	$2,216	$2.13	0d	28	0.28mi
416 Ridgewell Loop Georgetown, TX	3.0	2.0	2114	$2,550	$1.21	0d	1	0.38mi
136 Raleigh Dr Georgetown, TX	4.0	2.0	1846	$2,100	$1.14	10d	1	0.55mi
125 Raleigh Dr Georgetown, TX	4.0	3.0	2493	$2,800	$1.12	184d	1	0.58mi
1008 Tipton St Georgetown, TX	4.0	2.0	1802	$2,150	$1.19	17d	1	0.63mi
1008 Tipton St Georgetown, TX	4.0	2.0	1802	$2,150	$1.19	3d	1	0.63mi
1024 Tipton St Georgetown, TX	3.0	2.0	1449	$1,899	$1.31	122d	1	0.67mi
1208 Glen Heather Dr Georgetown, TX	4.0	—	2599	$3,250	$1.25	0d	1	0.69mi
1208 Glen Heather Dr Georgetown, TX	4.0	3.5	2599	$3,250	$1.25	13d	1	0.69mi
29606 Ronald Reagan Blvd Georgetown, TX	3.0	2.0	1527	$2,141	$1.40	12d	1	0.70mi
29606 Ronald Reagan Blvd Georgetown, TX	3.0	2.0	1527	$2,130	$1.39	1d	1	0.70mi
200 Coda Xing Georgetown, TX	3.0	2.0	1300	$1,950	$1.50	55d	1	0.72mi
200 Coda Xing Georgetown, TX	3.0	2.0	1300	$1,950	$1.50	74d	1	0.72mi
217 Coda Xing Georgetown, TX	3.0	2.5	1784	$2,100	$1.18	114d	1	0.73mi
217 Coda Xing Georgetown, TX	3.0	2.5	1700	$2,200	$1.29	115d	1	0.73mi
220 Coda Xing Georgetown, TX	3.0	2.0	1409	$1,950	$1.38	45d	1	0.75mi
301 Tarkus Path Georgetown, TX	4.0	2.5	1968	$2,180	$1.11	0d	1	0.78mi
132 County Road 247 Georgetown, TX	4.0	3.0	2432	$2,195	$0.90	184d	1	0.81mi
1212 Tipton St Georgetown, TX	3.0	2.5	1832	$2,300	$1.26	134d	1	0.84mi
416 Coda Xing Georgetown, TX	3.0	2.0	1437	$2,000	$1.39	148d	1	0.88mi
416 Coda Xing Georgetown, TX	3.0	2.0	1437	$2,000	$1.39	153d	1	0.88mi
401 County Road 248 Georgetown, TX	4.0	2.0	1624	$1,990	$1.23	5d	1	1.21mi

Property features AI

Finance

• HOA & community: Association: Goodwin and CompanyAnnual association fee of $600

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyEntry level primary bedroom
• Construction: Built in 2023Brick and cement siding exteriorComposition roofSlab foundation
• Exterior features: Subdivision lotConcrete road/drive surface

Interior

• Kitchen: DishwasherGarbage disposalMicrowave
• Bedrooms: Primary bedroom located on the first floorThree additional bedrooms located on the second floor
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Double vanityEn suite bathroomPrimary bedroom with bathMain level primarySitting area in primarySplit bedroom layoutSoaking tubSeparate showerTub/shower combinationVanityWalk-in closets
• Laundry & utility: Utility room on the first floor

HOA detail $50/mo · $600/yr

• Likely covers: pool

Listing history 50 events

1. 2026-11-02
   days on market $285,000 Active 59 DOM
2. 2026-11-01
   days on market $285,000 Active 58 DOM
3. 2026-10-31
   days on market $285,000 Active 57 DOM
4. 2026-10-30
   days on market $285,000 Active 56 DOM
5. 2026-10-29
   days on market $285,000 Active 55 DOM
6. 2026-10-28
   days on market $285,000 Active 54 DOM
7. 2026-10-27
   days on market $285,000 Active 53 DOM
8. 2026-10-26
   days on market $285,000 Active 52 DOM
9. 2026-10-26
   days on market $285,000 Active 51 DOM
10. 2026-10-24
    days on market $285,000 Active 50 DOM
11. 2026-10-23
    days on market $285,000 Active 49 DOM
12. 2026-10-22
    days on market $285,000 Active 48 DOM
13. 2026-10-21
    days on market $285,000 Active 47 DOM
14. 2026-10-20
    days on market $285,000 Active 46 DOM
15. 2026-10-19
    days on market $285,000 Active 45 DOM
16. 2026-10-18
    days on market $285,000 Active 44 DOM
17. 2026-10-17
    days on market $285,000 Active 43 DOM
18. 2026-10-16
    price $285,000 Active 42 DOM
19. 2026-10-16
    days on market $295,000 Active 42 DOM
20. 2026-10-15
    days on market $295,000 Active 41 DOM
21. 2026-10-14
    days on market $295,000 Active 40 DOM
22. 2026-10-13
    days on market $295,000 Active 39 DOM
23. 2026-10-12
    days on market $295,000 Active 38 DOM
24. 2026-10-11
    days on market $295,000 Active 37 DOM
25. 2026-10-10
    days on market $295,000 Active 36 DOM
26. 2026-10-09
    days on market $295,000 Active 35 DOM
27. 2026-10-08
    days on market $295,000 Active 34 DOM
28. 2026-10-07
    days on market $295,000 Active 33 DOM
29. 2026-10-06
    days on market $295,000 Active 32 DOM
30. 2026-10-05
    days on market $295,000 Active 31 DOM
31. 2026-10-04
    days on market $295,000 Active 30 DOM
32. 2026-10-04
    days on market $295,000 Active 29 DOM
33. 2026-10-02
    days on market $295,000 Active 28 DOM
34. 2026-10-01
    days on market $295,000 Active 27 DOM
35. 2026-09-30
    days on market $295,000 Active 26 DOM
36. 2026-09-29
    days on market $295,000 Active 25 DOM
37. 2026-09-28
    days on market $295,000 Active 24 DOM
38. 2026-09-27
    days on market $295,000 Active 23 DOM
39. 2026-09-25
    days on market $295,000 Active 21 DOM
40. 2026-09-24
    days on market $295,000 Active 20 DOM
41. 2026-09-23
    days on market $295,000 Active 19 DOM
42. 2026-09-22
    days on market $295,000 Active 18 DOM
43. 2026-09-21
    pricedays on market $295,000 Active 17 DOM
44. 2026-09-20
    days on market $300,500 Active 16 DOM
45. 2026-09-19
    days on market $300,500 Active 15 DOM
46. 2026-09-18
    days on market $300,500 Active 14 DOM
47. 2026-09-17
    days on market $300,500 Active 13 DOM
48. 2026-09-16
    days on market $300,500 Active 12 DOM
49. 2026-09-15
    days on market $300,500 Active 11 DOM
50. 2026-09-14
    days on market $300,500 Active 10 DOM

ⓘ 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: $9,530 · $794/mo
• Projected year-2 tax: $9,530 · $794/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $31,662
• − Mortgage interest: −$15,964
• − Property taxes: −$9,530
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,533
• − Management: −$2,533
• − HOA: −$600
• − Depreciation: −$8,291
• Taxable loss: −$9,215
• Est. tax savings @ 24.0%: +$2,212
• After-tax cash flow: $-2,266/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 · 3 photos

Excellent 95/100 None rehab

This stunning 2023 Brightland home in Parmer Ranch is move-in ready with excellent condition and modern amenities. It offers a prime location and exceptional features, making it a must-see property.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Painting exterior and interior — Fresh paint can make the home look newer and more appealing. ↑
• Resale Upgrade kitchen appliances — Modernizing the kitchen can attract more buyers. ↑
• Both Install smart home features — Enhances convenience and adds value for both buyers and renters. ↑

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Jo Ann Ford El C- TX #742/4,322 Nat'l #11,263/41,679 Middle Charles A Forbes Middle F TX #805/1,662 Nat'l #7,206/14,009 High Georgetown H S F TX #809/1,632 Nat'l #8,112/17,239

Schools (NCES district)

• District: Georgetown ISD
• NCES district ID: 4820600
• Math proficiency: 31% ▼ -5.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $69,461
• Composite: 31.77/100
• National rank: #5897
• State rank: #474 of 826 in TX

A Composite livability gradescore 82/100

Livability — Georgetown

• Score: 82/100
• State rank: #18
• US rank: #1294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Williamson County · 699,027 people
• City population: 128,203
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 29,309
• Household income: $100,936
• Rent vs Own: 8.3% rent · 91.7% own
• Severe rent burden: 9% 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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Languages at home: 94% English-only · Spanish 3% Korean 1% Other Asian/Pacific 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: ▼ -133.19%
• Current HPI: 168.9584
• 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

Property features AI

Finance

• HOA & community: Association: Goodwin and CompanyAnnual association fee of $600

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyEntry level primary bedroom
• Construction: Built in 2023Brick and cement siding exteriorComposition roofSlab foundation
• Exterior features: Subdivision lotConcrete road/drive surface

Interior

• Kitchen: DishwasherGarbage disposalMicrowave
• Bedrooms: Primary bedroom located on the first floorThree additional bedrooms located on the second floor
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Double vanityEn suite bathroomPrimary bedroom with bathMain level primarySitting area in primarySplit bedroom layoutSoaking tubSeparate showerTub/shower combinationVanityWalk-in closets
• Laundry & utility: Utility room on the first floor

Price history

-5.0% since first listed

4 events — show timeline

• 2026-09-21 Price Changed $295,000 HARMLS
• 2026-09-09 Price Changed $300,500 HARMLS
• 2026-09-04 Listed $310,500 HARMLS
• 2026-04-22 Price Changed $310,500 HARMLS

Property tax history

+0.9%/yr

Latest (2026): $9,530 · -6.9% YoY. Source: county tax records.