2352 Sawdust Dr

Georgetown, TX 78633

$310,500D-

4 bd · 3.5 ba · 1,953 sqft · Built 2023 · SingleFamily · Active · 117 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,516/mo
• Mortgage (P&I): −$1,628
• Tax + insurance: −$924
• HOA: −$50
• Vac / Maint / Mgmt: −$528
• Net cashflow: $-614/mo
• Annual: $-7,366/yr
• Cap rate: 3.92%
• Cash-on-cash: -8.47%
• DSCR: 0.62
• 1% rule: 0.81%
• Cash to close: $86,940

Investor read

• This is a 4-bed/3.5-bath single-family listed at $310k. Condition is rated excellent.
• At list price, monthly cash flow is $-614 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (34.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (19.0% below list).
• It's been on market 117 days — a 9% lower offer ($283k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $202k (34.9% below list) — sets the bar for cash-flow.
• 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.
• 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).
• Watch-outs: property tax is 3.1% of price.
• Market conditions: Rents soft (-1.9%/yr); 1043 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• Williamson County population projected at +69% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 2 sale attempts; this cycle's ask has dropped $16k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Cap rate 3.9% vs local median 2.5% 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.

Questions for listing agent

• 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?
• It's been on market 117 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
• Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.