2352 Sawdust Dr

Georgetown, TX 78633

$295,000D

4 bd · 3.5 ba · 1,953 sqft · Built 2023 · SingleFamily · Active · 20 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,576/mo
• Mortgage (P&I): −$1,547
• Tax + insurance: −$917
• HOA: −$50
• Vac / Maint / Mgmt: −$541
• Net cashflow: $-479/mo
• Annual: $-5,745/yr
• Cap rate: 4.35%
• Cash-on-cash: -6.96%
• DSCR: 0.69
• 1% rule: 0.87%
• Cash to close: $82,600

Investor read

• This is a 4-bed/3.5-bath single-family listed at $295k. Condition is rated excellent.
• At list price, monthly cash flow is $-479 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (28.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (12.7% below list).
• It's been on market 20 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $210k (28.7% 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 3.2% of price.
• Market conditions: Rents soft (-1.9%/yr); 1178 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $32k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Cap rate 4.3% 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.
• This rent runs 31% of the median local income ($101k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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?
• 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?
• 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.
• 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.
• 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.