Aplin Plan · Georgetown, TX 78628

$354,999

4 bd · 3.0 ba · 1,966 sqft · SingleFamily · 75 Days on market

Excellent condition 2-car garage

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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 +6.6/30.0
• Condition / age +5.0/5.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +2.2/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Highlands is a collection of brand-new single-family homes with top-selling floorplans now selling in Woodfield Preserve, a master-planned community in Georgetown, TX. Set in a great location, the community offers a small-town feel and is near Austin for vibrant city life. There are various community and city parks around Georgetown, with playscapes and open spaces for outdoor activities. Residents can find plenty of shopping and dining options at the Wolf Ranch Shopping Center for all ages to enjoy.

Key facts

• 2 garage spots
• Listed 75 days

🏗️ New construction. The $354,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $359,746.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $355k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-590 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (32.4% below list).
• Recommended offer: $240k (32.4% below list) — sets the bar for 1% rule.
• 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.

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: Raye Mccoy El (math 49% / reading 53%, grade C-, #818 of 4,322 statewide, top 19%, 524 students, 24% FRL); Douglas Benold Middle (math 52% / reading 50%, grade C, #326 of 1,662 statewide, top 20%, 664 students, 26% FRL); Georgetown H S (math 29% / reading 51%, grade F, #809 of 1,632 statewide, top 50%, 2,013 students, 27% FRL).
• Zoned-school proficiency averages 47% at this address vs 34% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Georgetown ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.1%/yr); 2105 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 87d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $11k 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 ($334k) is reasonable based on typical stale-listing flexibility.

Recommended offer $240,019 (32.4% 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 32% 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: 0.67% ✗
• Cap rate: 4.32%
• Cash-on-cash: -7.03%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $359,746
• List price: $354,999
• Delta: -1.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1501 Acorn Oak Dr	0.02mi	4/3.0	1,966 (0%)	3mo	$352,990	$180	96
1505 Acorn Oak Dr	0.04mi	4/2.0	1,938 (-1%)	3mo	$334,990	$173	90
212 Misted Grass Trl	0.22mi	4/2.0	1,938 (-1%)	2mo	$388,990	$201	82
224 Misted Grass Trl	0.23mi	4/2.0	1,938 (-1%)	2mo	$359,990	$186	82
1511 Roaming Oak Bnd	0.25mi	3/2.5 (-1)	1,834 (-7%)	0mo	$317,999	$173	70
119 Sapling Dew Dr	0.21mi	3/2.5 (-1)	1,834 (-7%)	3mo	$324,999	$177	70
1401 Hermosa Gdns	0.24mi	3/2.5 (-1)	1,834 (-7%)	2mo	$346,499	$189	69
2304 Wooddale Dr	0.56mi	3/2.0 (-1)	1,973 (+0%)	2mo	$333,999	$169	63
1934 Peaceful Porch Way	0.53mi	4/3.0	2,096 (+7%)	2mo	$340,999	$163	63
1921 Peaceful Porch Way	0.54mi	4/2.0	2,081 (+6%)	2mo	$346,999	$167	59
2308 Wooddale Dr	0.57mi	4/2.0	2,081 (+6%)	2mo	$339,999	$163	58
2316 Wooddale Dr	0.58mi	4/3.0	2,229 (+13%)	1mo	$365,999	$164	50

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: -31.9%
• Equity multiple: -0.02×
• Total profit: $-102,868
• Equity at exit: $53,639

10-year hold

• IRR: -57.4%
• Equity multiple: -0.64×
• Total profit: $-164,996
• Equity at exit: $31,104

Cash invested: $100,729 (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: 91 active · 53 under contract
• Months of supply: 10.9 mo (9%/mo absorbed)
• Median asking: $348,999 ($176/sqft)
• Median days on market: 49 d
• This list price: 58% of active listings are priced below it
• ARV vs active asking: +4.2% vs current asking $/sqft

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

ZIP-level market 78628

• Rents YoY: -1.1%
• Active inventory: 2105
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,400 high
• Mortgage (P&I): −$1,887
• Tax est. 1.5%: −$450 /mo · $5,396/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-590

Break-even live

Break-even rent $3,147

Max offer price $274,376

Occupancy floor —

Sensitivity live

Price	-10% $-341	-5% $-466	+0% $-590	+5% $-714	+10% $-839
Rent	-10% $-780	-5% $-685	+0% $-590	+5% $-495	+10% $-400
Rate	-1.0pp $-409	-0.5pp $-498	base $-590	+0.5pp $-683	+1.0pp $-778

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: $89,936
• Closing costs: $10,792
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
229 Hummingbird Flight Dr Georgetown, TX	4.0	2.0	1932	$2,300	$1.19	58d	1	0.09mi
1316 Acorn Oak Dr Georgetown, TX	4.0	2.5	2500	$2,495	$1.00	78d	1	0.09mi
220 Hummingbird Flight Dr Georgetown, TX	4.0	3.0	2378	$2,350	$0.99	93d	1	0.12mi
1220 Acorn Oak Dr Georgetown, TX	4.0	2.5	2553	$2,495	$0.98	115d	1	0.14mi
1713 Roaming Oak Bnd Georgetown, TX	5.0	3.5	2375	$2,390	$1.01	98d	1	0.16mi
1407 Hermosa Gdns Georgetown, TX	3.0	2.0	1491	$1,895	$1.27	43d	1	0.22mi
964 Naranjo Dr Georgetown, TX	3.0	2.5	2150	$2,400	$1.12	3d	1	0.30mi
411 Tascate St Georgetown, TX	3.0	2.0	1977	$2,195	$1.11	67d	1	0.46mi
4906 Madrid Dr Unit T2 Georgetown, TX	3.0	2.0	1647	$1,900	$1.15	111d	1	0.63mi
4718 Madrid Dr Georgetown, TX	3.0	2.0	2007	$1,995	$0.99	113d	1	0.64mi
1049 Clove Hitch Rd Georgetown, TX	4.0	2.5	2497	$2,300	$0.92	56d	1	0.65mi
1066 Bowline Dr Georgetown, TX	3.0	2.0	1825	$2,000	$1.10	140d	1	0.69mi
1020 Clove Hitch Rd Georgetown, TX	4.0	2.0	1734	$2,195	$1.27	0d	1	0.69mi
445 Sheepshank Dr Georgetown, TX	4.0	2.5	2571	$2,395	$0.93	86d	1	0.70mi
109 Greenside Ln Georgetown, TX	4.0	2.0	1774	$2,285	$1.29	113d	1	0.73mi
300 W Sequoia Spur Georgetown, TX	4.0	2.0	2496	$2,700	$1.08	7d	1	0.73mi
1042 Bowline Dr Georgetown, TX	4.0	2.0	2026	$1,850	$0.91	43d	1	0.74mi
403 Rosedale Blvd Georgetown, TX	3.0	2.0	1634	$2,125	$1.30	119d	1	0.76mi
138 Chestnut Ct Georgetown, TX	3.0	2.0	2076	$2,400	$1.16	97d	1	0.84mi
605 Fairmont Georgetown, TX	4.0	2.5	2297	$2,195	$0.96	4d	1	0.85mi
4405 W Cordoba Cir Georgetown, TX	4.0	2.0	2142	$2,150	$1.00	86d	1	0.95mi
4405 W Cordoba Cir Georgetown, TX	4.0	2.0	2142	$2,150	$1.00	80d	1	0.95mi
4313 E Cordoba Cir Georgetown, TX	3.0	2.0	2013	$2,200	$1.09	9d	1	1.19mi
4121 Williams Dr Georgetown, TX	1.0–3.0	1.0–2.0	977	$1,530	$1.57	108d	1	1.29mi
804 Cielo Dr Georgetown, TX	3.0	2.0	1792	$2,050	$1.14	115d	1	1.48mi

Property features AI

Finance

• Financial info: List price $346,999

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: New construction (Plan)Aplin plan
• Exterior features: Approximately 1,966 square feet living area

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Open living spaces (plan-based new construction)Plan name: Aplin

Listing history 50 events

1. 2026-08-06
   days on market $354,999 Active 75 DOM
2. 2026-08-05
   days on market $354,999 Active 74 DOM
3. 2026-08-04
   days on market $354,999 Active 73 DOM
4. 2026-08-03
   days on market $354,999 Active 72 DOM
5. 2026-07-31
   days on market $354,999 Active 69 DOM
6. 2026-07-30
   days on market $354,999 Active 67 DOM
7. 2026-07-28
   days on market $354,999 Active 66 DOM
8. 2026-07-26
   days on market $354,999 Active 64 DOM
9. 2026-07-24
   days on market $354,999 Active 62 DOM
10. 2026-07-23
    price $354,999 Active 61 DOM
11. 2026-07-23
    days on market $352,999 Active 61 DOM
12. 2026-07-22
    days on market $352,999 Active 60 DOM
13. 2026-07-21
    days on market $352,999 Active 59 DOM
14. 2026-07-20
    pricedays on market $352,999 Active 58 DOM
15. 2026-07-18
    days on market $350,999 Active 56 DOM
16. 2026-07-18
    days on market $350,999 Active 55 DOM
17. 2026-07-16
    days on market $350,999 Active 54 DOM
18. 2026-07-15
    days on market $350,999 Active 53 DOM
19. 2026-07-14
    days on market $350,999 Active 52 DOM
20. 2026-07-13
    days on market $350,999 Active 51 DOM
21. 2026-07-13
    days on market $350,999 Active 50 DOM
22. 2026-07-11
    pricedays on market $350,999 Active 49 DOM
23. 2026-07-10
    days on market $348,999 Active 48 DOM
24. 2026-07-09
    days on market $348,999 Active 47 DOM
25. 2026-07-07
    days on market $348,999 Active 45 DOM
26. 2026-07-06
    days on market $348,999 Active 44 DOM
27. 2026-07-06
    days on market $348,999 Active 43 DOM
28. 2026-07-03
    days on market $348,999 Active 41 DOM
29. 2026-07-02
    days on market $348,999 Active 40 DOM
30. 2026-07-01
    days on market $348,999 Active 39 DOM
31. 2026-06-30
    days on market $348,999 Active 38 DOM
32. 2026-06-29
    days on market $348,999 Active 37 DOM
33. 2026-06-28
    price $348,999 Active 36 DOM
34. 2026-06-28
    days on market $346,999 Active 36 DOM
35. 2026-06-27
    days on market $346,999 Active 35 DOM
36. 2026-06-26
    days on market $346,999 Active 34 DOM
37. 2026-06-24
    days on market $346,999 Active 32 DOM
38. 2026-06-22
    days on market $346,999 Active 30 DOM
39. 2026-06-21
    days on market $346,999 Active 29 DOM
40. 2026-06-18
    days on market $346,999 Active 26 DOM
41. 2026-06-17
    days on market $346,999 Active 25 DOM
42. 2026-06-16
    days on market $346,999 Active 24 DOM
43. 2026-06-15
    days on market $346,999 Active 23 DOM
44. 2026-06-13
    days on market $346,999 Active 21 DOM
45. 2026-06-09
    days on market $346,999 Active 17 DOM
46. 2026-06-08
    days on market $346,999 Active 16 DOM
47. 2026-06-07
    days on market $346,999 Active 15 DOM
48. 2026-06-03
    days on market $346,999 Active 11 DOM
49. 2026-06-02
    days on market $346,999 Active 10 DOM
50. 2026-06-01
    days on market $346,999 Active 9 DOM

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

Taxation est. · year 1

• Rental income: $28,802
• − Mortgage interest: −$20,151
• − Property taxes: −$5,396
• − Insurance: −$1,799
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$10,465
• Taxable loss: −$13,618
• Est. tax savings @ 24.0%: +$3,268
• After-tax cash flow: $-3,811/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 · 1 photo

Excellent 100/100 None rehab

This single-family home in Georgetown, TX, is brand new with top-selling floorplans, offering a small-town feel and access to Austin's vibrant city life. It's move-in ready with no visible repairs or maintenance needed.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Raye Mccoy El C- TX #818/4,322 Nat'l #12,255/41,679 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

• Census place: Georgetown, TX
• County: Williamson County · 699,027 people
• City population: 128,203
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 50,822
• Household income: $125,635
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 13% 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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 16% Two or more races 9% Asian 4% Black 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 87% English-only · Spanish 7% Other Asian/Pacific 2% Russian/Polish/Slavic 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: ▼ -439.68%
• Current HPI: 192.7561
• Rent YoY: ▼ -1.07%
• 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

• Financial info: List price $346,999

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: New construction (Plan)Aplin plan
• Exterior features: Approximately 1,966 square feet living area

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Open living spaces (plan-based new construction)Plan name: Aplin