509 Rear Boot Way · Liberty Hill, TX 78642

$312,670

3 bd · 2.5 ba · 1,782 sqft · SingleFamily · 51 Days on market

Built 2026 Good condition 4,791 sqft lot $175/sqft · 8% below area Est $341k · 8% under $55/mo HOA · 2% of rent

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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 +11.2/15.0
• Cash flow +10.4/30.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• DSCR +3.0/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 509 Rear Boot Way in the beautiful Cascade community, this two-story new construction home was designed with elevated style and everyday comfort in mind. Inside the homes bright and welcoming interior, you'll see modern finishes such as wood-look vinyl flooring in the main living areas and white cabinets with nickel hardware throughout. The kitchen features 3cm Blanco Atlantico countertops, 42-inch upper cabinets, a center island, and sleek black appliances. Retire to the primary suite where you'll find a walk-in closet, dual vanity, and a semi-private water closet. Enjoy an upstairs loft, perfect for exercise or pursuing your hobbies. Other highlights include an upstairs utility closet for a smooth and quick laundry routine, and walk-in closets in the secondary bedrooms. Located about 35 miles from downtown Austin and close to 183, Liberty Hill is surrounded by the breathtaking rolling hills of the Texas Hill Country. This vibrant community features a charming historic downtown district with a strong sense of belonging that you'll love-making it the perfect place to live, grow, and find your new home.

Key facts

• Upstairs loft
• Center island
• 4,791 sq ft lot

Tags

• NEW CONSTRUCTION HOME
• WOOD LOOK VINYL FLOORING
• BLANCO ATLANTICO COUNTERTOPS
• 42 INCH UPPER CABINETS
• CENTER ISLAND
• UPSTAIRS LOFT

Property features AI

Finance

• HOA & community: Homeowners association (Pamco) with a $55 monthly fee covering common area maintenance; Community features include community mailbox, curbs, street lights, and sidewalks

Exterior

• Parking: Attached garage with single door; Driveway parking; Garage faces front; 2 covered parking spaces (2 total)
• Security: Smoke detectors
• Utilities: Electricity available; Water connected (public); Sewer via Municipal Utility District
• Home design: New construction; 2 stories; Faces northwest
• Construction: Built by Brohn Homes; Frame construction with HardiPlank siding; Blown-in insulation; Composition shingle roof; Slab foundation
• Exterior features: Private yard; Back yard; Front yard; Landscaped; Sprinklers (front, rear, side); Few small trees

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Recessed lighting; Entrance foyer; Interior steps; Breakfast bar; Eat-in kitchen; Kitchen island; Pantry; Stone counters; Double vanity; Walk-in closet(s); Insulated windows
• Laundry & utility: Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $313k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-164 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (16.9% below list).
• Recommended offer: $260k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.8% in Liberty Hill — 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 68/100 on livability (#495 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F, commute F.
• Liberty Hill ISD (rural): math 43% / reading 52% proficiency, ranked #160 of 826 in TX (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bill Burden El (math 36% / reading 45%, grade F, #1,490 of 4,322 statewide, top 35%, 808 students, 19% FRL); Liberty Hill Middle (math 44% / reading 50%, grade D+, #424 of 1,662 statewide, top 27%, 944 students, 26% FRL); Liberty Hill H S (math 39% / reading 69%, grade C-, #422 of 1,632 statewide, top 26%, 2,001 students, 23% FRL) — zoned schools at 23% FRL track the district average.
• Market conditions: Rents soft (-1.9%/yr); 1509 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 51 days — a 3% lower offer ($303k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $259,714 (16.9% 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 51 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.83% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 10.0

CMA / ARV

• ARV (median comp): $340,800
• List price: $312,670
• Delta: -8.25%
• 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
141 Adze Dr	0.12mi	3/2.5	1,668 (-6%)	2mo	$301,200	$181	83
116 Adze Dr	0.11mi	3/2.5	1,997 (+12%)	1mo	$320,220	$160	74
113 Adze Dr	0.08mi	3/2.0	1,533 (-14%)	4mo	$295,360	$193	68
514 Outrider Ct	0.63mi	3/3.0	1,910 (+7%)	0mo	$398,900	$209	56
527 Outrider Ct	0.65mi	3/2.5	1,950 (+9%)	0mo	$399,900	$205	54
117 Top View Dr	0.63mi	3/2.5	1,950 (+9%)	4mo	$399,900	$205	52
1108 Lariat Loop	0.70mi	3/3.0	1,910 (+7%)	3mo	$399,900	$209	51
145 Clover Bnd	0.67mi	4/2.5 (+1)	1,970 (+10%)	1mo	$342,673	$174	45
140 Clover Bnd	0.70mi	4/2.5 (+1)	1,970 (+10%)	1mo	$379,012	$192	44
204 Foundation Ln	0.61mi	3/2.0	2,026 (+14%)	5mo	$459,900	$227	43
608 Leeland Dr	0.69mi	4/3.0 (+1)	2,002 (+12%)	0mo	$399,721	$200	40
121 Clover Bnd	0.69mi	3/2.0	1,518 (-15%)	4mo	$338,928	$223	38

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: -23.5%
• Equity multiple: 0.22×
• Total profit: $-68,653
• Equity at exit: $46,620

10-year hold

• IRR: -29.8%
• Equity multiple: -0.17×
• Total profit: $-102,353
• Equity at exit: $27,034

Cash invested: $87,548 (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 78642

• Home prices YoY: -32.4%
• Rents YoY: -1.9%
• Active inventory: 1509
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,597 medium
• Mortgage (P&I): −$1,640
• Tax est. 1.5%: −$391 /mo · $4,690/yr
• Insurance: −$130
• HOA: −$55
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-164

Break-even live

Break-even rent $2,805

Max offer price $288,931

Occupancy floor —

Sensitivity live

Price	-10% $52	-5% $-56	+0% $-164	+5% $-272	+10% $-380
Rent	-10% $-369	-5% $-267	+0% $-164	+5% $-61	+10% $41
Rate	-1.0pp $-7	-0.5pp $-85	base $-164	+0.5pp $-245	+1.0pp $-327

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: $78,168
• Closing costs: $9,380
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 McCrae Dr Liberty Hill, TX	4.0	3.5	2453	$2,900	$1.18	13d	1	0.93mi
144 Danielson St Liberty Hill, TX	3.0	2.5	1745	$2,350	$1.35	18d	1	1.07mi
144 Danielson St Liberty Hill, TX	3.0	3.0	1745	$2,350	$1.35	6d	1	1.07mi

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: water

Listing history 18 events

1. 2026-06-21
   days on market $312,670 Active 51 DOM
2. 2026-06-18
   days on market $312,670 Active 48 DOM
3. 2026-06-17
   days on market $312,670 Active 47 DOM
4. 2026-06-16
   days on market $312,670 Active 46 DOM

   Show marketing remark (1130 chars)

   Welcome to 509 Rear Boot Way in the beautiful Cascade community, this two-story new construction home was designed with elevated style and everyday comfort in mind. Inside the homes bright and welcoming interior, you'll see modern finishes such as wood-look vinyl flooring in the main living areas and white cabinets with nickel hardware throughout. The kitchen features 3cm Blanco Atlantico countertops, 42-inch upper cabinets, a center island, and sleek black appliances. Retire to the primary suite where you'll find a walk-in closet, dual vanity, and a semi-private water closet. Enjoy an upstairs loft, perfect for exercise or pursuing your hobbies. Other highlights include an upstairs utility closet for a smooth and quick laundry routine, and walk-in closets in the secondary bedrooms. Located about 35 miles from downtown Austin and close to 183, Liberty Hill is surrounded by the breathtaking rolling hills of the Texas Hill Country. This vibrant community features a charming historic downtown district with a strong sense of belonging that you'll love-making it the perfect place to live, grow, and find your new home.

5. 2026-06-15
   days on market $312,670 Active 45 DOM
6. 2026-06-13
   days on market $312,670 Active 43 DOM
7. 2026-06-09
   days on market $312,670 Active 39 DOM
8. 2026-06-08
   days on market $312,670 Active 38 DOM
9. 2026-06-07
   days on market $312,670 Active 37 DOM
10. 2026-06-05
    days on market $312,670 Active 34 DOM
11. 2026-06-03
    days on market $312,670 Active 33 DOM
12. 2026-06-02
    days on market $312,670 Active 32 DOM
13. 2026-06-01
    days on market $312,670 Active 31 DOM
14. 2026-05-31
    days on market $312,670 Active 30 DOM
15. 2026-05-13
    price $312,670 1130-char remark

    Show marketing remark (1130 chars)

    Welcome to 509 Rear Boot Way in the beautiful Cascade community, this two-story new construction home was designed with elevated style and everyday comfort in mind. Inside the homes bright and welcoming interior, you'll see modern finishes such as wood-look vinyl flooring in the main living areas and white cabinets with nickel hardware throughout. The kitchen features 3cm Blanco Atlantico countertops, 42-inch upper cabinets, a center island, and sleek black appliances. Retire to the primary suite where you'll find a walk-in closet, dual vanity, and a semi-private water closet. Enjoy an upstairs loft, perfect for exercise or pursuing your hobbies. Other highlights include an upstairs utility closet for a smooth and quick laundry routine, and walk-in closets in the secondary bedrooms. Located about 35 miles from downtown Austin and close to 183, Liberty Hill is surrounded by the breathtaking rolling hills of the Texas Hill Country. This vibrant community features a charming historic downtown district with a strong sense of belonging that you'll love-making it the perfect place to live, grow, and find your new home.

16. 2026-05-12
    price $312,670 1154-char remark
17. 2026-05-01
    listed $310,670 Active 1154-char remark
18. 2026-04-28
    listed $310,670 Active 1130-char remark

    Show marketing remark (1130 chars)

    Welcome to 509 Rear Boot Way in the beautiful Cascade community, this two-story new construction home was designed with elevated style and everyday comfort in mind. Inside the homes bright and welcoming interior, you'll see modern finishes such as wood-look vinyl flooring in the main living areas and white cabinets with nickel hardware throughout. The kitchen features 3cm Blanco Atlantico countertops, 42-inch upper cabinets, a center island, and sleek black appliances. Retire to the primary suite where you'll find a walk-in closet, dual vanity, and a semi-private water closet. Enjoy an upstairs loft, perfect for exercise or pursuing your hobbies. Other highlights include an upstairs utility closet for a smooth and quick laundry routine, and walk-in closets in the secondary bedrooms. Located about 35 miles from downtown Austin and close to 183, Liberty Hill is surrounded by the breathtaking rolling hills of the Texas Hill Country. This vibrant community features a charming historic downtown district with a strong sense of belonging that you'll love-making it the perfect place to live, grow, and find your new home.

ⓘ 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: $31,166
• − Mortgage interest: −$17,514
• − Property taxes: −$4,690
• − Insurance: −$1,563
• − Repairs & maintenance: −$2,493
• − Management: −$2,493
• − HOA: −$660
• − Depreciation: −$9,096
• Taxable loss: −$7,344
• Est. tax savings @ 24.0%: +$1,763
• After-tax cash flow: $-206/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

Good 80/100 Cosmetic rehab

This two-story new construction home in Liberty Hill, TX, is in excellent condition with modern finishes and a well-maintained exterior. It offers a good return on investment with minor updates to enhance curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting and minor touch-ups — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value.
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers.
• Resale Primary bath vanity and fixtures — Upgrades the primary bath to a more luxurious standard.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting and minor touch-ups — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Resale Primary bath vanity and fixtures — Upgrades the primary bath to a more luxurious standard. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Liberty Hill ISD
• NCES district ID: 4827420
• Math proficiency: 43% ▼ -20.00%
• Reading proficiency: 52% ▼ -11.00%
• Median HH income: $81,084
• Composite: 43.65/100
• National rank: #2965
• State rank: #160 of 826 in TX

Livability — Liberty Hill

• Score: 68/100
• State rank: #495
• US rank: #9892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Williamson County · 680,029 people
• City population: 26,434
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 26,434
• Household income: $132,958
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 220.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 27% Two or more races 14% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 25% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 3%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 15% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -109.62%
• Current HPI: 228.5772
• Rent YoY: ▼ -1.89%
• 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

+1.1% since first listed

8 events — show timeline

• 2026-06-16 Price Changed $314,230 Zillow
• 2026-06-12 Price Changed $304,650 Zillow
• 2026-06-11 Price Changed $314,230 Zillow
• 2026-05-20 Price Changed $304,650 Zillow
• 2026-05-13 Price Changed $312,670 Zillow
• 2026-05-12 Price Changed $312,670 Unlock MLS
• 2026-05-01 Listed $310,670 Unlock MLS
• 2026-04-28 Listed $310,670 Zillow