Highgate Plan · Hutto, TX 78634

$261,999

4 bd · 2.5 ba · 1,802 sqft · SingleFamily · 125 Days on market

Good condition ↓ 3% since listing

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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 +5.7/30.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +1.9/5.0
• 1% rule +1.1/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Upon entry of this spacious two-story home are the family room, dining room and a chef-ready kitchen arranged in a desirable open floorplan that promotes seamless transition between spaces. Down the hallway is the tranquil owner's suite with a convenient adjoining bathroom. Upstairs, a sprawling game room offers endless possibilities, while on the opposite end of the floor are three secondary bedrooms to accommodate the family.

Key facts

• Chef-ready kitchen
• Open floorplan
• Adjoining bathroom

Tags

• OPEN FLOORPLAN
• CHEF-READY KITCHEN
• TRANQUIL OWNER'S SUITE
• ADJOINING BATHROOM
• SPRAWLING GAME ROOM

🏗️ New construction. The $261,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $344,574.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $262k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-711 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (19.3% below list).
• Recommended offer: $211k (19.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#79 in TX, #2,794 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities C-, commute F.
• Hutto ISD (rural): math 30% / reading 42% proficiency, ranked #438 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hutto El (math 33% / reading 45%, grade F, #1,651 of 4,322 statewide, top 39%, 744 students, 36% FRL); Hutto H S (math 35% / reading 54%, grade F, #652 of 1,632 statewide, top 43%, 2,010 students, 40% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents soft (-2.4%/yr); 1039 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 $10k 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 125 days — a 12% lower offer ($231k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,480 (19.3% 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 125 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.61% ✗
• Cap rate: 3.82%
• Cash-on-cash: -8.84%
• DSCR: 0.61
• GRM: 13.6

CMA / ARV

• ARV (median comp): $344,574
• List price: $261,999
• Delta: -23.96%
• 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
302 Floating Leaf Dr	0.31mi	4/2.0	1,740 (-3%)	2mo	$280,000	$161	76
124 Waterlily Way	0.34mi	4/2.0	1,876 (+4%)	1mo	$319,999	$171	75
308 Babblebrook Way	0.28mi	4/2.0	1,671 (-7%)	1mo	$329,000	$197	72
110 S Creek Bend Dr	0.43mi	3/2.0 (-1)	1,757 (-2%)	1mo	$308,500	$176	68
114 Gainer Dr	0.61mi	4/2.5	1,976 (+10%)	0mo	$275,000	$139	55
206 Bankside Dr	0.44mi	3/2.5 (-1)	2,029 (+13%)	2mo	$320,000	$158	52
120 Edison Dr	0.68mi	3/2.0 (-1)	1,908 (+6%)	0mo	$309,999	$162	51
110 W Pecan St	0.64mi	5/2.0 (+1)	1,924 (+7%)	2mo	$399,000	$207	50
504 Milliner Loop	0.64mi	3/2.5 (-1)	1,638 (-9%)	0mo	$305,000	$186	50
201 Camellia Dr	0.71mi	4/2.0	1,981 (+10%)	0mo	$300,000	$151	48
115 Camellia Dr	0.69mi	4/3.0	2,067 (+15%)	1mo	$315,000	$152	41
104 Paddington Way	0.70mi	3/2.0 (-1)	1,556 (-14%)	0mo	$278,000	$179	37

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: -35.3%
• Equity multiple: -0.11×
• Total profit: $-107,259
• Equity at exit: $51,377

10-year hold

• IRR: -69.8%
• Equity multiple: -0.82×
• Total profit: $-175,497
• Equity at exit: $29,792

Cash invested: $96,481 (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 78634

• Rents YoY: -2.4%
• Active inventory: 1039
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,115 high
• Mortgage (P&I): −$1,807
• Tax est. 1.5%: −$431 /mo · $5,169/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-711

Break-even live

Break-even rent $3,014

Max offer price $241,752

Occupancy floor —

Sensitivity live

Price	-10% $-472	-5% $-592	+0% $-711	+5% $-830	+10% $-949
Rent	-10% $-878	-5% $-794	+0% $-711	+5% $-627	+10% $-544
Rate	-1.0pp $-537	-0.5pp $-623	base $-711	+0.5pp $-800	+1.0pp $-891

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: $86,144
• Closing costs: $10,337
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Cotton Creek Way Hutto, TX	4.0	2.5	1880	$1,975	$1.05	6d	1	0.05mi
107 Harvest Ln Hutto, TX	3.0	2.0	1242	$1,750	$1.41	45d	1	0.05mi
107 Tanglewood Ln Hutto, TX	3.0	2.0	1510	$1,900	$1.26	19d	1	0.10mi
102 Aguilar Dr Hutto, TX	3.0	2.0	1687	$1,850	$1.10	19d	1	0.17mi
102 Aguilar Dr Hutto, TX	3.0	2.0	1687	$1,850	$1.10	16d	1	0.17mi
107 Aguilar Dr Hutto, TX	3.0	2.0	1750	$1,750	$1.00	14d	1	0.19mi
110 Grapefruit Rd Hutto, TX	4.0	2.5	2581	$2,275	$0.88	46d	1	0.29mi
434 Windy Reed Rd Hutto, TX	3.0	2.5	2451	$2,200	$0.90	45d	1	0.39mi
411 Water Way Ave Hutto, TX	4.0	2.5	2385	$2,450	$1.03	19d	1	0.43mi
202 Lucky Clover Ln Hutto, TX	3.0	2.0	1462	$1,800	$1.23	45d	1	0.43mi
102 Ostracoda Ln Hutto, TX	3.0	2.5	2474	$2,250	$0.91	6d	1	0.44mi
405 Grasslands Trl Hutto, TX	4.0	3.0	2242	$2,300	$1.03	16d	1	0.46mi
104 Bankside Dr Hutto, TX	4.0	3.0	2100	$2,250	$1.07	12d	1	0.47mi
318 Canley Loop Hutto, TX	3.0	2.0	1430	$1,900	$1.33	6d	1	0.54mi
607 Water Way Ave Hutto, TX	4.0	2.0	1830	$2,045	$1.12	19d	1	0.55mi
602 Arnage Dr Hutto, TX	4.0	3.0	1968	$2,300	$1.17	45d	1	0.56mi
138 Milliner Loop Hutto, TX	4.0	3.5	2477	$2,585	$1.04	45d	1	0.56mi
614 Milliner Loop Hutto, TX	4.0	2.0	1660	$2,199	$1.32	5d	1	0.56mi
104 Milliner Loop Hutto, TX	3.0	2.0	1502	$1,950	$1.30	14d	1	0.57mi
203 E Pecan St Unit B Hutto, TX	3.0	2.0	1688	$1,900	$1.13	16d	1	0.60mi
401 County Road 199 Hutto, TX	1.0–3.0	1.0–2.5	1013	$2,443	$2.41	0d	65	0.63mi
200 Sebring Cir Hutto, TX	5.0	3.0	2352	$2,900	$1.23	19d	1	0.64mi
230 Milliner Loop Hutto, TX	3.0	2.5	1872	$2,100	$1.12	4d	1	0.65mi
408 Luna Vista Dr Hutto, TX	4.0	2.5	2194	$2,095	$0.95	6d	1	0.68mi
207 Coventry Dr Hutto, TX	4.0	2.0	1622	$1,950	$1.20	45d	1	0.69mi
322 Arnage Dr Hutto, TX	4.0	2.0	1960	$2,050	$1.05	45d	1	0.70mi
211 Coventry Dr Hutto, TX	4.0	2.0	1919	$2,050	$1.07	19d	1	0.71mi
223 Camellia Dr Hutto, TX	4.0	2.5	2501	$2,250	$0.90	45d	1	0.73mi
137 Easy St Hutto, TX	3.0	2.0	1488	$1,800	$1.21	14d	1	0.74mi
132 Canley Loop Hutto, TX	3.0	2.0	1279	$4,800	$3.75	19d	1	0.74mi
216 Arnage Dr Hutto, TX	4.0	2.0	2100	$2,125	$1.01	6d	1	0.77mi
1007 Wolseley Cv Hutto, TX	4.0	3.0	2356	$2,295	$0.97	6d	1	0.77mi
710 Mitchell Dr Hutto, TX	4.0	2.5	2185	$2,200	$1.01	6d	1	0.80mi
104 Easy St Hutto, TX	3.0	2.0	1480	$2,000	$1.35	25d	1	0.89mi
318 Durango Downs Dr Hutto, TX	3.0	2.0	1311	$1,850	$1.41	45d	1	0.93mi
111 David Dr Hutto, TX	3.0	2.0	1405	$1,850	$1.32	5d	1	0.96mi
133 Paige Bnd Hutto, TX	3.0	2.0	2112	$2,000	$0.95	45d	1	0.98mi
112 Creekside Dr Hutto, TX	3.0	2.5	1352	$1,875	$1.39	19d	1	0.99mi
406 Ballentine Ct Hutto, TX	3.0	2.0	1361	$1,850	$1.36	19d	1	0.99mi
304 Will Ln Hutto, TX	3.0	2.0	1722	$1,800	$1.05	5d	1	1.00mi

Listing history 20 events

1. 2026-06-21
   days on market $261,999 Active 125 DOM
2. 2026-06-18
   days on market $261,999 Active 122 DOM
3. 2026-06-17
   days on market $261,999 Active 121 DOM
4. 2026-06-16
   days on market $261,999 Active 120 DOM
5. 2026-06-15
   days on market $261,999 Active 119 DOM
6. 2026-06-13
   pricedays on market $261,999 Active 117 DOM
7. 2026-06-09
   days on market $261,499 Active 113 DOM
8. 2026-06-08
   days on market $261,499 Active 112 DOM
9. 2026-06-07
   days on market $261,499 Active 111 DOM
10. 2026-06-04
    days on market $261,499 Active 108 DOM
11. 2026-06-03
    days on market $261,499 Active 107 DOM
12. 2026-06-02
    days on market $261,499 Active 106 DOM
13. 2026-06-01
    days on market $261,499 Active 105 DOM
14. 2026-05-31
    days on market $261,499 Active 104 DOM
15. 2026-05-12
    price $260,999 431-char remark

    Show marketing remark (431 chars)

    Upon entry of this spacious two-story home are the family room, dining room and a chef-ready kitchen arranged in a desirable open floorplan that promotes seamless transition between spaces. Down the hallway is the tranquil owner's suite with a convenient adjoining bathroom. Upstairs, a sprawling game room offers endless possibilities, while on the opposite end of the floor are three secondary bedrooms to accommodate the family.

16. 2026-05-11
    price $261,999 431-char remark

    Show marketing remark (431 chars)

    Upon entry of this spacious two-story home are the family room, dining room and a chef-ready kitchen arranged in a desirable open floorplan that promotes seamless transition between spaces. Down the hallway is the tranquil owner's suite with a convenient adjoining bathroom. Upstairs, a sprawling game room offers endless possibilities, while on the opposite end of the floor are three secondary bedrooms to accommodate the family.

17. 2026-05-08
    price $264,999 431-char remark

    Show marketing remark (431 chars)

    Upon entry of this spacious two-story home are the family room, dining room and a chef-ready kitchen arranged in a desirable open floorplan that promotes seamless transition between spaces. Down the hallway is the tranquil owner's suite with a convenient adjoining bathroom. Upstairs, a sprawling game room offers endless possibilities, while on the opposite end of the floor are three secondary bedrooms to accommodate the family.

18. 2026-05-05
    price $265,999 431-char remark

    Show marketing remark (431 chars)

    Upon entry of this spacious two-story home are the family room, dining room and a chef-ready kitchen arranged in a desirable open floorplan that promotes seamless transition between spaces. Down the hallway is the tranquil owner's suite with a convenient adjoining bathroom. Upstairs, a sprawling game room offers endless possibilities, while on the opposite end of the floor are three secondary bedrooms to accommodate the family.

19. 2026-03-31
    price $269,999 431-char remark

    Show marketing remark (431 chars)

    Upon entry of this spacious two-story home are the family room, dining room and a chef-ready kitchen arranged in a desirable open floorplan that promotes seamless transition between spaces. Down the hallway is the tranquil owner's suite with a convenient adjoining bathroom. Upstairs, a sprawling game room offers endless possibilities, while on the opposite end of the floor are three secondary bedrooms to accommodate the family.

20. 2026-02-16
    listed $269,990 Active 431-char remark

    Show marketing remark (431 chars)

    Upon entry of this spacious two-story home are the family room, dining room and a chef-ready kitchen arranged in a desirable open floorplan that promotes seamless transition between spaces. Down the hallway is the tranquil owner's suite with a convenient adjoining bathroom. Upstairs, a sprawling game room offers endless possibilities, while on the opposite end of the floor are three secondary bedrooms to accommodate the family.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,378
• − Mortgage interest: −$19,302
• − Property taxes: −$5,169
• − Insurance: −$1,723
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − Depreciation: −$10,024
• Taxable loss: −$14,900
• Est. tax savings @ 24.0%: +$3,576
• After-tax cash flow: $-4,951/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

Good 80/100 Cosmetic rehab

This spacious two-story home is in excellent condition with minimal repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance
• Resale New kitchen appliances — Modernizes the kitchen and appeals to potential buyers
• Resale New bathroom fixtures — Modernizes the bathrooms and appeals to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance ↑
• Resale New kitchen appliances — Modernizes the kitchen and appeals to potential buyers ↑
• Resale New bathroom fixtures — Modernizes the bathrooms and appeals to potential buyers ↑

ⓘ 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: Hutto ISD
• NCES district ID: 4824100
• Math proficiency: 30% ▼ -17.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $72,961
• Composite: 33.33/100
• National rank: #5501
• State rank: #438 of 826 in TX

Livability — Hutto

• Score: 77/100
• State rank: #79
• US rank: #2794

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hutto, TX
• County: Williamson County · 680,029 people
• City population: 46,413
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 46,413
• Household income: $114,426
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 410.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 50% Hispanic / Latino 35% Two or more races 18% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 13% · Canada
• Languages at home: 71% English-only · Spanish 23% Other Indo-European 2% Arabic 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: ▼ -106.56%
• Current HPI: 194.2221
• Rent YoY: ▼ -2.41%
• 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

-3.3% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $260,999 Zillow
• 2026-05-11 Price Changed $261,999 Zillow
• 2026-05-08 Price Changed $264,999 Zillow
• 2026-05-05 Price Changed $265,999 Zillow
• 2026-03-31 Price Changed $269,999 Zillow
• 2026-02-16 Listed $269,990 Zillow