Highgate Plan · Hutto, TX 78634

$270,249

4 bd · 2.5 ba · 1,802 sqft · SingleFamily · 219 Days on market

Good condition ↓ 3% since listing

---

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 +5.6/30.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +1.9/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• 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 $270,249 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $341,429.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-710 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (22.7% below list).
• Recommended offer: $209k (22.7% 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); 1501 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $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 219 days — a 12% lower offer ($238k) 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 $208,800 (22.7% 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 219 days. Have you received any prior offers? Is the seller open to a 23% 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: 3.80%
• Cash-on-cash: -8.91%
• DSCR: 0.60
• GRM: 13.6

CMA / ARV

• ARV (median comp): $341,429
• List price: $270,249
• Delta: -20.85%
• 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
129 Aguilar Dr	0.16mi	4/2.0	1,904 (+6%)	2mo	$349,900	$184	79
1003 Round Bale Rd	0.43mi	4/2.0	1,756 (-3%)	1mo	$319,900	$182	72
1008 Blackman Ct	0.36mi	3/2.0 (-1)	1,754 (-3%)	2mo	$335,000	$191	70
319 Lone Star Blvd	0.48mi	3/2.0 (-1)	1,880 (+4%)	2mo	$274,000	$146	62
215 Kerley Dr	0.41mi	3/2.0 (-1)	1,687 (-6%)	2mo	$275,000	$163	61
400 Canley Loop	0.62mi	3/2.5 (-1)	1,759 (-2%)	2mo	$299,000	$170	60
114 Gainer Dr	0.61mi	4/2.5	1,976 (+10%)	3mo	$275,000	$139	53
102 Camellia Dr	0.71mi	3/2.0 (-1)	1,743 (-3%)	3mo	$299,900	$172	52
504 Milliner Loop	0.64mi	3/2.5 (-1)	1,638 (-9%)	3mo	$305,000	$186	47
106 Legends Of Hutto Trl	0.48mi	3/2.0 (-1)	1,554 (-14%)	1mo	$299,000	$192	47
200 Bubbling Brook Dr	0.48mi	3/2.0 (-1)	1,532 (-15%)	1mo	$269,900	$176	45
118 Camellia Dr	0.72mi	3/2.0 (-1)	1,579 (-12%)	1mo	$285,000	$180	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: -35.4%
• Equity multiple: -0.12×
• Total profit: $-106,635
• Equity at exit: $50,908

10-year hold

• IRR: -70.3%
• Equity multiple: -0.83×
• Total profit: $-174,606
• Equity at exit: $29,521

Cash invested: $95,600 (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: 70 active · 35 under contract
• Months of supply: 10.0 mo (10%/mo absorbed)
• Median asking: $327,500 ($178/sqft)
• Median days on market: 123 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: +6.4% vs current asking $/sqft

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

ZIP-level market 78634

• Rents YoY: -2.4%
• Active inventory: 1501
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,088 high
• Mortgage (P&I): −$1,790
• Tax est. 1.5%: −$427 /mo · $5,121/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-710

Break-even live

Break-even rent $2,987

Max offer price $238,688

Occupancy floor —

Sensitivity live

Price	-10% $-474	-5% $-592	+0% $-710	+5% $-828	+10% $-946
Rent	-10% $-875	-5% $-792	+0% $-710	+5% $-628	+10% $-545
Rate	-1.0pp $-538	-0.5pp $-623	base $-710	+0.5pp $-798	+1.0pp $-888

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: $85,357
• Closing costs: $10,243
• Club membership (one-time): —
• 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	100d	1	0.05mi
107 Harvest Ln Hutto, TX	3.0	2.0	1242	$1,550	$1.25	9d	1	0.05mi
107 Harvest Ln Hutto, TX	3.0	2.0	1242	$1,750	$1.41	139d	1	0.05mi
105 Twilight Way Hutto, TX	3.0	2.0	1725	$1,775	$1.03	67d	1	0.05mi
105 Twilight Way Hutto, TX	3.0	2.5	1725	$1,775	$1.03	74d	1	0.05mi
216 Meadowside Dr Hutto, TX	3.0	2.0	1662	$1,995	$1.20	5d	1	0.07mi
107 Tanglewood Ln Hutto, TX	3.0	2.0	1510	$1,900	$1.26	113d	1	0.10mi
201 Orchard Way Hutto, TX	3.0	2.0	1696	$2,100	$1.24	64d	1	0.16mi
102 Aguilar Dr Hutto, TX	3.0	2.0	1687	$1,850	$1.10	110d	1	0.17mi
102 Aguilar Dr Hutto, TX	3.0	2.0	1687	$1,850	$1.10	113d	1	0.17mi
107 Aguilar Dr Hutto, TX	3.0	2.0	1750	$1,750	$1.00	108d	1	0.19mi
110 Grapefruit Rd Hutto, TX	4.0	2.5	2581	$2,275	$0.88	140d	1	0.29mi
106 Hague St Hutto, TX	3.0	2.0	1399	$1,850	$1.32	23d	1	0.29mi
204 Babblebrook Way Hutto, TX	4.0	2.5	2334	$2,250	$0.96	23d	1	0.31mi
419 Windy Reed Rd Hutto, TX	3.0	2.5	2451	$2,300	$0.94	7d	1	0.34mi
100 S Creekbend Dr Hutto, TX	3.0	2.0	2135	$2,200	$1.03	9d	1	0.36mi
104 Babblebrook Way Hutto, TX	4.0	2.5	2024	$2,510	$1.24	80d	1	0.37mi
405 Osier Pass Hutto, TX	4.0	2.0	1688	$1,895	$1.12	3d	1	0.37mi
434 Windy Reed Rd Hutto, TX	3.0	2.5	2451	$2,200	$0.90	139d	1	0.39mi
411 Water Way Ave Hutto, TX	4.0	2.5	2385	$2,450	$1.03	113d	1	0.43mi
315 Waterlily Way Hutto, TX	3.0	2.0	2154	$2,000	$0.93	6d	1	0.43mi
202 Lucky Clover Ln Hutto, TX	3.0	2.0	1462	$1,800	$1.23	139d	1	0.43mi
206 Holman Path Hutto, TX	3.0	2.0	1385	$2,300	$1.66	0d	1	0.44mi
102 Ostracoda Ln Hutto, TX	3.0	2.5	2474	$2,250	$0.91	100d	1	0.44mi
405 Grasslands Trl Hutto, TX	4.0	3.0	2242	$2,300	$1.03	110d	1	0.46mi
104 Bankside Dr Hutto, TX	4.0	3.0	2100	$2,250	$1.07	106d	1	0.47mi
100 Montego St Hutto, TX	4.0	3.0	2032	$2,250	$1.11	84d	1	0.50mi
413 Peaceful Haven Way Hutto, TX	3.0	2.0	1900	$2,200	$1.16	69d	1	0.53mi
120 Milliner Loop Hutto, TX	3.0	2.0	1502	$2,150	$1.43	75d	1	0.53mi
603 Water Way Ave Hutto, TX	4.0	3.0	2032	$2,150	$1.06	23d	1	0.54mi
318 Canley Loop Hutto, TX	3.0	2.0	1430	$1,900	$1.33	100d	1	0.54mi
111 Mossy Rock Cv Hutto, TX	3.0	2.0	1462	$1,850	$1.27	80d	1	0.55mi
111 Mossy Rock Cv Hutto, TX	3.0	2.0	1462	$1,850	$1.27	88d	1	0.55mi
401 County Road 199 Hutto, TX	1.0–3.0	1.0–2.5	1013	$2,444	$2.41	0d	79	0.55mi
607 Water Way Ave Hutto, TX	4.0	2.0	1830	$1,995	$1.09	93d	1	0.55mi
602 Arnage Dr Hutto, TX	4.0	3.0	1968	$2,300	$1.17	139d	1	0.56mi
138 Milliner Loop Hutto, TX	4.0	3.5	2477	$2,585	$1.04	139d	1	0.56mi
614 Milliner Loop Hutto, TX	4.0	2.0	1660	$2,199	$1.32	99d	1	0.56mi
211 Hanstrom Dr Hutto, TX	4.0	1.5	2550	$1,995	$0.78	9d	1	0.57mi
104 Milliner Loop Hutto, TX	3.0	2.0	1502	$1,950	$1.30	108d	1	0.57mi

Listing history 50 events

1. 2026-09-23
   days on market $270,249 Active 219 DOM
2. 2026-09-22
   days on market $270,249 Active 218 DOM
3. 2026-09-21
   days on market $270,249 Active 217 DOM
4. 2026-09-20
   days on market $270,249 Active 216 DOM
5. 2026-09-19
   days on market $270,249 Active 215 DOM
6. 2026-09-18
   days on market $270,249 Active 214 DOM
7. 2026-09-17
   days on market $270,249 Active 213 DOM
8. 2026-09-16
   days on market $270,249 Active 212 DOM
9. 2026-09-15
   days on market $270,249 Active 211 DOM
10. 2026-09-14
    price $270,249 Active 210 DOM
11. 2026-09-14
    days on market $267,249 Active 210 DOM
12. 2026-09-13
    days on market $267,249 Active 209 DOM
13. 2026-09-12
    days on market $267,249 Active 208 DOM
14. 2026-09-11
    days on market $267,249 Active 207 DOM
15. 2026-09-05
    days on market $267,249 Active 201 DOM
16. 2026-09-04
    days on market $267,249 Active 200 DOM
17. 2026-09-03
    pricedays on market $267,249 Active 199 DOM
18. 2026-08-31
    days on market $264,249 Active 196 DOM
19. 2026-08-30
    days on market $264,249 Active 195 DOM
20. 2026-08-29
    days on market $264,249 Active 194 DOM
21. 2026-08-28
    days on market $264,249 Active 193 DOM
22. 2026-08-27
    days on market $264,249 Active 192 DOM
23. 2026-08-25
    days on market $264,249 Active 190 DOM
24. 2026-08-24
    days on market $264,249 Active 189 DOM
25. 2026-08-23
    days on market $264,249 Active 188 DOM
26. 2026-08-22
    days on market $264,249 Active 187 DOM
27. 2026-08-21
    days on market $264,249 Active 186 DOM
28. 2026-08-20
    days on market $264,249 Active 185 DOM
29. 2026-08-19
    days on market $264,249 Active 184 DOM
30. 2026-08-18
    days on market $264,249 Active 183 DOM
31. 2026-08-17
    days on market $264,249 Active 182 DOM
32. 2026-08-16
    days on market $264,249 Active 181 DOM
33. 2026-08-15
    days on market $264,249 Active 180 DOM
34. 2026-08-14
    days on market $264,249 Active 179 DOM
35. 2026-08-13
    days on market $264,249 Active 178 DOM
36. 2026-08-11
    days on market $264,249 Active 176 DOM
37. 2026-08-10
    days on market $264,249 Active 175 DOM
38. 2026-08-09
    days on market $264,249 Active 174 DOM
39. 2026-08-08
    days on market $264,249 Active 173 DOM
40. 2026-08-06
    days on market $264,249 Active 171 DOM
41. 2026-08-05
    days on market $264,249 Active 170 DOM
42. 2026-08-04
    days on market $264,249 Active 169 DOM
43. 2026-08-03
    days on market $264,249 Active 168 DOM
44. 2026-07-31
    days on market $264,249 Active 165 DOM
45. 2026-07-30
    days on market $264,249 Active 163 DOM
46. 2026-07-28
    days on market $264,249 Active 162 DOM
47. 2026-07-26
    days on market $264,249 Active 160 DOM
48. 2026-07-24
    days on market $264,249 Active 158 DOM
49. 2026-07-23
    days on market $264,249 Active 157 DOM
50. 2026-07-22
    days on market $264,249 Active 156 DOM

ⓘ 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: $25,056
• − Mortgage interest: −$19,125
• − Property taxes: −$5,121
• − Insurance: −$1,707
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − Depreciation: −$9,932
• Taxable loss: −$14,839
• Est. tax savings @ 24.0%: +$3,561
• After-tax cash flow: $-4,959/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 Est. rehab $9,010–$27,030 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Hutto El F TX #1,651/4,322 Nat'l #20,819/41,679 Middle Farley Middle F TX #930/1,662 Nat'l #8,059/14,009 High Hutto H S F TX #652/1,632 Nat'l #6,890/17,239

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

B Composite livability gradescore 77/100

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 · 699,027 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: 18% of renters

---

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