716 Pioneering Loop · Liberty Hill, TX 78642

$103,999

3 bd · 2.0 ba · 1,330 sqft · SingleFamily · 170 Days on market

Built 2022 Good condition $78/sqft · 72% below area

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Why this score? — see what drove the B 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).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2022 Palm harbor Santa Fe style 3 bedroom 2 bath home at Grand oaks moved in ready or can be moved $103,999

Key facts

• Built 2022
• Listed 170 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $104k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $881 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $104k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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: schools C-, employment D+, amenities 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.
• Market conditions: Rents soft (-1.9%/yr); 1496 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $719 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Recommended offer $91,519 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.95% ✓
• Cap rate: 16.45%
• Cash-on-cash: 36.29%
• DSCR: 2.61
• GRM: 4.3

CMA / ARV

• ARV (median comp): $368,814
• List price: $103,999
• Delta: -71.80%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 2.14×
• Total profit: $33,332
• Equity at exit: $15,507

10-year hold

• IRR: 34.2%
• Equity multiple: 3.69×
• Total profit: $78,441
• Equity at exit: $8,992

Cash invested: $29,120 (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: 1496
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,024 high
• Mortgage (P&I): −$545
• Tax est. 1.5%: −$130 /mo · $1,560/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $881

Break-even live

Break-even rent $910

Max offer price $103,999

Occupancy floor 52%

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Grand Oak Cir Liberty Hill, TX	3.0	1.0–2.0	1148	$1,550	$1.35	1d	1	0.27mi
632 Independence Ave Liberty Hill, TX	3.0	2.0	1530	$1,925	$1.26	12d	1	1.01mi
149 Proclamation Ave Liberty Hill, TX	4.0	2.5	1818	$1,775	$0.98	43d	1	1.07mi
149 Proclamation Ave Liberty Hill, TX	4.0	2.5	1818	$1,775	$0.98	44d	1	1.07mi
132 Presidential Path Liberty Hill, TX	3.0	2.0	1535	$1,685	$1.10	43d	1	1.08mi
256 Tequilana Pass Leander, TX	4.0	2.0	1746	$1,995	$1.14	17d	1	1.12mi
509 Washington Dr Liberty Hill, TX	4.0	2.0	1793	$1,850	$1.03	17d	1	1.17mi
252 Mount Vernon Way Liberty Hill, TX	3.0	2.5	1414	$1,700	$1.20	43d	1	1.24mi
252 Mount Vernon Way Liberty Hill, TX	3.0	3.0	1414	$1,700	$1.20	14d	1	1.24mi
136 Constitution St Liberty Hill, TX	3.0	2.0	1566	$1,850	$1.18	10d	1	1.25mi
1201 Seward Junction Loop Liberty Hill, TX	1.0–3.0	1.0–2.0	977	$2,777	$2.84	1d	1	1.28mi
112 Declaration Ln Unit 112 Liberty Hill, TX	3.0	2.0	1525	$1,945	$1.28	43d	1	1.31mi
112 Declaration Ln Liberty Hill, TX	3.0	2.0	1525	$1,750	$1.15	2d	1	1.31mi
151 Shawii Pass Liberty Hill, TX	4.0	2.0	1734	$2,000	$1.15	20d	1	1.31mi
112 Shawi Pass Leander, TX	4.0	2.0	1734	$1,995	$1.15	17d	1	1.31mi
218 Cascata Way Liberty Hill, TX	3.0	2.5	1798	$2,195	$1.22	17d	1	1.33mi
737 Drystone Trl Liberty Hill, TX	3.0	2.0	1457	$2,295	$1.58	11d	1	1.34mi
117 Chickadee Ln Leander, TX	4.0	2.5	1831	$1,985	$1.08	24d	1	1.39mi
273 La Dera Dr Liberty Hill, TX	3.0	2.0	1590	$1,950	$1.23	43d	1	1.47mi
91 Pacific Loon St Leander, TX	3.0	2.5	1837	$2,075	$1.13	14d	1	1.47mi
86 Pacific Loon St Leander, TX	3.0	2.0	1515	$1,995	$1.32	2d	1	1.48mi
9975 W State Highway 29 Liberty Hill, TX	1.0–3.0	1.0–2.0	977	$2,912	$2.98	3d	1	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $103,999 Active 170 DOM
2. 2026-06-17
   days on market $103,999 Active 169 DOM
3. 2026-06-16
   days on market $103,999 Active 168 DOM
4. 2026-06-15
   days on market $103,999 Active 167 DOM
5. 2026-06-13
   days on market $103,999 Active 165 DOM
6. 2026-06-09
   days on market $103,999 Active 161 DOM
7. 2026-06-08
   days on market $103,999 Active 160 DOM
8. 2026-06-07
   days on market $103,999 Active 159 DOM
9. 2026-06-05
   days on market $103,999 Active 156 DOM
10. 2026-06-03
    days on market $103,999 Active 155 DOM
11. 2026-06-02
    days on market $103,999 Active 154 DOM
12. 2026-06-01
    days on market $103,999 Active 153 DOM
13. 2026-05-31
    days on market $103,999 Active 152 DOM
14. 2025-12-30
    listed $103,999 Active 117-char remark

    Show marketing remark (117 chars)

    Beautiful 2022 Palm harbor Santa Fe style 3 bedroom 2 bath home at Grand oaks moved in ready or can be moved $103,999

ⓘ 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: $24,294
• − Mortgage interest: −$5,826
• − Property taxes: −$1,560
• − Insurance: −$520
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − Depreciation: −$3,025
• Taxable income: $9,476
• Est. tax owed @ 24.0%: −$2,274
• After-tax cash flow: $8,293/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 · 10 photos

Good 80/100 None rehab

This 2022 Palm Harbor Santa Fe style home is in excellent condition and move-in ready, with modern finishes and a well-maintained exterior. It offers a good return on investment with potential for further updates to enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring in the bathrooms — Replacing old tile with a more modern material can improve both resale and rental value.
• Both Upgrading the kitchen appliances — Modernizing the kitchen can attract more buyers and renters.
• Both Adding smart home features — Smart home technology can increase the home's appeal and marketability.
• Both Landscaping improvements — Enhancing the landscaping can make the home more inviting and increase its curb appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Replacing old tile with a more modern material can improve both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modernizing the kitchen can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home technology can increase the home's appeal and marketability. ↑
• Both Landscaping improvements — Enhancing the landscaping can make the home more inviting and increase its curb appeal. ↑

ⓘ 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

• Census place: Liberty Hill, TX
• 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 event — show timeline

• 2025-12-30 Listed $103,999 ForSaleByOwner.com