165 Wyatt Way · Sonterra, TX 76537

$231,935

3 bd · 2.0 ba · 1,434 sqft · SingleFamily · 58 Days on market

Built 2026 $162/sqft · 17% below area Est $278k · 17% under

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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 +15.0/15.0
• Cash flow +9.9/30.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Come and experience the charm of the Caprock floorplan at The Villages at Schwertner Ranch, a stunning single-story home with a 2-car garage in Jarrell, Texas, that's everything you've been looking for. This thoughtfully designed 3-bedroom, 2-bathroom home offers approximately 1,434 square feet of well-used space. The open-concept layout connects the kitchen, dining, and living areas seamlessly, creating a warm and welcoming space perfect for both everyday living and entertaining guests. Stepping into the entrance of the house and into the foyer, you'll find the laundry room conveniently located just off the kitchen. The kitchen itself is a chef's delight, featuring a spacious island, stain

Key facts

• Spacious island
• Ample counter space
• Caprock floorplan

Tags

• CAPROCK FLOORPLAN
• OPEN-CONCEPT LAYOUT
• LAUNDRY ROOM
• SPACIOUS ISLAND
• STAINLESS STEEL APPLIANCES
• AMPLE COUNTER SPACE

Property features AI

Finance

• Other: Address: 165 Wyatt Way, Jarrell TX 76537; Listing modified May 20, 2026
• Financial info: List price $246,435

Exterior

• Parking: Detached or attached 2-car garage (2 parking spaces total)
• Home design: Single-family property; Active listing
• Exterior features: Living area of 1,434

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec-built Caprock plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (20.3% below list).
• Recommended offer: $185k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.5% in Sonterra — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Jarrell ISD (rural): math 19% / reading 28% proficiency, ranked #713 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jarrell El (math 19% / reading 27%, grade F, #3,277 of 4,322 statewide, top 77%, 785 students, 62% FRL); Jarrell Middle (math 21% / reading 29%, grade F, #1,258 of 1,662 statewide, top 77%, 741 students, 64% FRL); Jarrell H S (math 22% / reading 37%, grade F, #1,112 of 1,632 statewide, top 70%, 868 students, 58% FRL).
• Market conditions: Rents soft (-1.7%/yr); 773 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); solid renter incomes; 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 $7k 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 58 days — a 3% lower offer ($225k) is reasonable based on typical stale-listing flexibility.

Recommended offer $184,761 (20.3% 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 58 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.65%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $278,011
• List price: $231,935
• Delta: -16.57%
• 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
125 Wyatt Way	0.10mi	3/2.0	1,434 (0%)	3mo	$237,845	$166	93
141 Mcnamara Ct	0.09mi	3/2.0	1,415 (-1%)	2mo	$256,380	$181	92
132 Mcnamara Ct	0.06mi	3/2.0	1,415 (-1%)	4mo	$266,470	$188	92
117 Wyatt Way	0.11mi	3/2.5	1,470 (+2%)	3mo	$241,010	$164	86
133 Mcnamara Ct	0.09mi	3/2.0	1,501 (+5%)	4mo	$266,340	$177	84
113 Wyatt Way	0.12mi	3/2.0	1,280 (-11%)	3mo	$230,845	$180	74
101 Wyatt Way	0.13mi	4/2.0 (+1)	1,572 (+10%)	1mo	$251,460	$160	72
178 Rearden Blvd	0.21mi	4/2.0 (+1)	1,612 (+12%)	4mo	$264,560	$164	61
429 Stone Water Ln	0.63mi	3/2.0	1,515 (+6%)	1mo	$249,900	$165	61
583 Taggart Trl	0.26mi	4/2.0 (+1)	1,613 (+12%)	2mo	$272,500	$169	60
244 Wild Wind Trl	0.48mi	4/2.0 (+1)	1,599 (+12%)	2mo	$270,000	$169	51
109 Green Berets Bnd	0.74mi	3/2.5	1,625 (+13%)	2mo	$271,990	$167	40

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: -24.1%
• Equity multiple: 0.20×
• Total profit: $-52,093
• Equity at exit: $34,582

10-year hold

• IRR: -31.0%
• Equity multiple: -0.20×
• Total profit: $-77,921
• Equity at exit: $20,053

Cash invested: $64,942 (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 76537

• Home prices YoY: -14.4%
• Rents YoY: -1.7%
• Active inventory: 773
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$1,216
• Tax est. 1.5%: −$290 /mo · $3,479/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-143

Break-even live

Break-even rent $2,029

Max offer price $211,208

Occupancy floor —

Sensitivity live

Price	-10% $17	-5% $-63	+0% $-143	+5% $-223	+10% $-304
Rent	-10% $-289	-5% $-216	+0% $-143	+5% $-70	+10% $3
Rate	-1.0pp $-26	-0.5pp $-84	base $-143	+0.5pp $-203	+1.0pp $-264

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: $57,984
• Closing costs: $6,958
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Wyatt Way Jarrell, TX	4.0	2.0	1612	$1,895	$1.18	19d	1	0.18mi
508 Wyatt Way Jarrell, TX	3.0	2.0	1500	$1,800	$1.20	45d	1	0.19mi
112 Ragnar Jarrell, TX	3.0	2.0	1251	$1,495	$1.20	21d	1	0.33mi
112 Ragnar Jarrell, TX	3.0	2.0	1251	$1,495	$1.20	18d	1	0.33mi
154 Hammond Jarrell, TX	3.0	2.0	1500	$1,900	$1.27	4d	1	0.40mi
107 Wild Wind Cv Jarrell, TX	3.0	2.0	1214	$1,700	$1.40	45d	1	0.47mi
252 Wild Wind Trl Jarrell, TX	3.0	2.0	1243	$1,650	$1.33	19d	1	0.50mi
449 Stone Water Ln Jarrell, TX	3.0	2.5	1674	$1,900	$1.14	45d	1	0.59mi
104 Hellfighters Way Jarrell, TX	3.0	2.5	1619	$2,000	$1.24	45d	1	0.62mi
145 Miracle Dr Jarrell, TX	3.0	2.0	1207	$1,525	$1.26	6d	1	0.80mi
364 Bell Rings Dr Jarrell, TX	3.0	2.5	1638	$1,650	$1.01	45d	1	0.85mi
350 Bedford Falls Ln Jarrell, TX	4.0	2.0	1688	$1,925	$1.14	19d	1	0.91mi
1100 Jackson Ln Jarrell, TX	4.0	2.5	1839	$1,745	$0.95	6d	1	0.97mi
600 Shimek St Unit 19A Jarrell, TX	3.0	2.0	1357	$1,650	$1.22	19d	1	0.98mi
221 Koontz Loop Jarrell, TX	3.0	2.0	1546	$1,750	$1.13	6d	1	0.98mi
545 Greatest Gift Way Jarrell, TX	3.0	2.0	1449	$1,650	$1.14	45d	1	1.01mi
244 Circle Way Jarrell, TX	3.0	2.0	1242	$1,545	$1.24	21d	1	1.02mi
324 Circle Way Jarrell, TX	3.0	2.5	1661	$1,650	$0.99	12d	1	1.02mi
621 Xanadu Dr Jarrell, TX	3.0	2.0	1586	$1,750	$1.10	6d	1	1.02mi
120 Morrison Dr Jarrell, TX	3.0	2.0	1580	$2,210	$1.40	18d	1	1.04mi
509 Greatest Gift Way Jarrell, TX	3.0	2.0	1449	$1,700	$1.17	19d	1	1.07mi
221 Barbary Coast Ln Jarrell, TX	3.0	2.0	1450	$1,750	$1.21	0d	1	1.07mi
505 Greatest Gift Way Jarrell, TX	3.0	2.0	1391	$1,600	$1.15	45d	1	1.07mi
105 McLintock Rd Jarrell, TX	3.0–5.0	2.0–3.5	1773	$2,055	$1.16	0d	1	1.09mi
400 Captain Grumbles Dr Jarrell, TX	3.0	2.0	1463	$1,550	$1.06	25d	1	1.12mi
313 McLintock Rd Jarrell, TX	4.0	2.0	1855	$2,000	$1.08	4d	1	1.13mi
140 Calcite Ln Jarrell, TX	3.0	2.0	1401	$1,650	$1.18	25d	1	1.13mi
224 Amber Ln Jarrell, TX	3.0	2.0	1133	$1,475	$1.30	22d	1	1.16mi
121 Old Stagecoach Rd Jarrell, TX	4.0	2.0	1531	$1,800	$1.18	45d	1	1.16mi
301 Greatest Gift Way Jarrell, TX	3.0	2.0	1449	$1,850	$1.28	45d	1	1.17mi
301 Greatest Gift Way Jarrell, TX	3.0	2.0	1449	$1,850	$1.28	19d	1	1.18mi
417 Sapphire Ln Jarrell, TX	3.0	2.0	1537	$1,499	$0.98	25d	1	1.18mi
117 Galaxy Way Jarrell, TX	3.0	2.0	1276	$1,650	$1.29	22d	1	1.18mi
201 Fighting Seabees Run Jarrell, TX	4.0	2.0	1667	$1,900	$1.14	9d	1	1.20mi
100 Granville Ct Jarrell, TX	3.0	2.0	1428	$1,700	$1.19	25d	1	1.20mi
104 Fighting Seabees Run Unit NA Jarrell, TX	2.0	1.0	900	$1,500	$1.67	4d	1	1.21mi
217 Denson Ln Jarrell, TX	3.0	2.5	1466	$1,595	$1.09	19d	1	1.22mi
149 Vulcan Dr Jarrell, TX	3.0	2.0	1450	$1,799	$1.24	25d	1	1.22mi
1017 Riverdale Cv Jarrell, TX	3.0	2.0	1525	$1,570	$1.03	16d	1	1.23mi
873 Circle Way Jarrell, TX	3.0	2.0	1450	$1,650	$1.14	16d	1	1.23mi

Listing history 18 events

1. 2026-06-21
   pricedays on market $231,935 Active 58 DOM
2. 2026-06-18
   days on market $266,935 Active 55 DOM
3. 2026-06-17
   days on market $266,935 Active 54 DOM
4. 2026-06-16
   days on market $266,935 Active 53 DOM
5. 2026-06-15
   days on market $266,935 Active 52 DOM
6. 2026-06-13
   days on market $266,935 Active 50 DOM
7. 2026-06-09
   days on market $266,935 Active 46 DOM
8. 2026-06-08
   days on market $266,935 Active 45 DOM
9. 2026-06-07
   days on market $266,935 Active 44 DOM
10. 2026-06-04
    days on market $266,935 Active 41 DOM
11. 2026-06-03
    days on market $266,935 Active 40 DOM
12. 2026-06-02
    days on market $266,935 Active 39 DOM
13. 2026-06-01
    days on market $266,935 Active 38 DOM
14. 2026-05-31
    days on market $266,935 Active 37 DOM
15. 2026-05-13
    price $246,435 1236-char remark
16. 2026-05-12
    price $266,935 1236-char remark
17. 2026-05-07
    price $248,385 1236-char remark
18. 2026-04-24
    listed $266,935 Active 1236-char remark

ⓘ 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: $22,171
• − Mortgage interest: −$12,992
• − Property taxes: −$3,479
• − Insurance: −$1,160
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$6,747
• Taxable loss: −$5,754
• Est. tax savings @ 24.0%: +$1,381
• After-tax cash flow: $-338/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.

Schools (NCES district)

• District: Jarrell ISD
• NCES district ID: 4824600
• Math proficiency: 19% ▼ -18.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $57,132
• Composite: 21.47/100
• National rank: #8335
• State rank: #713 of 826 in TX

Livability — Sonterra

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Williamson County · 680,029 people
• City population: 12,526
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 16,272
• Household income: $98,199
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 225.0

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 0.63)
• Race & ethnicity: White 48% Hispanic / Latino 36% Two or more races 14% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 30% Puerto Rican 5%
• Common ancestry: Romanian 3% Italian 2% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 69% English-only · Spanish 26% Chinese 2% French/Haitian/Cajun 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: ▼ -31.03%
• Current HPI: 184.8935
• Rent YoY: ▼ -1.73%
• 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