1007 Gentry Dr · Leander, TX 78641

$274,900

3 bd · 2.0 ba · 1,289 sqft · SingleFamily public records · 82 Days on market

Built 2007 6,577 sqft lot $213/sqft · 11% below area Est $312k · 12% under $40/mo HOA · 2% of rent

---

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 +12.9/15.0
• Cash flow +6.9/30.0
• Schools +4.8/10.0
• Livability +4.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1007 Gentry Drive in the highly desirable community of Leander, TX! This exceptional home offers the perfect blend of comfort, convenience, and lifestyle — all just minutes from the prestigious Avery Ranch Golf Club, an 18-hole championship public course known for its scenic beauty and top-tier play. Enjoy access to highly rated schools and an incredible array of neighborhood amenities including a 60-acre lake, natural springs, ponds, creeks, miles of scenic trails, and a 140-acre community park complex — perfect for outdoor enthusiasts and active families alike. Location is everything, and this home delivers! Situated less than 30 minutes from downtown Austin, you’ll enjoy an easy commute to major employers such as Dell Technologies, Samsung, Google, National Instruments, and IBM. With close access to all major roadways, getting anywhere in the Austin metro area is simple and convenient.

Key facts

• Scenic trails
• 60 acre lake
• Easy commute

Tags

• AVERY RANCH GOLF CLUB
• 60 ACRE LAKE
• NATURAL SPRINGS
• COMMUNITY PARK COMPLEX
• SCENIC TRAILS
• EASY COMMUTE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-419 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (26.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (23.3% below list).
• Recommended offer: $201k (26.9% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 2.2% in Leander — 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 83/100 on livability (#10 in TX, #940 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute F.
• Leander ISD (suburban): math 50% / reading 54% proficiency, ranked #100 of 826 in TX (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.7%/yr); 1483 active listings in the ZIP; 37 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 $2k of loan paydown is wiped out by about $8k 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 82 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 70% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,881 (26.9% 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 82 days. Have you received any prior offers? Is the seller open to a 27% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.53%
• DSCR: 0.71
• GRM: 10.9

CMA / ARV

• ARV (median comp): $312,448
• List price: $274,900
• Delta: -12.02%
• 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
1011 Gentry Dr	0.02mi	3/2.0	1,319 (+2%)	21mo	$300,000	$227	78
1006 Gentry Dr	0.03mi	3/2.0	1,389 (+8%)	13mo	$270,000	$194	75
918 Aiken Dr	0.11mi	3/2.0	1,326 (+3%)	23mo	$339,999	$256	71
916 Gentry Dr	0.09mi	3/2.0	1,360 (+6%)	21mo	$315,000	$232	70
1209 Logan Dr	0.11mi	3/2.0	1,400 (+9%)	13mo	$316,999	$226	69
1003 Gentry Dr	0.02mi	3/2.0	1,389 (+8%)	21mo	$299,000	$215	69
910 Aiken Dr	0.14mi	3/2.0	1,376 (+7%)	20mo	$310,000	$225	66
1106 Henderson Dr	0.49mi	3/2.0	1,408 (+9%)	4mo	$275,000	$195	58
1102 S Brook Dr	0.63mi	3/2.0	1,380 (+7%)	9mo	$310,000	$225	51
1005 Remington Dr	0.63mi	3/2.0	1,423 (+10%)	4mo	$284,500	$200	50
1406 Rio Bravo Loop	0.72mi	3/2.0	1,366 (+6%)	9mo	$300,000	$220	49
1125 Waterfall Ave	0.72mi	3/2.0	1,434 (+11%)	16mo	$340,000	$237	34

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: -31.3%
• Equity multiple: -0.00×
• Total profit: $-77,265
• Equity at exit: $40,988

10-year hold

• IRR: -58.5%
• Equity multiple: -0.62×
• Total profit: $-124,932
• Equity at exit: $23,768

Cash invested: $76,972 (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 78641

• Home prices YoY: -33.3%
• Rents YoY: -0.7%
• Active inventory: 1483
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,108 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$488 /mo · $5,861/yr
• Insurance: −$115
• HOA: −$40
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-419

Break-even live

Break-even rent $2,639

Max offer price $200,881

Occupancy floor —

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 Halsey Dr Leander, TX	1.0–3.0	1.0–2.0	992	$2,069	$2.09	2d	26	0.18mi
1432 Weatherford Ln Leander, TX	3.0	2.5	1800	$2,199	$1.22	43d	1	0.19mi
1424 Linwood St Leander, TX	4.0	2.5	1738	$2,090	$1.20	2d	1	0.24mi
813 Middle Brook Dr Leander, TX	3.0	2.0	1573	$1,775	$1.13	14d	1	0.41mi
813 Middle Brook Dr Leander, TX	3.0	2.0	1573	$1,775	$1.13	17d	1	0.41mi
1105 Arvada Dr Leander, TX	3.0	2.0	1571	$2,100	$1.34	17d	1	0.51mi
2013 Pitkin Dr Leander, TX	3.0	2.0	1846	$2,050	$1.11	43d	1	0.56mi
908 Arvada Dr Leander, TX	3.0	2.0	1817	$2,400	$1.32	17d	1	0.57mi
1613 Brimhurst Dr Leander, TX	3.0	2.0	1683	$2,150	$1.28	4d	1	0.62mi
1009 Clayton Dr Leander, TX	3.0	2.0	1594	$1,745	$1.09	3d	1	0.62mi
1002 Remington Dr Leander, TX	3.0	2.0	1701	$1,825	$1.07	43d	1	0.64mi
2100 Littleton Dr Leander, TX	3.0	2.0	1873	$2,150	$1.15	12d	1	0.65mi
1512 Honaker Way Leander, TX	3.0	2.5	1837	$2,200	$1.20	17d	1	0.81mi
705 Pampas Ricas Dr Leander, TX	3.0	2.0	1500	$1,779	$1.19	14d	1	0.89mi
702 Pampas Ricas Dr Leander, TX	4.0	2.0	1675	$1,950	$1.16	43d	1	0.91mi
2316 Calvert Dr Unit 5 Leander, TX	3.0	2.5	1837	$1,950	$1.06	43d	1	0.94mi
453 Star Thistle St Leander, TX	4.0	2.0	1695	$2,000	$1.18	43d	1	0.95mi
2320 Calvert Dr Leander, TX	3.0	2.5	1729	$1,830	$1.06	17d	1	0.95mi
2328 Calvert Dr Leander, TX	3.0	2.5	1729	$1,845	$1.07	21d	1	0.96mi
665 N Bagdad Rd Leander, TX	1.0–3.0	1.0–2.0	986	$1,893	$1.92	1d	21	0.97mi
309 Akumal St Leander, TX	3.0	2.0	1731	$2,100	$1.21	17d	1	0.98mi
309 Akumal St Leander, TX	3.0	2.0	1731	$2,200	$1.27	43d	1	0.98mi
11680 Hero Way W Leander, TX	1.0–3.0	1.0–2.0	1067	$2,673	$2.51	4d	34	1.03mi
204 Tulum Ter Leander, TX	3.0	2.0	1753	$2,025	$1.16	43d	1	1.08mi
260 S Brook Dr Leander, TX	1.0–3.0	1.0–2.0	959	$1,995	$2.08	2d	35	1.09mi
613 Millcreek Ln Leander, TX	4.0	3.0	1752	$1,995	$1.14	43d	1	1.09mi
305 Longhorn Cavern Rd Leander, TX	3.0	2.0	1635	$1,950	$1.19	23d	1	1.13mi
181 S Brook Dr Leander, TX	3.0	2.5	1520	$2,281	$1.50	3d	13	1.14mi
507 Clear Spring Ln Leander, TX	3.0	2.0	1430	$2,600	$1.82	23d	1	1.17mi
11350 Hero Way W Leander, TX	1.0–2.0	1.0–2.0	871	$4,995	$5.73	43d	55	1.28mi
2121 Fairway Rd Leander, TX	2.0–4.0	2.0–2.5	1678	$2,449	$1.46	1d	56	1.35mi
11141 183A Toll Rd Unit 1 Leander, TX	3.0	2.0	1418	$2,544	$1.79	23d	1	1.38mi
605 W South St #21 Leander, TX	3.0	2.5	1575	$1,895	$1.20	17d	1	1.43mi
605 W South St Unit 332 Leander, TX	3.0	2.5	1543	$1,650	$1.07	43d	1	1.44mi
605 W South St Unit 91 Leander, TX	3.0	3.5	1560	$1,690	$1.08	16d	1	1.44mi
2304 Delano Dr Leander, TX	3.0	2.0	1392	$2,300	$1.65	43d	1	1.48mi
336 John Webster St Leander, TX	1.0–3.0	1.0–3.5	1257	$2,950	$2.35	2d	40	1.48mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 6 events

1. 2026-05-11
   status Pending 930-char remark

   Show marketing remark (930 chars)

   Welcome to 1007 Gentry Drive in the highly desirable community of Leander, TX! This exceptional home offers the perfect blend of comfort, convenience, and lifestyle — all just minutes from the prestigious Avery Ranch Golf Club, an 18-hole championship public course known for its scenic beauty and top-tier play. Enjoy access to highly rated schools and an incredible array of neighborhood amenities including a 60-acre lake, natural springs, ponds, creeks, miles of scenic trails, and a 140-acre community park complex — perfect for outdoor enthusiasts and active families alike. Location is everything, and this home delivers! Situated less than 30 minutes from downtown Austin, you’ll enjoy an easy commute to major employers such as Dell Technologies, Samsung, Google, National Instruments, and IBM. With close access to all major roadways, getting anywhere in the Austin metro area is simple and convenient.

2. 2026-04-09
   price $274,900 930-char remark

   Show marketing remark (930 chars)

   Welcome to 1007 Gentry Drive in the highly desirable community of Leander, TX! This exceptional home offers the perfect blend of comfort, convenience, and lifestyle — all just minutes from the prestigious Avery Ranch Golf Club, an 18-hole championship public course known for its scenic beauty and top-tier play. Enjoy access to highly rated schools and an incredible array of neighborhood amenities including a 60-acre lake, natural springs, ponds, creeks, miles of scenic trails, and a 140-acre community park complex — perfect for outdoor enthusiasts and active families alike. Location is everything, and this home delivers! Situated less than 30 minutes from downtown Austin, you’ll enjoy an easy commute to major employers such as Dell Technologies, Samsung, Google, National Instruments, and IBM. With close access to all major roadways, getting anywhere in the Austin metro area is simple and convenient.

3. 2014-09-26
   soldstatus
4. 2014-09-16
   soldstatus Sold 598-char remark

   Show marketing remark (598 chars)

   Single Story Ease– & -Elegance * Affordability– & -Style! Open Plan w/ High Ceilings * Spacious Living * Huge Eat-In Kitchen * Expansive counters & cabinet space * 3 Bed * 2 Baths * Utility room w/ Pantry * Covered Front+Back Patios * Master Suite w/ XL Master Closet, Soaking Tub, Sep. Shower * Tile Floors in Living * Recent Paint * Recent Carpet * Leander ISD * Close to Shopping & Metro Rail Station * EZ Commute to Austin * Benbrook Park w/ Pavillion-Soccer Field-Frisbie Golf-Pool * Newer side of Benbrook Ranch!FEMA - Unknown Restrictions: Yes

5. 2014-08-18
   status Pending - Taking Backups 598-char remark

   Show marketing remark (598 chars)

   Single Story Ease– & -Elegance * Affordability– & -Style! Open Plan w/ High Ceilings * Spacious Living * Huge Eat-In Kitchen * Expansive counters & cabinet space * 3 Bed * 2 Baths * Utility room w/ Pantry * Covered Front+Back Patios * Master Suite w/ XL Master Closet, Soaking Tub, Sep. Shower * Tile Floors in Living * Recent Paint * Recent Carpet * Leander ISD * Close to Shopping & Metro Rail Station * EZ Commute to Austin * Benbrook Park w/ Pavillion-Soccer Field-Frisbie Golf-Pool * Newer side of Benbrook Ranch!FEMA - Unknown Restrictions: Yes

6. 2014-08-15
   listed $155,000 Active 598-char remark

   Show marketing remark (598 chars)

   Single Story Ease– & -Elegance * Affordability– & -Style! Open Plan w/ High Ceilings * Spacious Living * Huge Eat-In Kitchen * Expansive counters & cabinet space * 3 Bed * 2 Baths * Utility room w/ Pantry * Covered Front+Back Patios * Master Suite w/ XL Master Closet, Soaking Tub, Sep. Shower * Tile Floors in Living * Recent Paint * Recent Carpet * Leander ISD * Close to Shopping & Metro Rail Station * EZ Commute to Austin * Benbrook Park w/ Pavillion-Soccer Field-Frisbie Golf-Pool * Newer side of Benbrook Ranch!FEMA - Unknown Restrictions: Yes

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $5,861 · $488/mo
• Projected year-2 tax: $5,861 · $488/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,300
• − Mortgage interest: −$15,399
• − Property taxes: −$5,861
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,024
• − Management: −$2,024
• − HOA: −$480
• − Depreciation: −$7,997
• Taxable loss: −$9,860
• Est. tax savings @ 24.0%: +$2,366
• After-tax cash flow: $-2,662/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: Leander ISD
• NCES district ID: 4827030
• Math proficiency: 50% ▼ -16.00%
• Reading proficiency: 54% ▼ -11.00%
• Median HH income: $84,527
• Composite: 47.73/100
• National rank: #2238
• State rank: #100 of 826 in TX

Livability — Leander

• Score: 83/100
• State rank: #10
• US rank: #940

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leander, TX
• County: Williamson County · 680,029 people
• City population: 99,865
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 99,865
• Household income: $135,024
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 1533.0

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 56% Hispanic / Latino 21% Two or more races 14% Asian 11% Black 6%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 2%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 76% English-only · Spanish 12% Other Indo-European 4% Other Asian/Pacific 4%

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: ▼ -101.33%
• Current HPI: 203.2689
• Rent YoY: ▼ -0.66%
• 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

+77.4% since first listed

6 events — show timeline

• 2026-05-11 Pending — Unlock MLS
• 2026-04-09 Price Changed $274,900 Unlock MLS
• 2014-09-26 Sold (Public Records) — Public Records
• 2014-09-16 Sold (MLS) — Unlock MLS
• 2014-08-18 Pending — Unlock MLS
• 2014-08-15 Listed $155,000 Unlock MLS

Property tax history

+3.1%/yr

Latest (2026): $5,861 · -4.5% YoY. Source: county tax records.