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132 Silent Sky Ln
D Composite 40.98
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 +11.6/15.0
  • Cash flow +9.7/30.0
  • Condition / age +4.8/5.0
  • Livability +3.9/5.0
  • 1% rule +3.6/10.0
  • DSCR +2.8/10.0
  • Schools +2.8/10.0
  • Rent growth +1.9/5.0
  • Appreciation +0.0/10.0

$234,249

132 Silent Sky Ln · Hutto, TX 78634
3 bd · 2.0 ba · 1,380 sqft · SingleFamily · 86 Days on market
Built 2026 Excellent condition 4,791 sqft lot $170/sqft · 9% below area Est $258k · 9% under $120/mo HOA · 6% of rent ↓ 7% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

Key facts

  • Walk-in closet
  • Open floorplan
  • Secondary bedrooms

Tags

OPEN FLOORPLANOWNER'S SUITEEN-SUITE BATHROOMWALK-IN CLOSETSECONDARY BEDROOMS

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 3-bed/2.0-bath single-family listed at $234k. Condition is rated excellent.

Deal economics

  • At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
  • To cash-flow at today's rent, offer at most $212k (9.5% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (14.3% below list).
  • Recommended offer: $201k (14.3% below list) — sets the bar for 1% rule.
  • Cap rate 5.5% vs local median 3.7% in Hutto — 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 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: Cottonwood Creek El (math 22% / reading 34%, grade F, #2,740 of 4,322 statewide, top 64%, 686 students, 45% 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 42% 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 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $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 86 days — a 6% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
  • 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
Recommended offer $200,703 (14.3% 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 86 days. Have you received any prior offers? Is the seller open to a 14% 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. 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?
  7. 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.
  8. 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.
  9. 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
0.86%
Cap rate
5.51%
Cash-on-cash
-2.80%
DSCR
0.88
GRM
9.7

CMA / ARV

ARV (median comp)
$257,994
List price
$234,249
Delta
-7.27%
Verdict
FAIR
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
133 Evening Glow Dr 0.03mi 3/2.0 1,402 (+2%) 2mo $228,999 $163 94
117 Silent Sky Ln 0.04mi 3/2.0 1,402 (+2%) 2mo $265,999 $190 94
313 Dragonfly Park 0.08mi 3/2.0 1,402 (+2%) 4mo $265,990 $190 90
125 Evening Glow Dr 0.03mi 4/2.0 (+1) 1,500 (+9%) 2mo $237,499 $158 77
522 Firedance Ct 0.35mi 3/2.0 1,411 (+2%) 4mo $266,990 $189 76
104 Silent Sky Ln 0.05mi 4/2.0 (+1) 1,500 (+9%) 3mo $236,999 $158 75
109 Evening Glow Dr 0.05mi 4/2.0 (+1) 1,500 (+9%) 3mo $236,999 $158 75
517 Stratus Ln 0.36mi 3/2.0 1,474 (+7%) 4mo $275,990 $187 69
113 Silent Sky Ln 0.05mi 4/2.0 (+1) 1,575 (+14%) 1mo $273,498 $174 68
218 Streaking Star Dr 0.36mi 4/2.0 (+1) 1,575 (+14%) 1mo $277,498 $176 53
523 Firedance Ct 0.36mi 4/2.0 (+1) 1,575 (+14%) 3mo $277,499 $176 52
100 Childress St 0.70mi 3/2.0 1,528 (+11%) 3mo $343,490 $225 47

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
-24.6%
Equity multiple
0.18×
Total profit
$-53,499
Equity at exit
$34,927
10-year hold
IRR
-33.9%
Equity multiple
-0.24×
Total profit
$-81,466
Equity at exit
$20,254

Cash invested: $65,590 (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.
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
64 active · 47 under contract
Months of supply
10.1 mo (10%/mo absorbed)
Median asking
$297,940 ($198/sqft)
Median days on market
49 d
This list price
2% of active listings are priced below it
ARV vs active asking
-5.4% 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
9.7×

Monthly cashflow live

Estimated rent
$2,007 high interval (Pro) →
Mortgage (P&I)
$1,228
Tax est. 1.5%
$293 /mo · $3,514/yr
Insurance
$98
HOA
$120
Vacancy / Maint / Mgmt
$421
Net cashflow
$-153

Break-even live

Break-even rent $2,201
Max offer price $212,068
Occupancy floor

Sensitivity live

Price -10% $9 -5% $-72 +0% $-153 +5% $-234 +10% $-315
Rent -10% $-312 -5% $-233 +0% $-153 +5% $-74 +10% $5
Rate -1.0pp $-35 -0.5pp $-94 base $-153 +0.5pp $-214 +1.0pp $-276

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
$58,562
Closing costs
$7,027
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
108 Evening Glow Dr Hutto, TX 4.0 2.0 1500 $1,850 $1.23 69d 1 0.09mi
336 Dragonfly Park Hutto, TX 3.0 2.0 1803 $1,950 $1.08 75d 1 0.09mi
336 Dragonfly Park Hutto, TX 3.0 2.0 1803 $1,950 $1.08 42d 1 0.09mi
124 Ghost Stories Way Hutto, TX 4.0 2.0 1600 $1,995 $1.25 84d 1 0.25mi
300 Twilight Breeze Way Hutto, TX 3.0 2.0 1411 $1,890 $1.34 9d 1 0.25mi
518 Firedance CT Hutto, TX 4.0 2.0 1867 $1,995 $1.07 110d 1 0.34mi
208 Flowers Ave Hutto, TX 3.0 2.0 1435 $2,500 $1.74 64d 1 0.72mi
216 Big Cypress Bayou Rd Hutto, TX 4.0 2.0 1612 $2,050 $1.27 23d 1 0.75mi
309 Mulberry Creek Ln Hutto, TX 3.0 2.0 1472 $1,925 $1.31 23d 1 0.75mi
100 Fort Clark Springs Dr Hutto, TX 4.0 2.0 1712 $1,975 $1.15 23d 1 0.77mi
117 Watkinville Rd Hutto, TX 3.0 2.5 1692 $1,895 $1.12 23d 1 0.77mi
517 Emory Crossing Blvd Hutto, TX 3.0 2.5 1497 $1,975 $1.32 113d 1 0.78mi
217 Greens Bayou Trl Hutto, TX 4.0 2.0 1837 $2,100 $1.14 100d 1 0.78mi
106 Gracie Way Hutto, TX 3.0 2.0 1396 $1,900 $1.36 56d 1 0.79mi
112 Watkinville Rd Hutto, TX 3.0 2.5 1734 $1,900 $1.10 139d 1 0.80mi
110 Fort Clark Springs Dr Hutto, TX 4.0 2.0 1839 $2,050 $1.11 93d 1 0.80mi
400 Barton Creek Ln Hutto, TX 4.0 2.0 1612 $2,100 $1.30 42d 1 0.86mi
400 Barton Creek Ln Hutto, TX 4.0 2.0 1619 $2,099 $1.30 5d 1 0.86mi
201 Betsy Rd Hutto, TX 3.0 2.0 1305 $1,995 $1.53 113d 1 0.86mi
203 Betsy Rd Hutto, TX 3.0 2.5 1654 $2,150 $1.30 23d 1 0.86mi
121 Sweetwater Creek Ln Hutto, TX 3.0 2.0 1472 $1,900 $1.29 110d 1 0.90mi
231 Lavaca River Ln Hutto, TX 4.0 2.0 1855 $2,050 $1.11 0d 1 0.92mi
231 Lavaca River Ln Hutto, TX 4.0 2.0 1853 $2,300 $1.24 85d 1 0.92mi
125 Sweetwater Creek Ln Hutto, TX 4.0 2.0 1821 $2,000 $1.10 112d 1 0.92mi
132 Sweetwater Creek Ln Hutto, TX 4.0 2.0 1692 $1,995 $1.18 139d 1 0.92mi
204 Sweetwater Creek Ln Hutto, TX 3.0 2.0 1472 $1,925 $1.31 23d 1 0.95mi
131 Big Sandy Creek Dr Hutto, TX 4.0 2.0 1855 $2,100 $1.13 63d 1 0.97mi
207 Sweetwater Creek Ln Hutto, TX 4.0 2.0 1839 $1,995 $1.08 139d 1 0.98mi
103 Thurman Holt Rd Hutto, TX 3.0 2.5 1572 $1,950 $1.24 9d 1 1.00mi
224 Sweetwater Creek Ln Hutto, TX 4.0 2.0 1821 $2,000 $1.10 9d 1 1.02mi
231 Sweetwater Creek Ln Hutto, TX 4.0 2.0 1839 $2,290 $1.25 113d 1 1.06mi
235 Sweetwater Creek Ln Hutto, TX 3.0 2.0 1472 $1,850 $1.26 113d 1 1.08mi
210 Melrose St Hutto, TX 3.0 2.0 1840 $2,100 $1.14 9d 1 1.08mi
124 Carrington St Hutto, TX 3.0 2.0 1742 $1,965 $1.13 100d 1 1.10mi
411 Saul St Hutto, TX 3.0 2.0 1664 $1,775 $1.07 23d 1 1.12mi
211 Almquist St Hutto, TX 3.0 2.0 1677 $1,850 $1.10 119d 1 1.12mi
128 Almquist St Hutto, TX 3.0 2.0 1485 $1,900 $1.28 83d 1 1.13mi
406 Saul St Hutto, TX 3.0 2.0 1664 $1,800 $1.08 23d 1 1.13mi
207 Brown St Hutto, TX 4.0 2.0 1701 $1,950 $1.15 100d 1 1.18mi
318 Phillips St Hutto, TX 3.0 2.0 1662 $1,885 $1.13 59d 1 1.21mi

Property features AI

Finance

HOA & community
Part of Firefly Pointe HOA — $120 monthlyHOA covers common area maintenance and internetCommunity amenities include pool, playground, park, sport courts, and community mailbox

Exterior

Parking
Driveway
Utilities
Electricity availablePublic waterPublic sewer (connected)
Home design
Single-story homeFaces northeastUnder construction
Construction
Built by LennarBrick, cement siding, and stone exteriorComposition roofSlab foundation
Exterior features
Private yardFront porchBack yard fencing with wood privacy fence

Interior

Kitchen
DishwasherRange
Bedrooms
Three main-level bedrooms
Flooring
CarpetVinyl
Bathrooms
Two full bathrooms
Heating & cooling
Central heatingCentral air conditioning
Interior features
Open floorplanMain level primary suiteWalk-in closet(s)Blinds
Laundry & utility
Dedicated laundry room

Listing history 50 events

  1. 2026-09-23
    pricedays on market $234,249 Active 86 DOM
  2. 2026-09-22
    pricedays on market $229,249 Active 85 DOM
  3. 2026-09-21
    days on market $239,249 Active 84 DOM
  4. 2026-09-20
    days on market $239,249 Active 83 DOM
  5. 2026-09-19
    days on market $239,249 Active 82 DOM
  6. 2026-09-18
    days on market $239,249 Active 81 DOM
  7. 2026-09-17
    days on market $239,249 Active 80 DOM
  8. 2026-09-16
    days on market $239,249 Active 79 DOM
  9. 2026-09-15
    pricedays on market $239,249 Active 78 DOM
  10. 2026-09-14
    days on market $236,249 Active 77 DOM
  11. 2026-09-13
    days on market $236,249 Active 76 DOM
  12. 2026-09-12
    days on market $236,249 Active 75 DOM
  13. 2026-09-11
    days on market $236,249 Active 74 DOM
  14. 2026-09-05
    days on market $236,249 Active 68 DOM
  15. 2026-09-04
    days on market $236,249 Active 67 DOM
  16. 2026-09-03
    pricedays on market $236,249 Active 66 DOM
  17. 2026-08-31
    pricedays on market $234,249 Active 63 DOM
  18. 2026-08-30
    days on market $233,249 Active 62 DOM
  19. 2026-08-29
    days on market $233,249 Active 61 DOM
  20. 2026-08-28
    days on market $233,249 Active 60 DOM
  21. 2026-08-27
    days on market $233,249 Active 59 DOM
  22. 2026-08-25
    days on market $233,249 Active 57 DOM
  23. 2026-08-24
    days on market $233,249 Active 56 DOM
  24. 2026-08-23
    days on market $233,249 Active 55 DOM
  25. 2026-08-22
    days on market $233,249 Active 54 DOM
  26. 2026-08-21
    days on market $233,249 Active 53 DOM
  27. 2026-08-20
    days on market $233,249 Active 52 DOM
  28. 2026-08-19
    days on market $233,249 Active 51 DOM
  29. 2026-08-18
    days on market $233,249 Active 50 DOM
  30. 2026-08-17
    days on market $233,249 Active 49 DOM
  31. 2026-08-16
    days on market $233,249 Active 48 DOM
  32. 2026-08-15
    days on market $233,249 Active 47 DOM
  33. 2026-08-14
    days on market $233,249 Active 46 DOM
  34. 2026-08-13
    days on market $233,249 Active 45 DOM
  35. 2026-08-11
    days on market $233,249 Active 43 DOM
  36. 2026-08-10
    days on market $233,249 Active 42 DOM
  37. 2026-08-09
    days on market $233,249 Active 41 DOM
  38. 2026-08-08
    days on market $233,249 Active 40 DOM
  39. 2026-08-06
    days on market $233,249 Active 38 DOM
  40. 2026-08-05
    days on market $233,249 Active 37 DOM
  41. 2026-08-04
    days on market $233,249 Active 36 DOM
  42. 2026-08-03
    days on market $233,249 Active 35 DOM
  43. 2026-07-31
    days on market $233,249 Active 32 DOM
  44. 2026-07-30
    days on market $233,249 Active 30 DOM
  45. 2026-07-28
    days on market $233,249 Active 29 DOM
  46. 2026-07-26
    days on market $233,249 Active 27 DOM
  47. 2026-07-24
    days on market $233,249 Active 25 DOM
  48. 2026-07-23
    days on market $233,249 Active 24 DOM
  49. 2026-07-22
    days on market $233,249 Active 23 DOM
  50. 2026-07-21
    days on market $233,249 Active 22 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$24,084
− Mortgage interest
−$13,122
− Property taxes
−$3,514
− Insurance
−$1,171
− Repairs & maintenance
−$1,927
− Management
−$1,927
− HOA
−$1,440
− Depreciation
−$6,815
Taxable loss
−$5,830
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$1,399
After-tax cash flow
$-440/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 · 13 photos

Excellent 95/100 None rehab

This single-level home showcases a spacious open floorplan with modern kitchen and bathrooms. The exterior is well-maintained with fresh paint and landscaping. The interior is neutral and clean, with good condition throughout. The home is move-in ready and has the potential for further value increases with minor updates.

Value-add opportunities

  • Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value
  • Resale Landscaping improvements — Well-maintained landscaping can increase curb appeal and property value
  • Both Updating light fixtures — Modern light fixtures can improve the home's aesthetic and functionality
  • Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers
F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Cottonwood Creek El F TX #2,740/4,322 Nat'l #28,175/41,679 High Hutto Ninth Grade Center

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

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

Price history

-7.4% since first listed
15 events — show timeline
  • 2026-07-15 Price Changed $233,249 Unlock MLS
  • 2026-07-15 Price Changed $233,249 Zillow
  • 2026-07-07 Price Changed $232,499 Unlock MLS
  • 2026-07-07 Price Changed $232,499 Zillow
  • 2026-07-06 Price Changed $231,499 Unlock MLS
  • 2026-07-05 Price Changed $231,499 Zillow
  • 2026-07-01 Price Changed $230,499 Zillow
  • 2026-06-30 Price Changed $230,499 Unlock MLS
  • 2026-06-30 Price Changed $229,749 Zillow
  • 2026-06-29 Price Changed $249,749 Zillow
  • 2026-06-29 Relisted Zillow
  • 2026-06-29 Listed $229,749 Unlock MLS
  • 2026-06-27 Delisted Zillow
  • 2026-06-20 Price Changed $231,999 Zillow
  • 2026-06-19 Listed $251,999 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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