425 Rear Boot Way · Liberty Hill, TX 78642

$301,615

3 bd · 2.0 ba · 1,533 sqft · SingleFamily · 144 Days on market

Built 2026 Good condition 4,791 sqft lot $197/sqft · 6% below area Est $320k · 6% under $55/mo HOA · 2% of rent

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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).

• Cash flow +11.3/30.0
• ARV discount +10.1/15.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 9943203 - Built by Brohn Homes - Mar 2026 completion! ~ Welcome to 425 Rear Boot Way, located in the cozy Cascade community. Inside, you'll be greeted by an open concept living space, light-filled interior, and thoughtful features. In the heart of the home, the U-shaped kitchen showcases premium features such as white cabinets throughout, 42-inch upper cabinets, durable 3cm granite countertops, and a charming window above the sink that adds warmth and sunshine into the space. The primary suite highlights a spacious walk-in closet, walk-in shower, and a semi-private water closet for maximum getting ready space. The one-story new construction home also features wood-look vinyl through main living areas and a 2-car garage. This home is HERS Certified, featuring energy-efficient construction and systems designed to enhance comfort, improve performance, and help reduce monthly utility costs.

Key facts

• U-shaped kitchen
• Open living areas
• Walk-in closet

Tags

• U-SHAPED KITCHEN
• OVERSIZED PRIMARY CLOSET
• OPEN LIVING AREAS
• WALK-IN SHOWER
• WALK-IN CLOSET
• DUAL VANITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $302k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (14.8% below list).
• Recommended offer: $257k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: employment D+, amenities F, commute 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.
• Zoned schools: Bill Burden El (math 36% / reading 45%, grade F, #1,490 of 4,322 statewide, top 35%, 808 students, 19% FRL); Liberty Hill Middle (math 44% / reading 50%, grade D+, #424 of 1,662 statewide, top 27%, 944 students, 26% FRL); Liberty Hill H S (math 39% / reading 69%, grade C-, #422 of 1,632 statewide, top 26%, 2,001 students, 23% FRL) — zoned schools at 23% FRL track the district average.
• Market conditions: Rents soft (-1.9%/yr); 1509 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $9k 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 144 days — a 12% lower offer ($265k) is reasonable based on typical stale-listing flexibility.
• 2 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 $257,104 (14.8% 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 144 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.85% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

• ARV (median comp): $320,064
• List price: $301,615
• Delta: -5.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Adze Dr	0.06mi	3/2.0	1,533 (0%)	4mo	$295,360	$193	94
136 Adze Dr	0.12mi	3/2.0	1,513 (-1%)	4mo	$290,220	$192	89
105 Adze Dr	0.05mi	3/2.0	1,449 (-6%)	2mo	$286,180	$198	87
405 Rear Boot Way	0.04mi	3/2.0	1,449 (-6%)	3mo	$285,720	$197	87
141 Adze Dr	0.11mi	3/2.5	1,668 (+9%)	2mo	$301,200	$181	77
121 Clover Bnd	0.71mi	3/2.0	1,518 (-1%)	4mo	$338,928	$223	62

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: -22.3%
• Equity multiple: 0.25×
• Total profit: $-63,233
• Equity at exit: $44,972

10-year hold

• IRR: -26.8%
• Equity multiple: -0.10×
• Total profit: $-92,765
• Equity at exit: $26,078

Cash invested: $84,452 (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: 1509
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,571 medium
• Mortgage (P&I): −$1,582
• Tax est. 1.5%: −$377 /mo · $4,524/yr
• Insurance: −$126
• HOA: −$55
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-108

Break-even live

Break-even rent $2,708

Max offer price $285,948

Occupancy floor 99%

Sensitivity live

Price	-10% $100	-5% $-4	+0% $-108	+5% $-212	+10% $-317
Rent	-10% $-311	-5% $-210	+0% $-108	+5% $-7	+10% $95
Rate	-1.0pp $44	-0.5pp $-32	base $-108	+0.5pp $-186	+1.0pp $-266

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: $75,404
• Closing costs: $9,048
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
144 Danielson St Liberty Hill, TX	3.0	2.5	1745	$2,350	$1.35	18d	1	1.07mi
144 Danielson St Liberty Hill, TX	3.0	3.0	1745	$2,350	$1.35	6d	1	1.07mi

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: water

Listing history 6 events

1. 2026-05-12
   price $301,615 904-char remark

   Show marketing remark (904 chars)

   MLS# 9943203 - Built by Brohn Homes - Mar 2026 completion! ~ Welcome to 425 Rear Boot Way, located in the cozy Cascade community. Inside, you'll be greeted by an open concept living space, light-filled interior, and thoughtful features. In the heart of the home, the U-shaped kitchen showcases premium features such as white cabinets throughout, 42-inch upper cabinets, durable 3cm granite countertops, and a charming window above the sink that adds warmth and sunshine into the space. The primary suite highlights a spacious walk-in closet, walk-in shower, and a semi-private water closet for maximum getting ready space. The one-story new construction home also features wood-look vinyl through main living areas and a 2-car garage. This home is HERS Certified, featuring energy-efficient construction and systems designed to enhance comfort, improve performance, and help reduce monthly utility costs.

2. 2026-04-21
   price $299,615 904-char remark

   Show marketing remark (904 chars)

   MLS# 9943203 - Built by Brohn Homes - Mar 2026 completion! ~ Welcome to 425 Rear Boot Way, located in the cozy Cascade community. Inside, you'll be greeted by an open concept living space, light-filled interior, and thoughtful features. In the heart of the home, the U-shaped kitchen showcases premium features such as white cabinets throughout, 42-inch upper cabinets, durable 3cm granite countertops, and a charming window above the sink that adds warmth and sunshine into the space. The primary suite highlights a spacious walk-in closet, walk-in shower, and a semi-private water closet for maximum getting ready space. The one-story new construction home also features wood-look vinyl through main living areas and a 2-car garage. This home is HERS Certified, featuring energy-efficient construction and systems designed to enhance comfort, improve performance, and help reduce monthly utility costs.

3. 2026-03-09
   status Active 904-char remark

   Show marketing remark (904 chars)

   MLS# 9943203 - Built by Brohn Homes - Mar 2026 completion! ~ Welcome to 425 Rear Boot Way, located in the cozy Cascade community. Inside, you'll be greeted by an open concept living space, light-filled interior, and thoughtful features. In the heart of the home, the U-shaped kitchen showcases premium features such as white cabinets throughout, 42-inch upper cabinets, durable 3cm granite countertops, and a charming window above the sink that adds warmth and sunshine into the space. The primary suite highlights a spacious walk-in closet, walk-in shower, and a semi-private water closet for maximum getting ready space. The one-story new construction home also features wood-look vinyl through main living areas and a 2-car garage. This home is HERS Certified, featuring energy-efficient construction and systems designed to enhance comfort, improve performance, and help reduce monthly utility costs.

4. 2026-03-09
   price $296,615 904-char remark

   Show marketing remark (904 chars)

   MLS# 9943203 - Built by Brohn Homes - Mar 2026 completion! ~ Welcome to 425 Rear Boot Way, located in the cozy Cascade community. Inside, you'll be greeted by an open concept living space, light-filled interior, and thoughtful features. In the heart of the home, the U-shaped kitchen showcases premium features such as white cabinets throughout, 42-inch upper cabinets, durable 3cm granite countertops, and a charming window above the sink that adds warmth and sunshine into the space. The primary suite highlights a spacious walk-in closet, walk-in shower, and a semi-private water closet for maximum getting ready space. The one-story new construction home also features wood-look vinyl through main living areas and a 2-car garage. This home is HERS Certified, featuring energy-efficient construction and systems designed to enhance comfort, improve performance, and help reduce monthly utility costs.

5. 2026-02-27
   status Pending 904-char remark

   Show marketing remark (904 chars)

   MLS# 9943203 - Built by Brohn Homes - Mar 2026 completion! ~ Welcome to 425 Rear Boot Way, located in the cozy Cascade community. Inside, you'll be greeted by an open concept living space, light-filled interior, and thoughtful features. In the heart of the home, the U-shaped kitchen showcases premium features such as white cabinets throughout, 42-inch upper cabinets, durable 3cm granite countertops, and a charming window above the sink that adds warmth and sunshine into the space. The primary suite highlights a spacious walk-in closet, walk-in shower, and a semi-private water closet for maximum getting ready space. The one-story new construction home also features wood-look vinyl through main living areas and a 2-car garage. This home is HERS Certified, featuring energy-efficient construction and systems designed to enhance comfort, improve performance, and help reduce monthly utility costs.

6. 2025-12-17
   listed $294,900 Active 904-char remark

   Show marketing remark (904 chars)

   MLS# 9943203 - Built by Brohn Homes - Mar 2026 completion! ~ Welcome to 425 Rear Boot Way, located in the cozy Cascade community. Inside, you'll be greeted by an open concept living space, light-filled interior, and thoughtful features. In the heart of the home, the U-shaped kitchen showcases premium features such as white cabinets throughout, 42-inch upper cabinets, durable 3cm granite countertops, and a charming window above the sink that adds warmth and sunshine into the space. The primary suite highlights a spacious walk-in closet, walk-in shower, and a semi-private water closet for maximum getting ready space. The one-story new construction home also features wood-look vinyl through main living areas and a 2-car garage. This home is HERS Certified, featuring energy-efficient construction and systems designed to enhance comfort, improve performance, and help reduce monthly utility costs.

ⓘ 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: $30,852
• − Mortgage interest: −$16,895
• − Property taxes: −$4,524
• − Insurance: −$1,508
• − Repairs & maintenance: −$2,468
• − Management: −$2,468
• − HOA: −$660
• − Depreciation: −$8,774
• Taxable loss: −$6,446
• Est. tax savings @ 24.0%: +$1,547
• After-tax cash flow: $248/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 None rehab

This single-family home is a new construction with good condition and no visible repairs needed. It offers a good investment opportunity with potential for both resale and rental value through minor updates.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ 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

• 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

+2.3% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $301,615 Unlock MLS
• 2026-04-21 Price Changed $299,615 Unlock MLS
• 2026-03-09 Relisted — Unlock MLS
• 2026-03-09 Price Changed $296,615 Unlock MLS
• 2026-02-27 Pending — Unlock MLS
• 2025-12-17 Listed $294,900 Unlock MLS