3811 Hawk View St · Round Rock, TX 78665

$289,900

3 bd · 2.0 ba · 2,426 sqft · SingleFamily public records · 94 Days on market

Built 2005 6,080 sqft lot $119/sqft · 29% below area Est $406k · 29% under

---

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 +8.1/30.0
• Schools +4.9/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL OR SOMEONE WANTING TO GIVE IT SOME MAJOR TCL. Positioned on a desirable corner lot, this spacious 3-bedroom, 2.5-bath home offers a functional layout with room to grow. Featuring two living areas and two dining spaces, it’s perfect for both everyday living and entertaining. The main level showcases durable laminate flooring, while all bedrooms are tucked upstairs with comfortable carpeting for added warmth. Step out onto the private balcony for a quiet retreat, and enjoy the oversized backyard

Key facts

• Two dining spaces
• Private balcony
• Two living areas

Tags

• CORNER LOT
• TWO LIVING AREAS
• TWO DINING SPACES
• PRIVATE BALCONY
• OVERSIZED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (16.6% below list).
• Recommended offer: $240k (17.1% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 2.7% in Round Rock — 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 79/100 on livability (#56 in TX, #2,184 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities D-, commute F.
• Round Rock ISD (urban): math 51% / reading 59% proficiency, ranked #86 of 826 in TX (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Caldwell Heights El (math 28% / reading 38%, grade F, #2,208 of 4,322 statewide, top 52%, 654 students, 59% FRL); Hopewell Middle (math 35% / reading 46%, grade F, #637 of 1,662 statewide, top 39%, 1,184 students, 32% FRL); Stony Point H S (math 40% / reading 57%, grade D, #560 of 1,632 statewide, top 35%, 2,570 students, 35% FRL) — zoned schools average 42% FRL vs 26% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 41% at this address vs 55% district-wide (-14 pts) — the specific schools serving this property underperform the Round Rock ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-3.2%/yr); 456 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); 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 94 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 22y ago 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,441 (17.1% 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 94 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
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: 0.83% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.14%
• DSCR: 0.82
• GRM: 10.0

CMA / ARV

• ARV (median comp): $406,029
• List price: $289,900
• Delta: -28.60%
• 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
3723 Holden Ct	0.06mi	4/2.5 (+1)	2,615 (+8%)	2mo	$334,900	$128	76
3811 Laurel Ridge Dr	0.30mi	4/2.5 (+1)	2,386 (-2%)	1mo	$350,000	$147	75
1564 Lorson Loop	0.25mi	4/3.0 (+1)	2,396 (-1%)	3mo	$360,000	$150	75
3726 Eagles Nest St	0.07mi	4/2.5 (+1)	2,642 (+9%)	4mo	$375,000	$142	71
1302 Gulf Way	0.43mi	3/2.5	2,388 (-2%)	7mo	$299,000	$125	70
3837 Laurel Ridge Dr	0.11mi	4/2.5 (+1)	2,224 (-8%)	8mo	$355,000	$160	68
1103 Terra St	0.35mi	3/2.5	2,232 (-8%)	1mo	$329,900	$148	68
3635 Bass Loop	0.48mi	3/2.0	2,264 (-7%)	2mo	$350,000	$155	64
1305 Red Stag Pl	0.50mi	4/2.0 (+1)	2,323 (-4%)	1mo	$379,000	$163	64
3401 Settlement Dr	0.45mi	3/2.5	2,240 (-8%)	4mo	$299,999	$134	61
3523 Cheyenne St	0.44mi	4/2.5 (+1)	2,650 (+9%)	2mo	$365,000	$138	56
1004 Terra St	0.49mi	3/2.5	2,081 (-14%)	3mo	$339,000	$163	49

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: -27.0%
• Equity multiple: 0.12×
• Total profit: $-71,739
• Equity at exit: $43,225

10-year hold

• IRR: -42.2%
• Equity multiple: -0.38×
• Total profit: $-112,186
• Equity at exit: $25,065

Cash invested: $81,172 (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 78665

• Home prices YoY: -31.7%
• Rents YoY: -3.2%
• Active inventory: 456
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,416 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$548 /mo · $6,574/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-280

Break-even live

Break-even rent $2,771

Max offer price $240,441

Occupancy floor —

Sensitivity live

Price	-10% $-116	-5% $-198	+0% $-280	+5% $-362	+10% $-444
Rent	-10% $-471	-5% $-375	+0% $-280	+5% $-185	+10% $-89
Rate	-1.0pp $-134	-0.5pp $-206	base $-280	+0.5pp $-355	+1.0pp $-432

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3723 Holden Ct Round Rock, TX	4.0	2.5	2615	$2,299	$0.88	23d	1	0.07mi
3723 Holden Ct Round Rock, TX	4.0	3.0	2615	$2,199	$0.84	25d	1	0.07mi
1559 Haynie Bnd Round Rock, TX	4.0	2.5	2496	$2,100	$0.84	45d	1	0.21mi
3640 Sandy Brook Dr Unit 1345542P Round Rock, TX	4.0	2.5	2680	$4,560	$1.70	0d	1	0.23mi
3807 Julianas Way Round Rock, TX	4.0	2.0	1863	$2,450	$1.32	19d	1	0.28mi
1404 Terra St Round Rock, TX	4.0	2.0	2214	$2,100	$0.95	45d	1	0.31mi
3922 Haleys Way Round Rock, TX	4.0	2.5	2697	$2,095	$0.78	9d	1	0.32mi
1413 Terra St Round Rock, TX	4.0	2.5	3085	$3,500	$1.13	19d	1	0.33mi
3906 Haleys Way Round Rock, TX	3.0	2.0	1854	$1,995	$1.08	9d	1	0.33mi
1302 Casa Blanca Cv Round Rock, TX	4.0	2.5	2517	$2,175	$0.86	12d	1	0.36mi
1001 Zodiac Ln Round Rock, TX	1.0–3.0	1.0–2.5	1505	$1,800	$1.20	3d	2	0.38mi
3673 Texana Loop Round Rock, TX	3.0	3.0	2178	$2,200	$1.01	14d	1	0.41mi
725 University Blvd Round Rock, TX	1.0–3.0	1.0–3.5	1306	$2,899	$2.22	4d	11	0.46mi
917 Satellite Vw Round Rock, TX	4.0	2.0	2226	$2,440	$1.10	19d	1	0.48mi
3621 Rams Horn Way Round Rock, TX	3.0	2.0	1676	$2,200	$1.31	12d	1	0.49mi
3521 Cisco Trl Round Rock, TX	4.0	2.5	2682	$2,800	$1.04	19d	1	0.50mi
3521 Cisco Trl Unit 1345539P Round Rock, TX	4.0	1.5	2680	$4,681	$1.75	0d	1	0.50mi
1076 Zeus Cir Round Rock, TX	4.0	2.5	2854	$2,800	$0.98	45d	1	0.60mi
808 Broken Trace Ct Round Rock, TX	3.0	2.0	1876	$2,100	$1.12	19d	1	0.80mi
3017 Settlement Dr Unit 32 Round Rock, TX	3.0	3.0	2058	$2,400	$1.17	16d	1	0.90mi
1893 Greenside Trl Round Rock, TX	4.0	3.5	2667	$2,400	$0.90	45d	1	0.91mi
1008 Double File Trl Round Rock, TX	3.0	2.5	2317	$2,100	$0.91	0d	1	1.01mi
903 Fork Ridge Path Round Rock, TX	4.0	3.5	3315	$2,695	$0.81	14d	1	1.05mi
4216 Flat Stone Ct Round Rock, TX	4.0	2.0	2298	$3,900	$1.70	19d	1	1.06mi
4205 Bent Wood Ct Round Rock, TX	4.0	2.5	1884	$2,375	$1.26	16d	1	1.06mi
1621 Westmeadow Trl Round Rock, TX	3.0	2.0	1868	$2,500	$1.34	45d	1	1.09mi
1907 Windberry Path Round Rock, TX	4.0	2.0	2149	$2,400	$1.12	19d	1	1.11mi
3200 College Park Dr Round Rock, TX	4.0	4.0	2534	$2,550	$1.01	45d	1	1.13mi
3200 College Park Dr #112 Round Rock, TX	4.0	2.5	2100	$2,495	$1.19	9d	1	1.13mi
4207 Windberry Ct Round Rock, TX	4.0	2.0	1984	$2,295	$1.16	25d	1	1.14mi
4308 Park Vista Trl Round Rock, TX	3.0	2.0	2550	$2,400	$0.94	19d	1	1.15mi
1123 Winding Creek Pl Round Rock, TX	3.0	2.5	2797	$2,295	$0.82	12d	1	1.15mi
807 Centerbrook Pl Round Rock, TX	4.0	2.0	1860	$2,300	$1.24	16d	1	1.21mi
4332 Teravista Club Dr #59 Round Rock, TX	2.0	2.0	1775	$2,390	$1.35	4d	1	1.22mi
2019 Westvalley Pl Round Rock, TX	4.0	3.0	3044	$3,350	$1.10	14d	1	1.32mi
542 Centerbrook Pl Round Rock, TX	4.0	2.5	2848	$7,900	$2.77	19d	1	1.33mi
5401 N Mays St Georgetown, TX	1.0–4.0	1.0–3.0	1333	$2,256	$1.69	0d	51	1.33mi
1104 Mastiff Cv Round Rock, TX	4.0	2.5	2846	$2,499	$0.88	45d	1	1.34mi
1405 Sheltie Ln Round Rock, TX	3.0	2.5	1736	$2,100	$1.21	19d	1	1.34mi
217 Birkshire Dr Georgetown, TX	4.0	2.5	2674	$2,500	$0.93	45d	1	1.35mi

Listing history 50 events

1. 2026-06-21
   days on market $289,900 Active 94 DOM
2. 2026-06-18
   days on market $289,900 Active 91 DOM
3. 2026-06-17
   days on market $289,900 Active 90 DOM
4. 2026-06-16
   days on market $289,900 Active 89 DOM
5. 2026-06-15
   days on market $289,900 Active 88 DOM
6. 2026-06-13
   days on market $289,900 Active 86 DOM
7. 2026-06-13
   days on market $289,900 Active 85 DOM
8. 2026-06-09
   days on market $289,900 Active 82 DOM
9. 2026-06-08
   days on market $289,900 Active 81 DOM
10. 2026-06-07
    days on market $289,900 Active 80 DOM
11. 2026-06-05
    days on market $289,900 Active 77 DOM
12. 2026-06-03
    days on market $289,900 Active 76 DOM
13. 2026-06-02
    days on market $289,900 Active 75 DOM
14. 2026-06-01
    days on market $289,900 Active 74 DOM
15. 2026-05-31
    days on market $289,900 Active 73 DOM
16. 2026-03-19
    listed $289,900 Active 521-char remark

    Show marketing remark (521 chars)

    INVESTOR SPECIAL OR SOMEONE WANTING TO GIVE IT SOME MAJOR TCL. Positioned on a desirable corner lot, this spacious 3-bedroom, 2.5-bath home offers a functional layout with room to grow. Featuring two living areas and two dining spaces, it’s perfect for both everyday living and entertaining. The main level showcases durable laminate flooring, while all bedrooms are tucked upstairs with comfortable carpeting for added warmth. Step out onto the private balcony for a quiet retreat, and enjoy the oversized backyard

17. 2025-12-26
    listed Active
18. 2015-01-06
    soldstatus
19. 2015-01-05
    soldstatus Sold
20. 2014-11-26
    status Pending - Taking Backups
21. 2014-10-25
    price $189,990
22. 2014-10-24
    status Active
23. 2014-10-15
    status Pending - Taking Backups
24. 2014-10-10
    price $194,900
25. 2014-10-04
    listed $199,900 Active
26. 2014-09-02
    historical Withdrawn
27. 2014-08-14
    price
28. 2014-08-12
    price
29. 2014-08-05
    price
30. 2014-07-27
    price
31. 2014-07-18
    listed Active
32. 2014-02-11
    soldstatus
33. 2012-11-18
    historical Withdrawn
34. 2012-09-06
    price
35. 2012-07-26
    price
36. 2012-07-01
    price
37. 2012-05-31
    price
38. 2012-05-11
    listed Active
39. 2011-10-23
    price Withdrawn
40. 2011-10-23
    historical Withdrawn
41. 2011-10-07
    price
42. 2011-09-13
    price
43. 2011-08-29
    price
44. 2011-08-05
    price
45. 2011-06-23
    price
46. 2011-06-12
    price
47. 2011-05-30
    price
48. 2011-05-15
    price
49. 2011-04-29
    price
50. 2011-03-16
    listed Active

ⓘ 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: $6,574 · $548/mo
• Projected year-2 tax: $6,574 · $548/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,997
• − Mortgage interest: −$16,239
• − Property taxes: −$6,574
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,320
• − Management: −$2,320
• − Depreciation: −$8,433
• Taxable loss: −$8,339
• Est. tax savings @ 24.0%: +$2,001
• After-tax cash flow: $-1,358/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: Round Rock ISD
• NCES district ID: 4838080
• Math proficiency: 51% ▼ -14.00%
• Reading proficiency: 59% ▼ -4.00%
• Median HH income: $75,378
• Composite: 49.33/100
• National rank: #2022
• State rank: #86 of 826 in TX

Livability — Round Rock

• Score: 79/100
• State rank: #56
• US rank: #2184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Round Rock, TX
• County: Williamson County · 680,029 people
• City population: 184,922
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 66,171
• Household income: $122,680
• Rent vs Own: 38.6% rent · 61.4% own
• Severe rent burden: 2036.0

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 0.69)
• Race & ethnicity: White 49% Hispanic / Latino 24% Two or more races 18% Black 11% Asian 10%
• Hispanic origin (detail): Mexican 17% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 16% · Canada, Vietnam, South Korea
• Languages at home: 75% English-only · Spanish 14% Other Indo-European 3% Other Asian/Pacific 3%

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: ▼ -83.58%
• Current HPI: 179.7075
• Rent YoY: ▼ -3.23%
• 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

+45.0% since first listed

40 events — show timeline

• 2026-03-19 Listed $289,900 Unlock MLS
• 2025-12-26 Listed — Unlock MLS
• 2015-01-06 Sold (Public Records) — Public Records
• 2015-01-05 Sold (MLS) — Unlock MLS
• 2014-11-26 Pending — Unlock MLS
• 2014-10-25 Price Changed $189,990 Unlock MLS
• 2014-10-24 Relisted — Unlock MLS
• 2014-10-15 Pending — Unlock MLS
• 2014-10-10 Price Changed $194,900 Unlock MLS
• 2014-10-04 Listed $199,900 Unlock MLS
• 2014-09-02 Delisted — Unlock MLS
• 2014-08-14 Price Changed — Unlock MLS
• 2014-08-12 Price Changed — Unlock MLS
• 2014-08-05 Price Changed — Unlock MLS
• 2014-07-27 Price Changed — Unlock MLS
• 2014-07-18 Listed — Unlock MLS
• 2014-02-11 Sold (Public Records) — Public Records
• 2012-11-18 Delisted — Unlock MLS
• 2012-09-06 Price Changed — Unlock MLS
• 2012-07-26 Price Changed — Unlock MLS
• 2012-07-01 Price Changed — Unlock MLS
• 2012-05-31 Price Changed — Unlock MLS
• 2012-05-11 Listed — Unlock MLS
• 2011-10-23 Delisted — Unlock MLS
• 2011-10-23 Price Changed — Unlock MLS
• 2011-10-07 Price Changed — Unlock MLS
• 2011-09-13 Price Changed — Unlock MLS
• 2011-08-29 Price Changed — Unlock MLS
• 2011-08-05 Price Changed — Unlock MLS
• 2011-06-23 Price Changed — Unlock MLS
• 2011-06-12 Price Changed — Unlock MLS
• 2011-05-30 Price Changed — Unlock MLS
• 2011-05-15 Price Changed — Unlock MLS
• 2011-04-29 Price Changed — Unlock MLS
• 2011-03-16 Listed — Unlock MLS
• 2010-10-01 Delisted — Unlock MLS
• 2010-06-29 Listed — Unlock MLS
• 2004-09-16 Delisted — Unlock MLS
• 2004-03-16 Listed — Unlock MLS
• 1996-10-22 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2026): $6,574 · -8.7% YoY. Source: county tax records.