Plan 2410 Modeled Plan · Round Rock, TX 78665

$360,995

4 bd · 2.5 ba · 2,410 sqft · SingleFamily · 566 Days on market

Excellent condition ↓ 7% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.0/30.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• Schools +3.3/10.0
• 1% rule +1.9/10.0
• Rent growth +1.7/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Ceramic tile flooring at kitchen, baths, entry and laundry * Dedicated laundry room * Stainless steel kitchen appliances * Kitchen island * WaterSense® labeled faucets * 9-ft. first-floor ceilings * Downstairs primary suite * Game room * Gas range * Loft * Covered patio * ENERGY STAR® certified home * Swimming pool * Community park * Playground * Walking paths * Commuter-friendly location * Great shopping nearby

Key facts

• 2 garage spots
• Listed 565 days

🏗️ New construction. The $360,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $411,028.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $361k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-595 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (21.3% below list).
• Recommended offer: $284k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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.
• 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.
• Market conditions: Rents falling (-3.2%/yr); 458 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $3k of loan paydown is wiped out by about $12k 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 566 days — a 12% lower offer ($318k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $284,201 (21.3% 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 566 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.69% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.21%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $411,028
• List price: $360,995
• Delta: -12.17%
• 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
4412 College Square Dr	0.63mi	4/3.0	2,398 (-0%)	4mo	$522,990	$218	65
4327 Bancroft Ln	0.69mi	4/3.0	2,398 (-0%)	4mo	$521,990	$218	62
6500 Cetone Ter	0.64mi	4/2.5	2,529 (+5%)	2mo	$355,000	$140	60
4330 Bancroft Ln	0.69mi	4/3.0	2,382 (-1%)	6mo	$534,990	$225	59
4537 College Square Dr	0.62mi	4/3.0	2,240 (-7%)	5mo	$549,990	$246	53
5936 Bianca Dr	0.67mi	3/2.5 (-1)	2,548 (+6%)	2mo	$470,000	$184	53
3521 De Soto Loop	0.69mi	3/2.0 (-1)	2,511 (+4%)	4mo	$499,900	$199	51
6634 Verona Pl	0.70mi	4/3.0	2,605 (+8%)	1mo	$459,900	$177	51
4334 Bancroft Ln	0.70mi	4/3.0	2,221 (-8%)	3mo	$499,990	$225	50
4315 College Square Dr	0.68mi	4/3.0	2,237 (-7%)	6mo	$519,990	$232	49
5767 Toscana Trce	0.60mi	3/2.0 (-1)	2,690 (+12%)	4mo	$575,000	$214	43
4329 Contrail Ln	0.70mi	4/3.0	2,066 (-14%)	3mo	$439,990	$213	39

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: -30.4%
• Equity multiple: 0.02×
• Total profit: $-112,807
• Equity at exit: $61,286

10-year hold

• IRR: -51.9%
• Equity multiple: -0.56×
• Total profit: $-179,068
• Equity at exit: $35,538

Cash invested: $115,088 (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: 458
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,842 high
• Mortgage (P&I): −$2,155
• Tax est. 1.5%: −$514 /mo · $6,165/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $-595

Break-even live

Break-even rent $3,596

Max offer price $324,882

Occupancy floor —

Sensitivity live

Price	-10% $-311	-5% $-453	+0% $-595	+5% $-737	+10% $-879
Rent	-10% $-820	-5% $-708	+0% $-595	+5% $-483	+10% $-371
Rate	-1.0pp $-388	-0.5pp $-491	base $-595	+0.5pp $-702	+1.0pp $-810

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: $102,757
• Closing costs: $12,331
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3840 Casoria Ln Round Rock, TX	5.0	2.5	2630	$3,995	$1.52	3d	1	0.08mi
3928 Tufino Ln Round Rock, TX	3.0	2.0	1647	$2,300	$1.40	25d	1	0.16mi
4481 Acerno St Round Rock, TX	4.0	4.5	2679	$2,600	$0.97	3d	1	0.23mi
3643 Sorriso Ln Round Rock, TX	5.0	3.0	3023	$2,950	$0.98	16d	1	0.42mi
5547 Bellissima Way Round Rock, TX	5.0	4.0	2853	$3,995	$1.40	3d	1	0.56mi
6060 Teodoro Bnd Round Rock, TX	3.0	2.0	1966	$2,300	$1.17	45d	1	0.57mi
3914 La Contenta Ln Round Rock, TX	3.0	2.5	2229	$2,450	$1.10	45d	1	0.63mi
6508 Cetone Ter Round Rock, TX	3.0	2.0	1726	$2,095	$1.21	21d	1	0.64mi
4653 Alfano Loop Round Rock, TX	4.0	2.5	3055	$2,900	$0.95	3d	1	0.65mi
4937 Morese Palace Trl Round Rock, TX	3.0	2.5	2210	$2,395	$1.08	45d	1	0.77mi
3457 Francisco Way Round Rock, TX	4.0	3.0	3000	$3,000	$1.00	4d	1	0.77mi
3508 De Torres Cir Round Rock, TX	3.0	2.0	2203	$2,500	$1.13	9d	1	0.78mi
5900 Bucine Cv Round Rock, TX	4.0	2.5	2802	$2,695	$0.96	4d	1	0.82mi
3416 De Soto Loop Round Rock, TX	4.0	2.0	1917	$2,500	$1.30	45d	1	0.88mi
4305 Garden Point Dr Round Rock, TX	3.0–4.0	2.5	1760	$2,704	$1.54	3d	10	0.88mi
865 Limmer Loop Hutto, TX	1.0–4.0	1.0–4.0	1752	$3,099	$1.77	3d	59	1.31mi
2908 Cortes Ct Round Rock, TX	3.0	2.0	2646	$2,400	$0.91	11d	1	1.31mi
2908 Cortes Ct Round Rock, TX	3.0	2.0	2646	$2,400	$0.91	4d	1	1.31mi
2971 Santa Rosita Dr Round Rock, TX	4.0	2.5	2397	$2,650	$1.11	45d	1	1.44mi
3101 Diego Cv Round Rock, TX	3.0	2.5	2327	$2,650	$1.14	45d	1	1.45mi
3018 Diego Dr Round Rock, TX	4.0	3.0	2023	$2,395	$1.18	45d	1	1.47mi

Listing history 25 events

1. 2026-06-21
   days on market $360,995 Active 566 DOM
2. 2026-06-18
   days on market $360,995 Active 563 DOM
3. 2026-06-17
   days on market $360,995 Active 562 DOM
4. 2026-06-16
   days on market $360,995 Active 561 DOM
5. 2026-06-15
   days on market $360,995 Active 560 DOM
6. 2026-06-13
   days on market $360,995 Active 558 DOM
7. 2026-06-09
   days on market $360,995 Active 554 DOM
8. 2026-06-08
   days on market $360,995 Active 553 DOM
9. 2026-06-07
   days on market $360,995 Active 552 DOM
10. 2026-06-04
    days on market $360,995 Active 549 DOM
11. 2026-06-03
    days on market $360,995 Active 548 DOM
12. 2026-06-02
    days on market $360,995 Active 547 DOM
13. 2026-06-01
    days on market $360,995 Active 546 DOM
14. 2026-05-31
    days on market $360,995 Active 545 DOM
15. 2026-04-17
    price $365,995 460-char remark

    Show marketing remark (460 chars)

    * Ceramic tile flooring at kitchen, baths, entry and laundry * Dedicated laundry room * Stainless steel kitchen appliances * Kitchen island * WaterSense® labeled faucets * 9-ft. first-floor ceilings * Downstairs primary suite * Game room * Gas range * Loft * Covered patio * ENERGY STAR® certified home * Swimming pool * Community park * Playground * Walking paths * Commuter-friendly location * Great shopping nearby

16. 2026-04-10
    price $360,995 460-char remark

    Show marketing remark (460 chars)

    * Ceramic tile flooring at kitchen, baths, entry and laundry * Dedicated laundry room * Stainless steel kitchen appliances * Kitchen island * WaterSense® labeled faucets * 9-ft. first-floor ceilings * Downstairs primary suite * Game room * Gas range * Loft * Covered patio * ENERGY STAR® certified home * Swimming pool * Community park * Playground * Walking paths * Commuter-friendly location * Great shopping nearby

17. 2026-03-24
    price $370,995 460-char remark

    Show marketing remark (460 chars)

    * Ceramic tile flooring at kitchen, baths, entry and laundry * Dedicated laundry room * Stainless steel kitchen appliances * Kitchen island * WaterSense® labeled faucets * 9-ft. first-floor ceilings * Downstairs primary suite * Game room * Gas range * Loft * Covered patio * ENERGY STAR® certified home * Swimming pool * Community park * Playground * Walking paths * Commuter-friendly location * Great shopping nearby

18. 2026-02-18
    price $375,995 460-char remark

    Show marketing remark (460 chars)

    * Ceramic tile flooring at kitchen, baths, entry and laundry * Dedicated laundry room * Stainless steel kitchen appliances * Kitchen island * WaterSense® labeled faucets * 9-ft. first-floor ceilings * Downstairs primary suite * Game room * Gas range * Loft * Covered patio * ENERGY STAR® certified home * Swimming pool * Community park * Playground * Walking paths * Commuter-friendly location * Great shopping nearby

19. 2026-02-09
    price $372,995 460-char remark

    Show marketing remark (460 chars)

    * Ceramic tile flooring at kitchen, baths, entry and laundry * Dedicated laundry room * Stainless steel kitchen appliances * Kitchen island * WaterSense® labeled faucets * 9-ft. first-floor ceilings * Downstairs primary suite * Game room * Gas range * Loft * Covered patio * ENERGY STAR® certified home * Swimming pool * Community park * Playground * Walking paths * Commuter-friendly location * Great shopping nearby

20. 2025-12-17
    price $365,995 460-char remark

    Show marketing remark (460 chars)

    * Ceramic tile flooring at kitchen, baths, entry and laundry * Dedicated laundry room * Stainless steel kitchen appliances * Kitchen island * WaterSense® labeled faucets * 9-ft. first-floor ceilings * Downstairs primary suite * Game room * Gas range * Loft * Covered patio * ENERGY STAR® certified home * Swimming pool * Community park * Playground * Walking paths * Commuter-friendly location * Great shopping nearby

21. 2025-10-28
    price $370,995 460-char remark

    Show marketing remark (460 chars)

    * Ceramic tile flooring at kitchen, baths, entry and laundry * Dedicated laundry room * Stainless steel kitchen appliances * Kitchen island * WaterSense® labeled faucets * 9-ft. first-floor ceilings * Downstairs primary suite * Game room * Gas range * Loft * Covered patio * ENERGY STAR® certified home * Swimming pool * Community park * Playground * Walking paths * Commuter-friendly location * Great shopping nearby

22. 2025-07-28
    price $366,995 460-char remark

    Show marketing remark (460 chars)

    * Ceramic tile flooring at kitchen, baths, entry and laundry * Dedicated laundry room * Stainless steel kitchen appliances * Kitchen island * WaterSense® labeled faucets * 9-ft. first-floor ceilings * Downstairs primary suite * Game room * Gas range * Loft * Covered patio * ENERGY STAR® certified home * Swimming pool * Community park * Playground * Walking paths * Commuter-friendly location * Great shopping nearby

23. 2025-05-02
    price $362,995 460-char remark

    Show marketing remark (460 chars)

    * Ceramic tile flooring at kitchen, baths, entry and laundry * Dedicated laundry room * Stainless steel kitchen appliances * Kitchen island * WaterSense® labeled faucets * 9-ft. first-floor ceilings * Downstairs primary suite * Game room * Gas range * Loft * Covered patio * ENERGY STAR® certified home * Swimming pool * Community park * Playground * Walking paths * Commuter-friendly location * Great shopping nearby

24. 2025-03-01
    price $372,995 460-char remark

    Show marketing remark (460 chars)

    * Ceramic tile flooring at kitchen, baths, entry and laundry * Dedicated laundry room * Stainless steel kitchen appliances * Kitchen island * WaterSense® labeled faucets * 9-ft. first-floor ceilings * Downstairs primary suite * Game room * Gas range * Loft * Covered patio * ENERGY STAR® certified home * Swimming pool * Community park * Playground * Walking paths * Commuter-friendly location * Great shopping nearby

25. 2024-12-02
    listed $392,995 Active 460-char remark

    Show marketing remark (460 chars)

    * Ceramic tile flooring at kitchen, baths, entry and laundry * Dedicated laundry room * Stainless steel kitchen appliances * Kitchen island * WaterSense® labeled faucets * 9-ft. first-floor ceilings * Downstairs primary suite * Game room * Gas range * Loft * Covered patio * ENERGY STAR® certified home * Swimming pool * Community park * Playground * Walking paths * Commuter-friendly location * Great shopping nearby

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $34,104
• − Mortgage interest: −$23,024
• − Property taxes: −$6,165
• − Insurance: −$2,055
• − Repairs & maintenance: −$2,728
• − Management: −$2,728
• − Depreciation: −$11,957
• Taxable loss: −$14,554
• Est. tax savings @ 24.0%: +$3,493
• After-tax cash flow: $-3,651/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 · 12 photos

Excellent 95/100 None rehab

This single-family home in Round Rock, TX is in excellent condition with modern amenities and a great location. It's move-in ready and would benefit from minor updates to the landscaping and interior paint.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — refreshes interior and exterior
• Both window treatments — improves energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes interior and exterior ↑
• Both window treatments — improves energy efficiency and aesthetics ↑

ⓘ 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: 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

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

-6.9% since first listed

11 events — show timeline

• 2026-04-17 Price Changed $365,995 Zillow
• 2026-04-10 Price Changed $360,995 Zillow
• 2026-03-24 Price Changed $370,995 Zillow
• 2026-02-18 Price Changed $375,995 Zillow
• 2026-02-09 Price Changed $372,995 Zillow
• 2025-12-17 Price Changed $365,995 Zillow
• 2025-10-28 Price Changed $370,995 Zillow
• 2025-07-28 Price Changed $366,995 Zillow
• 2025-05-02 Price Changed $362,995 Zillow
• 2025-03-01 Price Changed $372,995 Zillow
• 2024-12-02 Listed $392,995 Zillow