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129 Evening Glow Dr
D Composite 44.79
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 +11.8/30.0
  • 1% rule +4.0/10.0
  • Condition / age +4.0/5.0
  • Livability +3.9/5.0
  • DSCR +3.5/10.0
  • Schools +2.8/10.0
  • Rent growth +1.9/5.0
  • Appreciation +0.0/10.0

$241,249

129 Evening Glow Dr · Hutto, TX 78634
4 bd · 2.5 ba · 1,802 sqft · SingleFamily · 93 Days on market
Built 2026 Good condition 4,791 sqft lot $134/sqft · 12% below area Est $274k · 12% under $120/mo HOA · 6% of rent ↓ 9% since listing

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

Listing remarks MLS

Upon entry of this spacious two-story home are the family room, dining room and a chef-ready kitchen arranged in a desirable open floorplan that promotes seamless transition between spaces. Down the hallway is the tranquil owner's suite with a convenient adjoining bathroom. Upstairs, a sprawling game room offers endless possibilities, while on the opposite end of the floor are three secondary bedrooms to accommodate the family.

Key facts

  • 4,791 sq ft lot
  • Parking
  • Built 2026

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 4-bed/2.5-bath single-family listed at $241k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-65 ($-775/yr) — negative.
  • To cash-flow at today's rent, offer at most $232k (3.9% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (9.6% below list).
  • Recommended offer: $218k (9.6% below list) — sets the bar for 1% rule.
  • Cap rate 6.0% vs local median 3.6% 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); 1264 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 54d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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 93 days — a 9% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
  • 4 sale attempts; this cycle's ask has dropped $24k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Recommended offer $218,050 (9.6% 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 93 days. Have you received any prior offers? Is the seller open to a 10% 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
0.90%
Cap rate
5.97%
Cash-on-cash
-1.15%
DSCR
0.95
GRM
9.2

CMA / ARV

ARV (median comp)
$273,999
List price
$241,249
Delta
-11.95%
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
320 Dragonfly Park 0.06mi 4/2.0 1,850 (+3%) 1mo $295,999 $160 90
229 Skyfire St 0.06mi 3/2.0 (-1) 1,803 (+0%) 2mo $286,499 $159 88
224 Skyfire St 0.08mi 3/2.0 (-1) 1,803 (+0%) 2mo $285,999 $159 88
521 Stratus Ln 0.27mi 4/2.0 1,850 (+3%) 1mo $295,999 $160 80
503 Firedance Ct 0.38mi 4/2.0 1,867 (+4%) 1mo $283,999 $152 74
416 Scorpius Trl 0.38mi 4/2.0 1,891 (+5%) 0mo $301,999 $160 72
501 Stratus Ln 0.38mi 4/2.0 1,891 (+5%) 1mo $299,999 $159 71
504 Scorpius Trl 0.38mi 4/2.0 1,667 (-8%) 1mo $283,999 $170 67
421 Stratus Ln 0.38mi 4/2.0 1,667 (-8%) 2mo $283,999 $170 67
519 Firedance Ct 0.38mi 4/2.0 1,600 (-11%) 2mo $279,499 $175 60
523 Firedance Ct 0.38mi 4/2.0 1,575 (-13%) 1mo $277,499 $176 58
203 Makinaw Rd 0.70mi 4/2.0 1,695 (-6%) 2mo $349,525 $206 54

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
-21.8%
Equity multiple
0.27×
Total profit
$-49,492
Equity at exit
$35,971
10-year hold
IRR
-26.2%
Equity multiple
-0.08×
Total profit
$-72,659
Equity at exit
$20,859

Cash invested: $67,550 (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
94 active · 54 under contract
Months of supply
7.7 mo (13%/mo absorbed)
Median asking
$311,490 ($176/sqft)
Median days on market
57 d
This list price
3% of active listings are priced below it
ARV vs active asking
-13.4% 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
1264
Price-to-rent
9.2×

Monthly cashflow live

Estimated rent
$2,180 high interval (Pro) →
Mortgage (P&I)
$1,265
Tax est. 1.5%
$302 /mo · $3,619/yr
Insurance
$101
HOA
$120
Vacancy / Maint / Mgmt
$458
Net cashflow
$-65

Break-even live

Break-even rent $2,262
Max offer price $231,898
Occupancy floor 98%

Sensitivity live

Price -10% $102 -5% $19 +0% $-65 +5% $-148 +10% $-231
Rent -10% $-237 -5% $-151 +0% $-65 +5% $22 +10% $108
Rate -1.0pp $57 -0.5pp $-3 base $-65 +0.5pp $-127 +1.0pp $-191

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
$60,312
Closing costs
$7,237
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 23d 1 0.04mi
336 Dragonfly Park Hutto, TX 3.0 2.0 1803 $1,950 $1.08 28d 1 0.06mi
204 Dragonfly Park Hutto, TX 5.0 3.0 2483 $2,315 $0.93 93d 1 0.16mi
125 Painted Night Rd Hutto, TX 4.0 2.5 2000 $2,099 $1.05 93d 1 0.24mi
124 Ghost Stories Way Hutto, TX 4.0 2.0 1600 $1,995 $1.25 38d 1 0.30mi
313 Stratus LN Hutto, TX 5.0 3.0 2171 $2,100 $0.97 21d 1 0.39mi
518 Firedance CT Hutto, TX 4.0 2.0 1867 $1,995 $1.07 64d 1 0.39mi
207 Flowers Ave Hutto, TX 3.0 2.5 1892 $2,000 $1.06 93d 1 0.59mi
131 Adeline Rd Hutto, TX 4.0 2.5 2253 $2,395 $1.06 41d 1 0.60mi
202 Doodle Ln Hutto, TX 3.0 2.5 2015 $2,150 $1.07 73d 1 0.63mi
208 Flowers Ave Hutto, TX 3.0 2.0 1435 $2,500 $1.74 17d 1 0.70mi
125 Watkinville Rd Hutto, TX 3.0 2.5 2015 $2,200 $1.09 73d 1 0.72mi
103 Barton Creek Ln Hutto, TX 4.0 3.0 2541 $2,590 $1.02 67d 1 0.75mi
106 Gracie Way Hutto, TX 3.0 2.0 1396 $1,900 $1.36 9d 1 0.75mi
517 Emory Crossing Blvd Hutto, TX 3.0 2.5 1497 $1,975 $1.32 67d 1 0.76mi
208 Big Cypress Bayou Rd Hutto, TX 4.0 3.0 2588 $2,495 $0.96 40d 1 0.76mi
112 Watkinville Rd Hutto, TX 3.0 2.5 1734 $1,900 $1.10 93d 1 0.77mi
309 Mulberry Creek Ln Hutto, TX 3.0 2.0 1472 $2,050 $1.39 23d 1 0.80mi
100 Fort Clark Springs Dr Hutto, TX 4.0 2.0 1712 $2,050 $1.20 23d 1 0.82mi
217 Greens Bayou Trl Hutto, TX 4.0 2.0 1837 $2,100 $1.14 53d 1 0.83mi
201 Betsy Rd Hutto, TX 3.0 2.0 1305 $1,995 $1.53 67d 1 0.84mi
110 Fort Clark Springs Dr Hutto, TX 4.0 2.0 1839 $2,050 $1.11 47d 1 0.85mi
306 Stinchcomb Rd Hutto, TX 4.0 2.0 1943 $2,550 $1.31 93d 1 0.92mi
121 Sweetwater Creek Ln Hutto, TX 3.0 2.0 1472 $1,900 $1.29 64d 1 0.96mi
231 Lavaca River Ln Hutto, TX 4.0 2.0 1855 $2,200 $1.19 23d 1 0.96mi
231 Lavaca River Ln Hutto, TX 4.0 2.0 1853 $2,300 $1.24 38d 1 0.96mi
125 Sweetwater Creek Ln Hutto, TX 4.0 2.0 1821 $2,000 $1.10 65d 1 0.97mi
132 Sweetwater Creek Ln Hutto, TX 4.0 2.0 1692 $1,995 $1.18 93d 1 0.97mi
204 Sweetwater Creek Ln Hutto, TX 3.0 2.0 1472 $1,995 $1.36 36d 1 1.00mi
131 Big Sandy Creek Dr Hutto, TX 4.0 2.0 1855 $2,100 $1.13 17d 1 1.01mi
500 Stinchcomb Rd Hutto, TX 4.0 2.0 1956 $2,185 $1.12 32d 1 1.02mi
500 Stinchcomb Rd Hutto, TX 4.0 2.0 1956 $2,185 $1.12 17d 1 1.02mi
128 Big Sandy Creek Dr Hutto, TX 4.0 2.0 2035 $2,200 $1.08 41d 1 1.03mi
207 Sweetwater Creek Ln Hutto, TX 4.0 2.0 1839 $1,995 $1.08 93d 1 1.03mi
112 Holmby Dr Hutto, TX 4.0 3.0 2044 $2,299 $1.12 93d 1 1.05mi
202 Big Sandy Creek Dr Hutto, TX 4.0 3.0 2282 $2,275 $1.00 93d 1 1.07mi
122 Holmby Dr Hutto, TX 4.0 3.0 2012 $2,245 $1.12 23d 1 1.07mi
204 Big Sandy Creek Dr Hutto, TX 4.0 3.0 2314 $2,300 $0.99 93d 1 1.07mi
231 Sweetwater Creek Ln Hutto, TX 4.0 2.0 1839 $2,290 $1.25 67d 1 1.11mi
219 Almquist St Hutto, TX 4.0 2.0 1921 $1,895 $0.99 47d 1 1.12mi

Property features AI

Finance

HOA & community
Part of Firefly Pointe HOAHOA fee $120 monthlyHOA covers common area maintenance and internetCommunity mailbox

Exterior

Parking
Driveway
Security
Privacy fencing
Utilities
Electricity availablePublic waterPublic sewer (connected)
Home design
Two-story homeNew construction (builder: Lennar)Faces west
Construction
HardiPlank and masonry exteriorComposition roofSlab foundationBuilt by Lennar
Exterior features
Private yardBack yardFront yardInterior lot

Interior

Kitchen
DishwasherRange
Bedrooms
One main-level bedroom
Flooring
CarpetVinyl
Bathrooms
Two full bathroomsOne half bathroom
Heating & cooling
Central heatingCentral air conditioning
Interior features
Main-level primary bedroomOpen floorplan
Laundry & utility
Dedicated laundry room

Listing history 50 events

  1. 2026-08-08
    days on market $241,249 Active 93 DOM
  2. 2026-08-06
    days on market $241,249 Active 91 DOM
  3. 2026-08-05
    days on market $241,249 Active 90 DOM
  4. 2026-08-04
    days on market $241,249 Active 89 DOM
  5. 2026-08-03
    days on market $241,249 Active 88 DOM
  6. 2026-07-31
    days on market $241,249 Active 85 DOM
  7. 2026-07-30
    days on market $241,249 Active 83 DOM
  8. 2026-07-28
    pricedays on market $241,249 Active 82 DOM
  9. 2026-07-26
    days on market $251,249 Active 80 DOM
  10. 2026-07-24
    days on market $251,249 Active 78 DOM
  11. 2026-07-23
    days on market $251,249 Active 77 DOM
  12. 2026-07-22
    days on market $251,249 Active 76 DOM
  13. 2026-07-21
    days on market $251,249 Active 75 DOM
  14. 2026-07-20
    days on market $251,249 Active 74 DOM
  15. 2026-07-18
    days on market $251,249 Active 72 DOM
  16. 2026-07-18
    days on market $251,249 Active 71 DOM
  17. 2026-07-16
    days on market $251,249 Active 70 DOM
  18. 2026-07-15
    pricedays on market $251,249 Active 69 DOM
  19. 2026-07-14
    days on market $247,749 Active 68 DOM
  20. 2026-07-13
    days on market $247,749 Active 67 DOM
  21. 2026-07-13
    days on market $247,749 Active 66 DOM
  22. 2026-07-11
    days on market $247,749 Active 65 DOM
  23. 2026-07-10
    days on market $247,749 Active 64 DOM
  24. 2026-07-09
    days on market $247,749 Active 63 DOM
  25. 2026-07-07
    days on market $247,749 Active 61 DOM
  26. 2026-07-06
    days on market $247,749 Active 60 DOM
  27. 2026-07-05
    days on market $247,749 Active 59 DOM
  28. 2026-07-03
    days on market $247,749 Active 57 DOM
  29. 2026-07-02
    days on market $247,749 Active 56 DOM
  30. 2026-07-01
    days on market $247,749 Active 55 DOM
  31. 2026-06-30
    days on market $247,749 Active 54 DOM
  32. 2026-06-29
    price $247,749 Active 53 DOM
  33. 2026-06-29
    days on market $246,999 Active 53 DOM
  34. 2026-06-28
    days on market $246,999 Active 52 DOM
  35. 2026-06-27
    days on market $246,999 Active 51 DOM
  36. 2026-06-26
    days on market $246,999 Active 50 DOM
  37. 2026-06-24
    days on market $246,999 Active 48 DOM
  38. 2026-06-22
    days on market $246,999 Active 46 DOM
  39. 2026-06-21
    days on market $246,999 Active 45 DOM
  40. 2026-06-18
    days on market $246,999 Active 42 DOM
  41. 2026-06-17
    days on market $246,999 Active 41 DOM
  42. 2026-06-16
    days on market $246,999 Active 40 DOM
  43. 2026-06-15
    days on market $246,999 Active 39 DOM
  44. 2026-06-13
    pricedays on market $246,999 Active 37 DOM
  45. 2026-06-09
    days on market $246,499 Active 33 DOM
  46. 2026-06-08
    days on market $246,499 Active 32 DOM
  47. 2026-06-07
    days on market $246,499 Active 31 DOM
  48. 2026-06-04
    days on market $246,499 Active 28 DOM
  49. 2026-06-03
    days on market $246,499 Active 27 DOM
  50. 2026-06-02
    days on market $246,499 Active 26 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

Loading sold comps map…

Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$26,166
− Mortgage interest
−$13,514
− Property taxes
−$3,619
− Insurance
−$1,206
− Repairs & maintenance
−$2,093
− Management
−$2,093
− HOA
−$1,440
− Depreciation
−$7,018
Taxable loss
−$4,817
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$1,156
After-tax cash flow
$381/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 · 27 photos

Good 80/100 Cosmetic rehab Est. rehab $9,010–$27,030 screening

This two-story home is in excellent condition with a modern and well-maintained interior and exterior. It offers a spacious floor plan with a chef-ready kitchen, a tranquil owner's suite, and three secondary bedrooms. The home is move-in ready and has the potential for further value increases through minor updates and improvements.

Value-add opportunities

  • Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
  • Both Updating the flooring — New flooring can improve the overall look and feel of the home.
  • Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and value.
  • Both Adding smart home features — Smart home features can increase convenience and appeal to potential buyers/renters.
  • Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/renters.

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

-8.5% since first listed
15 events — show timeline
  • 2026-06-11 Price Changed $246,999 Unlock MLS
  • 2026-06-11 Price Changed $246,999 Zillow
  • 2026-06-01 Relisted Unlock MLS
  • 2026-05-31 Pending Unlock MLS
  • 2026-05-30 Relisted Zillow
  • 2026-05-30 Price Changed $246,499 Zillow
  • 2026-05-22 Delisted Zillow
  • 2026-05-21 Price Changed $246,499 Unlock MLS
  • 2026-05-20 Price Changed $245,999 Unlock MLS
  • 2026-05-20 Price Changed $245,999 Zillow
  • 2026-05-18 Listed $264,999 Zillow
  • 2026-05-12 Price Changed $264,999 Unlock MLS
  • 2026-05-11 Price Changed $265,999 Unlock MLS
  • 2026-05-08 Price Changed $268,999 Unlock MLS
  • 2026-05-06 Listed $269,999 Unlock MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…