113 Big Sandy Creek Dr · Hutto, TX 78634

$114,900

4 bd · 3.0 ba · 2,541 sqft · SingleFamily public records · 16 Days on market

Built 2021 Poor condition 6,294 sqft lot $28/mo HOA · 1% of rent ↓ 53% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +1.9/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

UNDER CONSTRUCTION - EST COMPLETION TBD. Great two story floor plan with room to grow! Thoughtful planning puts two bedrooms down and two up, with a spacious living area on each level! Bedroom 1 has a serious clothes lover's walk in closet, tile walk in shower, and double vanity! One of the few plans with 3 Full Baths, plus there's a covered patio, and oversized garage! We have a really great play ground and we're close to everything that gives Hutto its charm! 5 minutes to historic downtown Hutto and the Co Op District, and another 5 minutes to Dell Diamond and Kalahari!

Key facts

• Sold as-is
• Renovation project
• Repairs and updates

Tags

• RENOVATION PROJECT
• REPAIRS AND UPDATES
• FOUNDATION FOR REDEVELOPMENT
• SOLD AS-IS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $115k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.0% 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: schools C-, 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.
• Market conditions: Rents soft (-2.4%/yr); 1033 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $794 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,176 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.03% ✓
• Cap rate: 16.99%
• Cash-on-cash: 38.21%
• DSCR: 2.70
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $421,806
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Big Sandy Creek Dr	0.18mi	4/3.0	2,680 (+6%)	0mo	$359,990	$134	82
309 Sepulveda St	0.46mi	4/3.0	2,504 (-2%)	1mo	$415,965	$166	75
306 Sepulveda St	0.47mi	4/3.0	2,504 (-2%)	1mo	$430,965	$172	75
112 Divisadero Dr	0.73mi	4/3.0	2,504 (-2%)	1mo	$414,990	$166	62
225 Divisadero Dr	0.68mi	4/3.0	2,426 (-4%)	1mo	$479,990	$198	60
414 Rio Grande Ave	0.46mi	4/2.0	2,249 (-12%)	1mo	$510,000	$227	54
208 Pico St	0.55mi	4/3.0	2,243 (-12%)	1mo	$409,990	$183	54
912 Universal Dr	0.44mi	4/2.5	2,183 (-14%)	0mo	$372,990	$171	54
309 Stratus Ln	0.59mi	5/4.0 (+1)	2,718 (+7%)	1mo	$346,990	$128	51
301 Stratus Ln	0.59mi	5/4.0 (+1)	2,718 (+7%)	1mo	$354,999	$131	51
506 Firedance Ct	0.60mi	4/2.0	2,173 (-14%)	1mo	$305,990	$141	43
313 Stratus Ln	0.59mi	5/3.0 (+1)	2,171 (-15%)	1mo	$326,990	$151	43

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: 30.8%
• Equity multiple: 2.24×
• Total profit: $39,835
• Equity at exit: $17,132

10-year hold

• IRR: 36.3%
• Equity multiple: 3.87×
• Total profit: $92,449
• Equity at exit: $9,934

Cash invested: $32,172 (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 78634

• Rents YoY: -2.4%
• Active inventory: 1033
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,337 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$28
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $1,024

Break-even live

Break-even rent $1,041

Max offer price $114,900

Occupancy floor 51%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 Big Sandy Creek Dr Hutto, TX	4.0	2.0	2035	$2,300	$1.13	43d	1	0.08mi
202 Big Sandy Creek Dr Hutto, TX	4.0	3.0	2282	$2,275	$1.00	43d	1	0.13mi
204 Big Sandy Creek Dr Hutto, TX	4.0	3.0	2314	$2,300	$0.99	43d	1	0.14mi
217 Greens Bayou Trl Hutto, TX	4.0	2.0	1837	$2,100	$1.14	4d	1	0.17mi
103 Barton Creek Ln Hutto, TX	4.0	3.0	2541	$2,590	$1.02	17d	1	0.20mi
231 Sweetwater Creek Ln Hutto, TX	4.0	2.0	1839	$2,290	$1.25	17d	1	0.37mi
207 Sweetwater Creek Ln Hutto, TX	4.0	2.0	1839	$1,995	$1.08	43d	1	0.40mi
110 Fort Clark Springs Dr Hutto, TX	4.0	2.0	1839	$2,100	$1.14	16d	1	0.42mi
125 Sweetwater Creek Ln Hutto, TX	4.0	2.0	1821	$2,000	$1.10	16d	1	0.44mi
122 Holmby Dr Hutto, TX	4.0	3.0	2012	$2,350	$1.17	17d	1	0.52mi
112 Holmby Dr Hutto, TX	4.0	3.0	2044	$2,299	$1.12	43d	1	0.53mi
313 Stratus LN Hutto, TX	5.0	3.0	2171	$2,125	$0.98	3d	1	0.58mi
518 Firedance CT Hutto, TX	4.0	2.0	1867	$1,995	$1.07	15d	1	0.58mi
106 Phillips St Hutto, TX	3.0	2.5	1930	$1,895	$0.98	12d	1	0.61mi
106 Phillips St Hutto, TX	3.0	2.5	1930	$1,895	$0.98	24d	1	0.61mi
209 Phillips St Hutto, TX	3.0	2.5	1920	$1,900	$0.99	24d	1	0.69mi
125 Painted Night Rd Hutto, TX	4.0	2.5	2000	$2,099	$1.05	43d	1	0.71mi
2001 Wynn Rd Hutto, TX	5.0	3.0	2902	$2,595	$0.89	17d	1	0.74mi
204 Dragonfly Park Hutto, TX	5.0	3.0	2483	$2,315	$0.93	43d	1	0.82mi
746 Carol Dr Hutto, TX	4.0	3.0	2298	$2,099	$0.91	2d	1	0.88mi
207 Flowers Ave Hutto, TX	3.0	2.5	1892	$2,000	$1.06	43d	1	0.88mi
741 Carol Dr Hutto, TX	3.0	2.0	1819	$2,150	$1.18	17d	1	0.89mi
113 Contrada Grace Ln Hutto, TX	4.0	3.5	2972	$3,000	$1.01	11d	1	0.89mi
741 Carol Dr Hutto, TX	3.0	2.0	1819	$2,150	$1.18	43d	1	0.89mi
202 Doodle Ln Hutto, TX	3.0	2.5	2015	$2,150	$1.07	24d	1	0.91mi
114 Contrada Grace Ln Hutto, TX	4.0	3.5	3096	$2,800	$0.90	43d	1	0.92mi
101 Red Buckeye St Hutto, TX	4.0	2.0	1919	$2,200	$1.15	43d	1	0.97mi
125 Watkinville Rd Hutto, TX	3.0	2.5	2015	$2,200	$1.09	24d	1	0.98mi
201 Brookside St Unit NA Hutto, TX	3.0	2.0	2112	$2,600	$1.23	2d	1	1.04mi
105 Ulmus St Hutto, TX	4.0	2.0	1919	$2,100	$1.09	43d	1	1.07mi
306 Stinchcomb Rd Hutto, TX	4.0	2.0	1943	$2,550	$1.31	43d	1	1.08mi
308 Monteforte Rd Hutto, TX	4.0	3.0	2651	$2,700	$1.02	4d	1	1.10mi
223 Chickasaw Ln Hutto, TX	4.0	3.0	2356	$2,300	$0.98	17d	1	1.11mi
223 Chickasaw Ln Hutto, TX	4.0	3.0	2356	$2,275	$0.97	4d	1	1.11mi
120 Thurman Holt Rd Hutto, TX	4.0	2.5	2707	$2,399	$0.89	4d	1	1.13mi
1015 Bluejack Way Hutto, TX	3.0	2.0	1767	$2,475	$1.40	4d	1	1.14mi
1005 Pallano Rd Hutto, TX	3.0	2.5	1910	$2,250	$1.18	17d	1	1.15mi
201 Chickasaw Ln Hutto, TX	4.0	3.5	3100	$2,900	$0.94	43d	1	1.22mi
901 Gray Fox Loop Hutto, TX	4.0	3.0	2286	$2,350	$1.03	4d	1	1.24mi
202 Fairmeadow Downs Dr Hutto, TX	4.0	2.5	2116	$2,225	$1.05	43d	1	1.25mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 14 events

1. 2026-04-09
   status Pending
2. 2026-03-24
   listed $114,900 Active
3. 2025-02-20
   price
4. 2025-02-07
   listed Active
5. 2024-01-08
   historical $2,395
6. 2023-11-22
   price $2,395
7. 2023-11-14
   listed $2,595
8. 2021-10-29
   soldstatus Closed 583-char remark

   Show marketing remark (583 chars)

   UNDER CONSTRUCTION - EST COMPLETION TBD. Great two story floor plan with room to grow! Thoughtful planning puts two bedrooms down and two up, with a spacious living area on each level! Bedroom 1 has a serious clothes lover's walk in closet, tile walk in shower, and double vanity! One of the few plans with 3 Full Baths, plus there's a covered patio, and oversized garage! We have a really great play ground and we're close to everything that gives Hutto its charm! 5 minutes to historic downtown Hutto and the Co Op District, and another 5 minutes to Dell Diamond and Kalahari!

9. 2021-06-16
   status Pending 583-char remark

   Show marketing remark (583 chars)

   UNDER CONSTRUCTION - EST COMPLETION TBD. Great two story floor plan with room to grow! Thoughtful planning puts two bedrooms down and two up, with a spacious living area on each level! Bedroom 1 has a serious clothes lover's walk in closet, tile walk in shower, and double vanity! One of the few plans with 3 Full Baths, plus there's a covered patio, and oversized garage! We have a really great play ground and we're close to everything that gives Hutto its charm! 5 minutes to historic downtown Hutto and the Co Op District, and another 5 minutes to Dell Diamond and Kalahari!

10. 2021-06-04
    historical 583-char remark

    Show marketing remark (583 chars)

    UNDER CONSTRUCTION - EST COMPLETION TBD. Great two story floor plan with room to grow! Thoughtful planning puts two bedrooms down and two up, with a spacious living area on each level! Bedroom 1 has a serious clothes lover's walk in closet, tile walk in shower, and double vanity! One of the few plans with 3 Full Baths, plus there's a covered patio, and oversized garage! We have a really great play ground and we're close to everything that gives Hutto its charm! 5 minutes to historic downtown Hutto and the Co Op District, and another 5 minutes to Dell Diamond and Kalahari!

11. 2021-04-19
    status Pending 583-char remark

    Show marketing remark (583 chars)

    UNDER CONSTRUCTION - EST COMPLETION TBD. Great two story floor plan with room to grow! Thoughtful planning puts two bedrooms down and two up, with a spacious living area on each level! Bedroom 1 has a serious clothes lover's walk in closet, tile walk in shower, and double vanity! One of the few plans with 3 Full Baths, plus there's a covered patio, and oversized garage! We have a really great play ground and we're close to everything that gives Hutto its charm! 5 minutes to historic downtown Hutto and the Co Op District, and another 5 minutes to Dell Diamond and Kalahari!

12. 2021-04-19
    price $358,100 583-char remark

    Show marketing remark (583 chars)

    UNDER CONSTRUCTION - EST COMPLETION TBD. Great two story floor plan with room to grow! Thoughtful planning puts two bedrooms down and two up, with a spacious living area on each level! Bedroom 1 has a serious clothes lover's walk in closet, tile walk in shower, and double vanity! One of the few plans with 3 Full Baths, plus there's a covered patio, and oversized garage! We have a really great play ground and we're close to everything that gives Hutto its charm! 5 minutes to historic downtown Hutto and the Co Op District, and another 5 minutes to Dell Diamond and Kalahari!

13. 2021-04-14
    price $344,990 583-char remark

    Show marketing remark (583 chars)

    UNDER CONSTRUCTION - EST COMPLETION TBD. Great two story floor plan with room to grow! Thoughtful planning puts two bedrooms down and two up, with a spacious living area on each level! Bedroom 1 has a serious clothes lover's walk in closet, tile walk in shower, and double vanity! One of the few plans with 3 Full Baths, plus there's a covered patio, and oversized garage! We have a really great play ground and we're close to everything that gives Hutto its charm! 5 minutes to historic downtown Hutto and the Co Op District, and another 5 minutes to Dell Diamond and Kalahari!

14. 2021-04-14
    listed $244,990 Active 583-char remark

    Show marketing remark (583 chars)

    UNDER CONSTRUCTION - EST COMPLETION TBD. Great two story floor plan with room to grow! Thoughtful planning puts two bedrooms down and two up, with a spacious living area on each level! Bedroom 1 has a serious clothes lover's walk in closet, tile walk in shower, and double vanity! One of the few plans with 3 Full Baths, plus there's a covered patio, and oversized garage! We have a really great play ground and we're close to everything that gives Hutto its charm! 5 minutes to historic downtown Hutto and the Co Op District, and another 5 minutes to Dell Diamond and Kalahari!

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $28,049
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$2,244
• − Management: −$2,244
• − HOA: −$336
• − Depreciation: −$3,343
• Taxable income: $11,148
• Est. tax owed @ 24.0%: −$2,676
• After-tax cash flow: $9,618/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

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates, including exterior siding repair and landscaping, to improve its condition and value.

Repairs flagged

• Major exterior siding — Significant damage and wear
• Major roof — No roof visible in the photo
• Major windows — No windows visible in the photo
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both exterior siding repair — Improves curb appeal and home value
• Both landscaping — Enhances curb appeal and home value
• Rental HVAC maintenance — Ensures comfort and reduces tenant complaints

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant damage and wear	Major	$15,000–50,000
roof · No roof visible in the photo	Major	$15,000–50,000
windows · No windows visible in the photo	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both exterior siding repair — Improves curb appeal and home value ↑
• Both landscaping — Enhances curb appeal and home value ↑
• Rental HVAC maintenance — Ensures comfort and reduces tenant complaints ↑

ⓘ 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 — 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

• Census place: Hutto, TX
• County: Williamson County · 680,029 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: 410.0

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 0.62)
• 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: —

Market trends

• HPI YoY: ▼ -106.56%
• Current HPI: 194.2221
• Rent YoY: ▼ -2.41%
• 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

-53.1% since first listed

14 events — show timeline

• 2026-04-09 Pending — Unlock MLS
• 2026-03-24 Listed $114,900 Unlock MLS
• 2025-02-20 Price Changed — Unlock MLS
• 2025-02-07 Listed — Unlock MLS
• 2024-01-08 Rental Removed $2,395 ACTRIS
• 2023-11-22 Price Changed $2,395 ACTRIS
• 2023-11-14 Listed for Rent $2,595 ACTRIS
• 2021-10-29 Sold (MLS) — Unlock MLS
• 2021-06-16 Pending — Unlock MLS
• 2021-06-04 Delisted — Unlock MLS
• 2021-04-19 Pending — Unlock MLS
• 2021-04-19 Price Changed $358,100 Unlock MLS
• 2021-04-14 Price Changed $344,990 Unlock MLS
• 2021-04-14 Listed $244,990 Unlock MLS

Property tax history

+46.2%/yr

Latest (2026): $8,556 · -4.2% YoY. Source: county tax records.