8605 Fireside Dr · Austin, TX 78757

$299,000

8 bd · 6.0 ba · 3,520 sqft · MultiFamily public records · 56 Days on market

Built 1968 8,929 sqft lot $85/sqft · 58% below area ↓ 11% 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 +4.1/5.0
• Schools +3.4/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Exceptional value-add fourplex opportunity in a rapidly growing North Austin location. This two-story multifamily property offers a rare chance for investors to reposition and unlock significant upside through renovation and improved management. The building features a classic layout with four individual units, each with its own private entrance, making it ideal for both long-term rental strategies and potential future upgrades. Situated on a sizable lot with ample surrounding space, the property includes off-street parking and a functional footprint that lends itself well to a full exterior and interior refresh. The structure presents a strong foundation for renovation, with visible opportunities to enhance curb appeal, modernize interiors, and increase rental income. With the right improvements, this asset has the potential to perform well above its current condition. Located just minutes from major Austin corridors, including quick access to Hwy 183, Mopac, and nearby employment hubs, the property benefits from strong rental demand in the area. Residents will appreciate proximity to shopping, dining, and everyday conveniences, making this an attractive location for tenants seeking affordability with accessibility. Whether you’re an experienced investor looking for your next project or a buyer seeking a multifamily asset with upside in a high-demand market, 8605 Fireside Dr presents a compelling opportunity to add value and build long-term equity. Buyer and buyers agent to verify all MLS info.

Key facts

• Strong foundation
• Private entrance
• Quick access

Tags

• PRIVATE ENTRANCE
• OFF-STREET PARKING
• SIZABLE LOT
• STRONG FOUNDATION
• QUICK ACCESS
• PROXIMITY TO SHOPPING

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.5-bath units multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $574/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $299k).
• Recommended offer: $290k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 1.8% in Austin — 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 82/100 on livability (#16 in TX, #1,208 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living D, crime F.
• Austin ISD (urban): math 33% / reading 44% proficiency, ranked #431 of 826 in TX (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.3%/yr); 206 active listings in the ZIP; solid renter incomes; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
• At $6,017/mo this rent would consume 70% of the median local household income ($104k/yr) (locally 763% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Travis County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $84k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $36k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• 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 $290,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.01% ✓
• Cap rate: 15.50%
• Cash-on-cash: 32.89%
• DSCR: 2.46
• GRM: 4.1

CMA / ARV

• ARV (median comp): $713,836
• List price: $299,000
• Delta: -58.11%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1904 Hearthstone Dr	0.10mi	8/4.0	3,584 (+2%)	6mo	$875,000	$244	79

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 2.05×
• Total profit: $87,895
• Equity at exit: $44,582

10-year hold

• IRR: 32.5%
• Equity multiple: 3.70×
• Total profit: $225,923
• Equity at exit: $25,852

Cash invested: $83,720 (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 78757

• Rents YoY: 1.3%
• Active inventory: 206
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $6,017 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$766 /mo · $9,197/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,264
• Net cashflow: $2,294

Break-even live

Break-even rent $3,113

Max offer price $299,000

Occupancy floor 57%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.5	$6,016
Total (4 units)			$6,017

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $299,000 Active 56 DOM
2. 2026-06-17
   days on market $299,000 Active 55 DOM
3. 2026-06-16
   days on market $299,000 Active 54 DOM
4. 2026-06-15
   days on market $299,000 Active 53 DOM
5. 2026-06-13
   days on market $299,000 Active 51 DOM
6. 2026-06-09
   days on market $299,000 Active 47 DOM
7. 2026-06-08
   days on market $299,000 Active 46 DOM
8. 2026-06-07
   days on market $299,000 Active 45 DOM
9. 2026-06-05
   days on market $299,000 Active 42 DOM
10. 2026-06-03
    days on market $299,000 Active 41 DOM
11. 2026-06-02
    days on market $299,000 Active 40 DOM
12. 2026-06-01
    days on market $299,000 Active 39 DOM
13. 2026-05-31
    days on market $299,000 Active 38 DOM
14. 2026-04-23
    listed $335,000 Active 1526-char remark

    Show marketing remark (1526 chars)

    Exceptional value-add fourplex opportunity in a rapidly growing North Austin location. This two-story multifamily property offers a rare chance for investors to reposition and unlock significant upside through renovation and improved management. The building features a classic layout with four individual units, each with its own private entrance, making it ideal for both long-term rental strategies and potential future upgrades. Situated on a sizable lot with ample surrounding space, the property includes off-street parking and a functional footprint that lends itself well to a full exterior and interior refresh. The structure presents a strong foundation for renovation, with visible opportunities to enhance curb appeal, modernize interiors, and increase rental income. With the right improvements, this asset has the potential to perform well above its current condition. Located just minutes from major Austin corridors, including quick access to Hwy 183, Mopac, and nearby employment hubs, the property benefits from strong rental demand in the area. Residents will appreciate proximity to shopping, dining, and everyday conveniences, making this an attractive location for tenants seeking affordability with accessibility. Whether you’re an experienced investor looking for your next project or a buyer seeking a multifamily asset with upside in a high-demand market, 8605 Fireside Dr presents a compelling opportunity to add value and build long-term equity. Buyer and buyers agent to verify all MLS info.

15. 2018-10-05
    soldstatus
16. 2018-10-04
    soldstatus Sold 560-char remark

    Show marketing remark (560 chars)

    DO NOT disturb tenants. Perfect for investors looking for fixer upper/buy & hold props in hot ARV / steady rent market. All units are 2 Bds/1.5 Ba/1 Liv/1 Din/2 stories. Two units (#103, 104) are tenant occupied at $950/mth, M2M lease. MLS provides tax & sales related records, numerical representations, incl lot size & sq ft, that are drawn from public sources. This info is deemed reliable, but not guaranteed. It is sole responsibility of buyer/buyer's agent to verify any/all info important to buyer. FEMA - Unknown Restrictions: Unknown

17. 2018-09-11
    status Pending 560-char remark

    Show marketing remark (560 chars)

    DO NOT disturb tenants. Perfect for investors looking for fixer upper/buy & hold props in hot ARV / steady rent market. All units are 2 Bds/1.5 Ba/1 Liv/1 Din/2 stories. Two units (#103, 104) are tenant occupied at $950/mth, M2M lease. MLS provides tax & sales related records, numerical representations, incl lot size & sq ft, that are drawn from public sources. This info is deemed reliable, but not guaranteed. It is sole responsibility of buyer/buyer's agent to verify any/all info important to buyer. FEMA - Unknown Restrictions: Unknown

18. 2018-08-28
    status Pending - Taking Backups 560-char remark

    Show marketing remark (560 chars)

    DO NOT disturb tenants. Perfect for investors looking for fixer upper/buy & hold props in hot ARV / steady rent market. All units are 2 Bds/1.5 Ba/1 Liv/1 Din/2 stories. Two units (#103, 104) are tenant occupied at $950/mth, M2M lease. MLS provides tax & sales related records, numerical representations, incl lot size & sq ft, that are drawn from public sources. This info is deemed reliable, but not guaranteed. It is sole responsibility of buyer/buyer's agent to verify any/all info important to buyer. FEMA - Unknown Restrictions: Unknown

19. 2018-08-08
    status Active 560-char remark

    Show marketing remark (560 chars)

    DO NOT disturb tenants. Perfect for investors looking for fixer upper/buy & hold props in hot ARV / steady rent market. All units are 2 Bds/1.5 Ba/1 Liv/1 Din/2 stories. Two units (#103, 104) are tenant occupied at $950/mth, M2M lease. MLS provides tax & sales related records, numerical representations, incl lot size & sq ft, that are drawn from public sources. This info is deemed reliable, but not guaranteed. It is sole responsibility of buyer/buyer's agent to verify any/all info important to buyer. FEMA - Unknown Restrictions: Unknown

20. 2018-07-26
    status Pending - Taking Backups 560-char remark

    Show marketing remark (560 chars)

    DO NOT disturb tenants. Perfect for investors looking for fixer upper/buy & hold props in hot ARV / steady rent market. All units are 2 Bds/1.5 Ba/1 Liv/1 Din/2 stories. Two units (#103, 104) are tenant occupied at $950/mth, M2M lease. MLS provides tax & sales related records, numerical representations, incl lot size & sq ft, that are drawn from public sources. This info is deemed reliable, but not guaranteed. It is sole responsibility of buyer/buyer's agent to verify any/all info important to buyer. FEMA - Unknown Restrictions: Unknown

21. 2018-07-25
    listed $375,000 Active 560-char remark

    Show marketing remark (560 chars)

    DO NOT disturb tenants. Perfect for investors looking for fixer upper/buy & hold props in hot ARV / steady rent market. All units are 2 Bds/1.5 Ba/1 Liv/1 Din/2 stories. Two units (#103, 104) are tenant occupied at $950/mth, M2M lease. MLS provides tax & sales related records, numerical representations, incl lot size & sq ft, that are drawn from public sources. This info is deemed reliable, but not guaranteed. It is sole responsibility of buyer/buyer's agent to verify any/all info important to buyer. FEMA - Unknown Restrictions: Unknown

22. 2018-07-19
    historical $375,000 560-char remark

    Show marketing remark (560 chars)

    DO NOT disturb tenants. Perfect for investors looking for fixer upper/buy & hold props in hot ARV / steady rent market. All units are 2 Bds/1.5 Ba/1 Liv/1 Din/2 stories. Two units (#103, 104) are tenant occupied at $950/mth, M2M lease. MLS provides tax & sales related records, numerical representations, incl lot size & sq ft, that are drawn from public sources. This info is deemed reliable, but not guaranteed. It is sole responsibility of buyer/buyer's agent to verify any/all info important to buyer. FEMA - Unknown Restrictions: Unknown

23. 2005-08-03
    soldstatus
24. 2004-06-14
    soldstatus
25. 2003-03-19
    soldstatus
26. 1993-05-14
    soldstatus
27. 1984-07-18
    soldstatus
28. 1979-10-24
    soldstatus
29. 1977-07-13
    soldstatus

ⓘ 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: $9,197 · $766/mo
• Projected year-2 tax: $9,197 · $766/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 1/10 Low
• 🌡 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: $72,204
• − Mortgage interest: −$16,749
• − Property taxes: −$9,197
• − Insurance: −$1,495
• − Repairs & maintenance: −$5,776
• − Management: −$5,776
• − Depreciation: −$8,698
• Taxable income: $24,513
• Est. tax owed @ 24.0%: −$5,883
• After-tax cash flow: $21,650/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: Austin ISD
• NCES district ID: 4808940
• Math proficiency: 33% ▼ -19.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $54,627
• Composite: 33.65/100
• National rank: #5397
• State rank: #431 of 826 in TX

Livability — Austin

• Score: 82/100
• State rank: #16
• US rank: #1208

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Austin, TX
• County: Travis County · 1,299,254 people
• City population: 1,066,854
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 23,856
• Household income: $103,860
• Rent vs Own: 40.1% rent · 59.9% own
• Severe rent burden: 763.0

Population outlook (Travis County) Hauer SSP2

• Today (2025): 1,545,133 people
• By 2030: 1,729,269 · +11.9%
• By 2040: 2,097,596 · +35.8%
• By 2050: 2,463,890 · +59.5%
• By 2075: 3,249,374 · +110.3%
• By 2100: 3,801,868 · +146.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 20% Two or more races 16% Asian 4% Black 4%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 3% Scotch-Irish 3% Slovak 3%
• Foreign-born: 10% · Canada, South Korea, China
• Languages at home: 80% English-only · Spanish 15% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Travis

• 2024 margin: Solid D (+39.3) · D 68.8% · R 29.4% · Other 1.8%
• 2008→2024 swing: +9.9pp toward D · 2008: 29.4pp · 2024: 39.3pp
• All cycles: 2024: D+39.3 2020: D+45.0 2016: D+38.9 2012: D+23.9 2008: D+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -896.70%
• Current HPI: 242.6248
• Rent YoY: ▲ 1.30%
• 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

-10.7% since first listed

16 events — show timeline

• 2026-04-23 Listed $335,000 Unlock MLS
• 2018-10-05 Sold (Public Records) — Public Records
• 2018-10-04 Sold (MLS) — Unlock MLS
• 2018-09-11 Pending — Unlock MLS
• 2018-08-28 Pending — Unlock MLS
• 2018-08-08 Relisted — Unlock MLS
• 2018-07-26 Pending — Unlock MLS
• 2018-07-25 Listed $375,000 Unlock MLS
• 2018-07-19 Coming Soon $375,000 Unlock MLS
• 2005-08-03 Sold (Public Records) — Public Records
• 2004-06-14 Sold (Public Records) — Public Records
• 2003-03-19 Sold (Public Records) — Public Records
• 1993-05-14 Sold (Public Records) — Public Records
• 1984-07-18 Sold (Public Records) — Public Records
• 1979-10-24 Sold (Public Records) — Public Records
• 1977-07-13 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2026): $9,197 · -5.9% YoY. Source: county tax records.