Brahman Plan · Austin, TX 78652

$396,990

4 bd · 2.5 ba · 2,391 sqft · SingleFamily · 613 Days on market

Excellent condition ↓ 22% 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 +6.0/30.0
• Condition / age +4.8/5.0
• Livability +4.1/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Brahman plan, offering a generous 2,391-2,441 square feet of luxurious living space. This brand-new construction is a masterpiece of modern design, seamlessly blending style and functionality to create the perfect home for you and your family. Every inch of this floorplan has been thoughtfully crafted to provide both comfort and elegance, making it a truly inviting space where cherished memories are waiting to be made.

Key facts

• 2 garage spots
• Listed 612 days

🏗️ New construction. The $396,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $437,490.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $397k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-836 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (30.2% below list).
• Recommended offer: $277k (30.2% below list) — sets the bar for 1% rule.
• Cap rate 4.0% 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: 138 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 17,121 units permitted in Travis County in 2024 (11,963 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 $13k 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.

Negotiation context

• It's been on market 613 days — a 12% lower offer ($349k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $276,938 (30.2% 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 613 days. Have you received any prior offers? Is the seller open to a 30% 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. 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?
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: 0.63% ✗
• Cap rate: 4.00%
• Cash-on-cash: -8.19%
• DSCR: 0.64
• GRM: 13.2

CMA / ARV

• ARV (median comp): $437,490
• List price: $396,990
• Delta: -9.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13106 Incline Dr	0.07mi	4/2.5	2,441 (+2%)	2mo	$421,990	$173	92
13211 Stabler Dr	0.14mi	4/2.5	2,441 (+2%)	2mo	$419,990	$172	88
13207 Keefer Dr	0.19mi	4/2.5	2,441 (+2%)	2mo	$419,990	$172	86
13217 Stabler Dr	0.15mi	3/3.0 (-1)	2,434 (+2%)	3mo	$434,990	$179	81
13213 Stabler Dr	0.15mi	4/3.0	2,251 (-6%)	2mo	$415,990	$185	80
13202 Stabler Dr	0.16mi	4/3.0	2,251 (-6%)	3mo	$429,990	$191	78
13208 Stabler Dr	0.16mi	4/3.0	2,251 (-6%)	3mo	$416,990	$185	78
13209 Keefer Dr	0.19mi	3/2.5 (-1)	2,251 (-6%)	0mo	$419,990	$187	76
602 Allende Bnd	0.31mi	4/3.5	2,656 (+11%)	0mo	$440,000	$166	63
301 Twin Creek Rd	0.69mi	5/3.0 (+1)	2,361 (-1%)	3mo	$550,000	$233	56
12712 Twisted Root Dr	0.70mi	4/3.0	2,260 (-6%)	1mo	$435,000	$192	55
228 Tangled Brush Dr	0.63mi	4/2.5	2,057 (-14%)	1mo	$444,900	$216	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -30.7%
• Equity multiple: -0.01×
• Total profit: $-124,069
• Equity at exit: $65,231

10-year hold

• IRR: -33.1%
• Equity multiple: -0.44×
• Total profit: $-176,395
• Equity at exit: $37,826

Cash invested: $122,497 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 52 active · 30 under contract
• Months of supply: 11.6 mo (9%/mo absorbed)
• Median asking: $414,995 ($189/sqft)
• Median days on market: 81 d
• This list price: 37% of active listings are priced below it
• ARV vs active asking: -3.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78652

• Active inventory: 138
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,769 high
• Mortgage (P&I): −$2,294
• Tax est. 1.5%: −$547 /mo · $6,562/yr
• Insurance: −$182
• HOA: −$0
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $-836

Break-even live

Break-even rent $3,827

Max offer price $316,580

Occupancy floor —

Sensitivity live

Price	-10% $-533	-5% $-684	+0% $-836	+5% $-987	+10% $-1,138
Rent	-10% $-1,054	-5% $-945	+0% $-836	+5% $-726	+10% $-617
Rate	-1.0pp $-615	-0.5pp $-724	base $-836	+0.5pp $-949	+1.0pp $-1,064

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: $109,372
• Closing costs: $13,125
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13102 Incline Dr #156 Manchaca, TX	3.0	2.0	1739	$2,495	$1.43	38d	1	0.07mi
13004 Bloomington Dr Austin, TX	3.0	2.5	2200	$2,595	$1.18	120d	1	0.13mi
13004 Bloomington Dr Austin, TX	3.0	2.5	2200	$2,595	$1.18	101d	1	0.13mi
806 Dayton Dr Unit 110 Manchaca, TX	3.0	2.5	1869	$2,395	$1.28	109d	1	0.21mi
12901 Stanford Dr Austin, TX	4.0	2.5	2429	$2,649	$1.09	132d	1	0.21mi
12803 Stanford Dr Austin, TX	3.0	2.0	1740	$2,450	$1.41	155d	1	0.28mi
12702 Bloomington Dr Austin, TX	3.0	2.5	1842	$2,390	$1.30	10d	1	0.35mi
12613 Stanford Dr Unit 86 Manchaca, TX	3.0	2.5	2038	$2,500	$1.23	10d	1	0.36mi
13207 Easley Dr Unit 1039127P Manchaca, TX	4.0	2.0	1797	$6,005	$3.34	0d	1	0.61mi
232 Tangled Brush Dr Manchaca, TX	3.0	2.5	2109	$2,750	$1.30	85d	1	0.65mi
12407 Altamira St Austin, TX	3.0	2.5	2501	$2,895	$1.16	10d	1	0.69mi
12613 Twisted Root Dr Unit 1 Manchaca, TX	4.0	3.5	3211	$2,800	$0.87	103d	1	0.72mi
701 Cardenas Ln Austin, TX	3.0	2.0	2061	$2,700	$1.31	2d	1	0.73mi
500 Cardenas Ln Austin, TX	4.0	3.5	2122	$2,700	$1.27	7d	1	0.77mi
500 Cardenas Ln Austin, TX	4.0	3.5	2122	$2,600	$1.23	10d	1	0.77mi
615 Linares Ln Austin, TX	3.0	2.0	1833	$2,395	$1.31	10d	1	0.78mi
601 Puerta Vallarta Ln Austin, TX	3.0	2.0	1843	$2,490	$1.35	184d	1	0.84mi
707 Allende Bnd Manchaca, TX	3.0	2.0	1833	$2,400	$1.31	19d	1	0.87mi
716 Allende Bnd Manchaca, TX	3.0	2.0	1833	$2,390	$1.30	19d	1	0.88mi
607 Allende Bnd Austin, TX	5.0	3.5	3327	$3,200	$0.96	26d	1	0.89mi
607 Allende Bnd Austin, TX	5.0	3.5	3327	$3,695	$1.11	87d	1	0.89mi
12215 Coronilla Bnd Manchaca, TX	4.0	3.0	2372	$2,895	$1.22	145d	1	1.02mi
12215 Coronilla Bnd Manchaca, TX	4.0	3.0	2372	$2,900	$1.22	164d	1	1.02mi
12215 Coronilla Bnd Manchaca, TX	4.0	3.0	2372	$2,895	$1.22	130d	1	1.02mi
12213 Coronilla Bnd Manchaca, TX	4.0	3.5	2739	$3,100	$1.13	103d	1	1.02mi
12202 Perritos Pl Austin, TX	4.0	3.5	2656	$3,096	$1.17	6d	1	1.08mi
12202 Perritos Pl Austin, TX	4.0	3.0	2656	$3,096	$1.17	0d	1	1.08mi
12000 S Interstate 35 Austin, TX	1.0–4.0	1.0–4.0	1294	$2,273	$1.76	0d	22	1.37mi
4909 Sea Salt Dr Austin, TX	5.0	3.0	2728	$2,999	$1.10	74d	1	1.46mi

Listing history 50 events

1. 2026-11-08
   days on market $396,990 Active 613 DOM
2. 2026-11-07
   days on market $396,990 Active 612 DOM
3. 2026-11-06
   days on market $396,990 Active 611 DOM
4. 2026-11-05
   days on market $396,990 Active 610 DOM
5. 2026-11-04
   days on market $396,990 Active 609 DOM
6. 2026-11-02
   days on market $396,990 Active 607 DOM
7. 2026-11-01
   days on market $396,990 Active 606 DOM
8. 2026-10-31
   days on market $396,990 Active 605 DOM
9. 2026-10-30
   days on market $396,990 Active 604 DOM
10. 2026-10-29
    days on market $396,990 Active 603 DOM
11. 2026-10-28
    days on market $396,990 Active 602 DOM
12. 2026-10-27
    days on market $396,990 Active 601 DOM
13. 2026-10-26
    days on market $396,990 Active 600 DOM
14. 2026-10-26
    days on market $396,990 Active 599 DOM
15. 2026-10-24
    days on market $396,990 Active 598 DOM
16. 2026-10-23
    days on market $396,990 Active 597 DOM
17. 2026-10-22
    days on market $396,990 Active 596 DOM
18. 2026-10-21
    days on market $396,990 Active 595 DOM
19. 2026-10-20
    days on market $396,990 Active 594 DOM
20. 2026-10-19
    days on market $396,990 Active 593 DOM
21. 2026-10-18
    days on market $396,990 Active 592 DOM
22. 2026-10-17
    days on market $396,990 Active 591 DOM
23. 2026-10-16
    days on market $396,990 Active 590 DOM
24. 2026-10-15
    days on market $396,990 Active 589 DOM
25. 2026-10-14
    days on market $396,990 Active 588 DOM
26. 2026-10-13
    days on market $396,990 Active 587 DOM
27. 2026-10-12
    days on market $396,990 Active 586 DOM
28. 2026-10-11
    days on market $396,990 Active 585 DOM
29. 2026-10-10
    days on market $396,990 Active 584 DOM
30. 2026-10-09
    days on market $396,990 Active 583 DOM
31. 2026-10-08
    days on market $396,990 Active 582 DOM
32. 2026-10-07
    days on market $396,990 Active 581 DOM
33. 2026-10-06
    days on market $396,990 Active 580 DOM
34. 2026-10-05
    days on market $396,990 Active 579 DOM
35. 2026-10-04
    days on market $396,990 Active 578 DOM
36. 2026-10-04
    days on market $396,990 Active 577 DOM
37. 2026-10-02
    days on market $396,990 Active 576 DOM
38. 2026-10-01
    days on market $396,990 Active 575 DOM
39. 2026-09-30
    days on market $396,990 Active 574 DOM
40. 2026-09-29
    days on market $396,990 Active 573 DOM
41. 2026-09-28
    days on market $396,990 Active 572 DOM
42. 2026-09-27
    days on market $396,990 Active 571 DOM
43. 2026-09-25
    days on market $396,990 Active 569 DOM
44. 2026-09-24
    days on market $396,990 Active 568 DOM
45. 2026-09-23
    days on market $396,990 Active 567 DOM
46. 2026-09-22
    days on market $396,990 Active 566 DOM
47. 2026-09-20
    days on market $396,990 Active 564 DOM
48. 2026-09-19
    days on market $396,990 Active 563 DOM
49. 2026-09-18
    days on market $396,990 Active 562 DOM
50. 2026-09-17
    days on market $396,990 Active 561 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,233
• − Mortgage interest: −$24,506
• − Property taxes: −$6,562
• − Insurance: −$2,187
• − Repairs & maintenance: −$2,659
• − Management: −$2,659
• − Depreciation: −$12,727
• Taxable loss: −$18,068
• Est. tax savings @ 24.0%: +$4,336
• After-tax cash flow: $-5,691/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 Brahman plan home is in excellent condition with no visible repairs needed. It offers a luxurious and modern living space with high-end finishes and a well-maintained exterior. Consider landscaping and exterior painting to further enhance its curb appeal and value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint can improve curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑

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

A Composite livability gradescore 82/100

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 · 1,545,133 people
• City population: 1,066,854
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 5,287
• Household income: $133,368
• Rent vs Own: 12.9% rent · 87.1% own

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 47% Hispanic / Latino 41% Two or more races 20% Black 4%
• Hispanic origin (detail): Mexican 29%
• Languages at home: 73% English-only · Spanish 26% Vietnamese 1%

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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: ▼ -177.32%
• Current HPI: 233.9814
• Rent YoY: —
• Metro: Austin-Round Rock-Georgetown, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-22.5% since first listed

8 events — show timeline

• 2026-05-06 Price Changed $392,990 Zillow
• 2026-03-25 Price Changed $390,990 Zillow
• 2026-03-17 Price Changed $389,990 Zillow
• 2026-02-21 Price Changed $388,990 Zillow
• 2026-02-17 Price Changed $387,990 Zillow
• 2025-12-04 Price Changed $386,990 Zillow
• 2025-06-30 Price Changed $476,990 Zillow
• 2025-03-06 Listed $506,990 Zillow