6102 Parkwood Dr · Austin, TX 78735

$525,000

4 bd · 5.0 ba · 2,256 sqft · MultiFamily public records · 47 Days on market

Built 1984 0.38 ac lot $233/sqft · 10% below area Est $584k · 10% under

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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 +12.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.2/30.0
• Livability +4.1/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Rent growth +1.4/5.0
• DSCR +0.5/10.0

Multi-family units

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

Listing remarks MLS

Bring your investors! Great opportunity to own a Duplex in the growing Oak Hill area. Unit A & B are mirrored floor plans with 2 bedrooms and 2 full baths upstairs, perfect for roommates & large living with1/2 bath downstairs. Tile and laminate wood flooring throughout, fireplace, garage, washer & dryer hookups and large separated fenced backyard/property line extends beyond back fence and backs to greenspace. Unit A updates include: HVAC (2025), quartz counters, fixtures, newer appliances, blinds and windows. Unit B include HVAC (2023), paint, dishwasher, microwave and new fence.

Key facts

• Large living
• Newer appliances
• Duplex

Tags

• DUPLEX
• MIRRORED FLOOR PLANS
• LARGE LIVING
• FIREPLACE
• UPDATED WITH QUARTZ COUNTERS
• NEWER APPLIANCES

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.5-bath units multifamily listed at $525k.

Deal economics

• At list price, monthly cash flow is $-959 ($-12k/yr) — negative. Per door: $-480/mo.
• To cash-flow at today's rent, offer at most $356k (32.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $366k (30.2% below list).
• Recommended offer: $356k (32.3% below list) — sets the bar for cash-flow.
• Cap rate 4.1% 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 falling (-4.4%/yr); 83 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
• This rent runs 32% of the median local income ($139k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $56k of equity ($4k loan paydown + $52k appreciation (10.0% local appreciation)).
• Travis County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$90k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($509k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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.
• Current owner paid $64k; list at $525k implies a 714% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $355,510 (32.3% 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 47 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.70% ✗
• Cap rate: 4.10%
• Cash-on-cash: -7.83%
• DSCR: 0.65
• GRM: 11.9

CMA / ARV

• ARV (median comp): $583,566
• List price: $525,000
• Delta: -10.04%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.46×
• Total profit: $214,278
• Equity at exit: $472,962

10-year hold

• IRR: 16.3%
• Equity multiple: 5.49×
• Total profit: $660,227
• Equity at exit: $1,019,960

Cash invested: $147,000 (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 78735

• Home prices YoY: 26.7%
• Rents YoY: -4.4%
• Active inventory: 83
• Price-to-rent: 23.9×

Monthly cashflow live

• Estimated rent: $3,664 high
• Mortgage (P&I): −$2,753
• Tax from tax record: −$882 /mo · $10,585/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$769
• Net cashflow: $-959

Break-even live

Break-even rent $4,878

Max offer price $355,510

Occupancy floor —

Sensitivity live

Price	-10% $-662	-5% $-811	+0% $-959	+5% $-1,108	+10% $-1,257
Rent	-10% $-1,249	-5% $-1,104	+0% $-959	+5% $-815	+10% $-670
Rate	-1.0pp $-695	-0.5pp $-826	base $-959	+0.5pp $-1,095	+1.0pp $-1,234

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2.5	$3,664
Total (2 units)			$3,664

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6200 School Rd Austin, TX	3.0	1.0–3.5	1284	$3,488	$2.72	0d	119	0.12mi
5711 Vega Ave Unit 711 Austin, TX	3.0	2.0	1940	$2,757	$1.42	14d	1	0.18mi
5711 Vega Ave Unit 5744 Austin, TX	3.0	2.0	1940	$2,757	$1.42	0d	1	0.25mi
6401 Rialto Blvd Austin, TX	1.0–3.0	1.0–2.0	1118	$2,686	$2.40	4d	20	0.68mi
6407 Rialto Blvd Austin, TX	3.0	2.0	1576	$2,567	$1.63	45d	1	0.77mi
7016 Bending Oak Rd Unit a Austin, TX	3.0	2.5	2100	$3,950	$1.88	45d	1	0.99mi
7172 Ridge Oak Rd Austin, TX	3.0	2.0	1915	$3,100	$1.62	19d	1	1.04mi
4901 Wing Rd Austin, TX	4.0	2.0	1940	$2,550	$1.31	45d	1	1.05mi
6703 Hill Oaks Dr Unit A Austin, TX	3.0	2.5	2599	$1,975	$0.76	25d	1	1.06mi
6211 Sunkist Ln Unit 6211 Austin, TX	4.0	2.0	1627	$2,700	$1.66	45d	1	1.08mi
6304 Steep Cactus Trl Austin, TX	3.0	2.5	1628	$2,861	$1.76	6d	1	1.26mi
6121 Oliver Loving Trl Austin, TX	3.0	2.5	2460	$3,500	$1.42	0d	1	1.29mi
7808 Meloncon Cv Austin, TX	4.0	3.5	3182	$3,199	$1.01	45d	1	1.50mi

Listing history 33 events

1. 2026-06-21
   days on market $525,000 Active 47 DOM
2. 2026-06-18
   days on market $525,000 Active 44 DOM
3. 2026-06-17
   days on market $525,000 Active 43 DOM
4. 2026-06-16
   days on market $525,000 Active 42 DOM
5. 2026-06-15
   days on market $525,000 Active 41 DOM
6. 2026-06-13
   days on market $525,000 Active 39 DOM
7. 2026-06-09
   days on market $525,000 Active 35 DOM
8. 2026-06-08
   days on market $525,000 Active 34 DOM
9. 2026-06-07
   days on market $525,000 Active 33 DOM
10. 2026-06-05
    days on market $525,000 Active 30 DOM
11. 2026-06-03
    days on market $525,000 Active 29 DOM
12. 2026-06-02
    days on market $525,000 Active 28 DOM
13. 2026-06-01
    days on market $525,000 Active 27 DOM
14. 2026-05-31
    days on market $525,000 Active 26 DOM
15. 2026-05-05
    price $540,000 605-char remark

    Show marketing remark (605 chars)

    Bring your investors! Great opportunity to own a Duplex in the growing Oak Hill area. Unit A & B are mirrored floor plans with 2 bedrooms and 2 full baths upstairs, perfect for roommates & large living with1/2 bath downstairs. Tile and laminate wood flooring throughout, fireplace, garage, washer & dryer hookups and large separated fenced backyard/property line extends beyond back fence and backs to greenspace. Unit A updates include: HVAC (2025), quartz counters, fixtures, newer appliances, blinds and windows. Unit B include HVAC (2023), paint, dishwasher, microwave and new fence.

16. 2026-02-23
    listed $550,000 Active 605-char remark

    Show marketing remark (605 chars)

    Bring your investors! Great opportunity to own a Duplex in the growing Oak Hill area. Unit A & B are mirrored floor plans with 2 bedrooms and 2 full baths upstairs, perfect for roommates & large living with1/2 bath downstairs. Tile and laminate wood flooring throughout, fireplace, garage, washer & dryer hookups and large separated fenced backyard/property line extends beyond back fence and backs to greenspace. Unit A updates include: HVAC (2025), quartz counters, fixtures, newer appliances, blinds and windows. Unit B include HVAC (2023), paint, dishwasher, microwave and new fence.

17. 2025-06-29
    historical $1,250
18. 2025-06-16
    price
19. 2025-05-13
    listed $1,250
20. 2025-04-15
    listed Active
21. 2021-02-09
    soldstatus
22. 2021-02-05
    soldstatus Closed
23. 2021-01-21
    status Pending
24. 2021-01-09
    historical Active Under Contract
25. 2021-01-06
    status Active
26. 2021-01-03
    historical Active Under Contract
27. 2021-01-01
    listed $459,900 Active
28. 2012-04-26
    soldstatus
29. 2007-07-06
    soldstatus
30. 2007-05-22
    historical
31. 2007-04-12
    listed $219,900
32. 1990-11-02
    soldstatus $64,500
33. 1985-10-09
    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: $10,585 · $882/mo
• Projected year-2 tax: $10,585 · $882/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $43,968
• − Mortgage interest: −$29,408
• − Property taxes: −$10,585
• − Insurance: −$2,625
• − Repairs & maintenance: −$3,517
• − Management: −$3,517
• − Depreciation: −$15,273
• Taxable loss: −$20,958
• Est. tax savings @ 24.0%: +$5,030
• After-tax cash flow: $-6,483/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): 20,996
• Household income: $139,191
• Rent vs Own: 53.5% rent · 46.5% own
• Severe rent burden: 884.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 18% Two or more races 11% Asian 8% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 6% Lithuanian 4% Slovak 2%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 13% Other Asian/Pacific 2% Other Indo-European 2%

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: ▲ 113.90%
• Current HPI: 540.22
• Rent YoY: ▼ -4.41%
• 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

+737.2% since first listed

19 events — show timeline

• 2026-05-05 Price Changed $540,000 Unlock MLS
• 2026-02-23 Listed $550,000 Unlock MLS
• 2025-06-29 Rental Removed $1,250 SHOWMOJO
• 2025-06-16 Price Changed — Unlock MLS
• 2025-05-13 Listed for Rent $1,250 SHOWMOJO
• 2025-04-15 Listed — Unlock MLS
• 2021-02-09 Sold (Public Records) — Public Records
• 2021-02-05 Sold (MLS) — Unlock MLS
• 2021-01-21 Pending — Unlock MLS
• 2021-01-09 Contingent — Unlock MLS
• 2021-01-06 Relisted — Unlock MLS
• 2021-01-03 Contingent — Unlock MLS
• 2021-01-01 Listed $459,900 Unlock MLS
• 2012-04-26 Sold (Public Records) — Public Records
• 2007-07-06 Sold (MLS) — Unlock MLS
• 2007-05-22 Delisted — Unlock MLS
• 2007-04-12 Listed $219,900 Unlock MLS
• 1990-11-02 Sold (Public Records) $64,500 Public Records
• 1985-10-09 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2026): $10,585 · -6.5% YoY. Source: county tax records.