6009 Randleman Dr · Austin, TX 78617

$255,000

3 bd · 3.0 ba · 2,068 sqft · SingleFamily public records · 12 Days on market

Built 2012 4,630 sqft lot $123/sqft · 14% below area Est $297k · 14% under $40/mo HOA · 2% of rent

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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 +13.8/15.0
• Cash flow +6.8/30.0
• Livability +4.1/5.0
• Appreciation +3.4/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• DSCR +1.0/10.0

Listing remarks

Experience recent updates at 6009 Randleman Dr, with fresh interior paint and partial flooring replacement providing a refreshed living environment. The kitchen features all stainless steel appliances, while the primary bathroom includes double sinks for enhanced functionality. The exterior space features a fully fenced in backyard. This home perfectly blends updates with practical comforts. Included 100-Day Home Warranty with buyer activation

Key facts

• Double sinks
• Fresh interior paint
• 4,630 sq ft lot

Tags

• FRESH INTERIOR PAINT
• PARTIAL FLOORING REPLACEMENT
• STAINLESS STEEL APPLIANCES
• DOUBLE SINKS
• FULLY FENCED IN BACKYARD

Property features AI

Finance

• Financial info: Financial assessments and taxes not included
• HOA & community: Homeowners association (Berdoll Farms) with quarterly fee of $121; HOA fee covers common area maintenance; Community pool

Exterior

• Parking: Attached garage; 2 covered parking spaces (total 2)
• Security: Owned security system
• Utilities: Electricity available; Public water; Public sewer
• Home design: 2 stories; Faces northwest; Resale property
• Construction: Brick construction; Asphalt roof; Slab foundation; Year built reported by owner
• Exterior features: Back yard fencing (wood); No additional exterior features listed; Community pool

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: At least one bedroom on the second floor
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Has heating and cooling
• Interior features: Security system (owned); None listed for other interior features
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-400 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (27.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (20.2% below list).
• Recommended offer: $184k (27.7% below list) — sets the bar for cash-flow.
• Cap rate 4.4% 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.
• Del Valle ISD (rural): math 19% / reading 26% proficiency, ranked #749 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Del Valle El (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 615 students, 89% FRL); Del Valle H S (math 17% / reading 28%, grade F, #1,354 of 1,632 statewide, top 83%, 3,460 students, 90% FRL).
• Market conditions: Rents soft (-0.4%/yr); 251 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
• This rent runs 34% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

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 $184,340 (27.7% 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. 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.72%
• DSCR: 0.70
• GRM: 10.4

CMA / ARV

• ARV (median comp): $296,501
• List price: $255,000
• Delta: -14.00%
• 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
6009 Randleman Dr	0.00mi	3/2.5	2,068 (0%)	0mo	$255,000	$123	98
13209 Thome Valley Dr	0.27mi	4/2.5 (+1)	2,068 (0%)	3mo	$199,900	$97	78
13521 Sea Biscuit Dr	0.21mi	4/2.5 (+1)	1,966 (-5%)	2mo	$161,200	$82	73
5325 Mathra Dr	0.51mi	3/2.5	2,068 (0%)	2mo	$204,900	$99	72
5901 Beverly Prairie Rd	0.47mi	4/2.5 (+1)	2,078 (+0%)	1mo	$349,690	$168	69
5408 Tessa Cv	0.60mi	4/3.0 (+1)	1,917 (-7%)	1mo	$275,000	$143	54
5816 Swedish Farms Ter	0.51mi	4/3.0 (+1)	1,877 (-9%)	3mo	$336,600	$179	53
14125 Matterod Dr	0.55mi	4/2.5 (+1)	2,235 (+8%)	3mo	$344,950	$154	52
14116 Edna Maxine Walk	0.66mi	3/2.5	1,876 (-9%)	2mo	$348,990	$186	50
14120 Edna Maxine Walk	0.67mi	4/2.5 (+1)	2,207 (+7%)	3mo	$372,990	$169	48
14101 Axel Johanson Dr	0.54mi	4/3.0 (+1)	2,350 (+14%)	1mo	$395,690	$168	46
14120 Axel Johanson Dr	0.59mi	4/3.0 (+1)	2,350 (+14%)	2mo	$385,490	$164	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: -31.8%
• Equity multiple: -0.02×
• Total profit: $-72,580
• Equity at exit: $38,021

10-year hold

• IRR: -61.8%
• Equity multiple: -0.66×
• Total profit: $-118,319
• Equity at exit: $22,048

Cash invested: $71,400 (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 78617

• Home prices YoY: -1.7%
• Rents YoY: -0.4%
• Active inventory: 251
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,035 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$524 /mo · $6,293/yr
• Insurance: −$106
• HOA: −$40
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-400

Break-even live

Break-even rent $2,542

Max offer price $184,340

Occupancy floor —

Sensitivity live

Price	-10% $-256	-5% $-328	+0% $-400	+5% $-472	+10% $-544
Rent	-10% $-561	-5% $-480	+0% $-400	+5% $-320	+10% $-239
Rate	-1.0pp $-272	-0.5pp $-335	base $-400	+0.5pp $-466	+1.0pp $-533

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13400 Coomes Dr Del Valle, TX	3.0	2.5	1625	$1,895	$1.17	5d	1	0.15mi
13400 Coomes Dr Del Valle, TX	3.0	2.0	1625	$1,895	$1.17	6d	1	0.15mi
13229 Coomes Dr Del Valle, TX	3.0	2.0	1703	$1,995	$1.17	14d	1	0.20mi
5600 War Admiral Dr Del Valle, TX	4.0	2.5	2101	$2,200	$1.05	5d	1	0.27mi
5525 Victory Gallop Dr Del Valle, TX	3.0	2.5	1788	$1,850	$1.03	45d	1	0.27mi
5521 Victory Gallop Dr Del Valle, TX	3.0	2.5	1788	$2,000	$1.12	16d	1	0.28mi
13109 Lofton Cliff Dr Del Valle, TX	3.0	2.0	1917	$2,075	$1.08	14d	1	0.37mi
13817 Gilwell Dr Del Valle, TX	4.0	3.0	1878	$2,195	$1.17	45d	1	0.48mi
5204 Bahan Dr Del Valle, TX	4.0	2.5	2640	$1,900	$0.72	4d	1	0.50mi
13917 Gilwell Dr Del Valle, TX	3.0	2.5	1743	$2,100	$1.20	19d	1	0.51mi
14005 Edna Maxine Walk Del Valle, TX	3.0	2.5	1932	$2,100	$1.09	45d	1	0.56mi
5804 Swedish Farms TER Del Valle, TX	4.0	3.0	1903	$2,200	$1.16	45d	1	0.64mi
5032 Irvine Ln Del Valle, TX	4.0	2.5	2499	$2,200	$0.88	23d	1	0.76mi
4917 Stockton Ln Del Valle, TX	4.0	2.5	2334	$2,400	$1.03	45d	1	0.84mi
12604 Paloma Blanca Way Del Valle, TX	3.0	2.0	1423	$1,700	$1.19	18d	1	0.90mi
12417 Sky Harbor Dr Del Valle, TX	3.0	2.0	1586	$1,975	$1.25	25d	1	0.99mi
6200 Albany Sleigh Dr Del Valle, TX	3.0	2.0	1647	$2,350	$1.43	45d	1	1.28mi
12821 Stoney Ridge Bnd Del Valle, TX	3.0	2.5	2281	$2,250	$0.99	19d	1	1.37mi
6316 Carriage Pines Dr Del Valle, TX	3.0	2.5	2305	$2,300	$1.00	45d	1	1.41mi
6420 Carriage Pines Dr Del Valle, TX	3.0	2.5	1665	$1,995	$1.20	45d	1	1.44mi
6409 Wagon Spring St Del Valle, TX	4.0	2.0	1421	$1,895	$1.33	18d	1	1.44mi
6417 Wagon Spring St Del Valle, TX	3.0	2.5	2230	$2,100	$0.94	14d	1	1.45mi
6417 Wagon Spring St Del Valle, TX	3.0	2.5	2230	$2,149	$0.96	45d	1	1.45mi
6400 Wagon Spring St Del Valle, TX	3.0	2.5	1665	$1,975	$1.19	6d	1	1.46mi
6408 Wagon Spring St Del Valle, TX	4.0	3.0	2497	$2,495	$1.00	45d	1	1.47mi
12316 Noel Bain Cv Del Valle, TX	3.0	2.5	2281	$2,100	$0.92	4d	1	1.48mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 3 events

1. 2026-05-05
   status Pending 447-char remark
2. 2026-04-23
   listed $255,000 Active 447-char remark
3. 2026-03-27
   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: $6,293 · $524/mo
• Projected year-2 tax: $6,293 · $524/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 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,425
• − Mortgage interest: −$14,284
• − Property taxes: −$6,293
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,954
• − Management: −$1,954
• − HOA: −$480
• − Depreciation: −$7,418
• Taxable loss: −$9,234
• Est. tax savings @ 24.0%: +$2,216
• After-tax cash flow: $-2,584/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: Del Valle ISD
• NCES district ID: 4816620
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 26% ▼ -2.00%
• Median HH income: $41,322
• Composite: 19.13/100
• National rank: #8830
• State rank: #749 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): 30,756
• Household income: $71,640
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 681.0

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 Hispanic (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 33% White 16% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 68% Puerto Rican 1%
• Common ancestry: Romanian 1%
• Foreign-born: 26% · Canada
• Languages at home: 41% English-only · Spanish 57% 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: ▼ -3.24%
• Current HPI: 192.3518
• Rent YoY: ▼ -0.36%
• 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

4 events — show timeline

• 2026-06-11 Sold (MLS) — Unlock MLS
• 2026-05-05 Pending — Unlock MLS
• 2026-04-23 Listed $255,000 Unlock MLS
• 2026-03-27 Sold (Public Records) — Public Records

Property tax history

+20.5%/yr

Latest (2026): $6,293 · -5.3% YoY. Source: county tax records.