404 W Dittmar Rd · Austin, TX 78745

$279,900

4 bd · 2.0 ba · 1,643 sqft · MultiFamily public records · 243 Days on market

Built 1981 0.32 ac lot $170/sqft · 45% below area Est $505k · 45% under

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Why this score? — see what drove the C 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 +18.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +5.7/10.0
• Livability +4.1/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

No existing survey. No sellers disclosure. It appears a portion of the lot may be in a flood plain. Low maintenance LVP flooring. Full sized washer and dryer connections each side. Easy access to Congress Ave and IH35.

Key facts

• Easy access to ih35
• 0.32 acre lot
• Parking

Tags

• LOW MAINTENANCE LVP FLOORING
• EASY ACCESS TO CONGRESS AVE
• EASY ACCESS TO IH35

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• 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 soft (-2.2%/yr); 450 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
• This rent runs 43% of the median local income ($86k/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

• It's been on market 243 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago; this cycle's ask has dropped $80k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $280k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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 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: 1.11% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 7.5

CMA / ARV

• ARV (median comp): $504,699
• List price: $279,900
• Delta: -44.54%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.51×
• Total profit: $-38,086
• Equity at exit: $41,734

10-year hold

• IRR: -11.8%
• Equity multiple: 0.41×
• Total profit: $-46,622
• Equity at exit: $24,201

Cash invested: $78,372 (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 78745

• Rents YoY: -2.2%
• Active inventory: 450
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $3,097 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$609 /mo · $7,305/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $253

Break-even live

Break-even rent $2,776

Max offer price $279,900

Occupancy floor 87%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,096
Total (2 units)			$3,097

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
146 Thelonious Dr Unit A Austin, TX	3.0	2.0	1532	$2,250	$1.47	24d	1	0.37mi
7601 Cooper Ln #4 Austin, TX	3.0	2.5	1949	$3,150	$1.62	4d	1	0.38mi
7601 Cooper Ln #4 Austin, TX	3.0	2.5	1949	$3,150	$1.62	24d	1	0.38mi
305 Kimberly Dr Austin, TX	3.0	2.0	1332	$2,195	$1.65	24d	1	0.45mi
8200 S Congress Ave Austin, TX	1.0–3.0	1.0–2.0	1014	$2,593	$2.56	2d	15	0.47mi
8103 S Congress Ave Austin, TX	3.0	1.0–2.0	997	$2,083	$2.09	2d	41	0.48mi
7201 S Congress Ave Austin, TX	1.0–3.0	1.0–2.0	920	$1,598	$1.74	4d	15	0.49mi
656 Mairo St Austin, TX	3.0	2.0	1510	$2,000	$1.32	24d	1	0.50mi
135 Foremost Dr Austin, TX	1.0–3.0	1.0–2.0	1026	$2,474	$2.41	3d	37	0.51mi
7208 Teaberry Dr Austin, TX	3.0	2.0	1507	$3,200	$2.12	24d	1	0.54mi
103 Cloudview Dr Unit A Austin, TX	3.0	2.0	1112	$2,000	$1.80	43d	1	0.60mi
105 Meteor Dr Unit A Austin, TX	3.0	2.0	1895	$1,695	$0.89	43d	1	0.64mi
6903 Skynook Dr Austin, TX	3.0	2.0	1328	$2,150	$1.62	4d	1	0.67mi
7102 Moat Cv Austin, TX	3.0	2.0	1600	$2,500	$1.56	24d	1	0.69mi
748 Wales Way Unit 748 Austin, TX	3.0	2.0	1354	$2,895	$2.14	24d	1	0.70mi
7203 Barnsdale Way Austin, TX	3.0	2.0	1098	$2,500	$2.28	24d	1	0.73mi
7107 Barnsdale Way Austin, TX	3.0	2.0	1202	$2,200	$1.83	24d	1	0.75mi
718 Ann Taylor Dr Austin, TX	3.0	2.0	2120	$2,850	$1.34	43d	1	0.78mi
8521 N Interstate 35 Frontage Rd Austin, TX	3.0	2.0	1397	$2,027	$1.45	43d	1	0.83mi
8840 Francia Trl Austin, TX	3.0	2.5	1204	$2,200	$1.83	21d	1	0.83mi
6725 Circle S Rd Austin, TX	1.0–3.0	1.0–2.0	989	$1,550	$1.57	2d	13	0.84mi
7301 S Interstate 35 Frontage Rd Unit 7334 Austin, TX	3.0	2.0	1401	$2,365	$1.69	3d	1	0.84mi
7707 S Interstate 35 Austin, TX	1.0–3.0	1.0–2.0	894	$1,775	$1.98	1d	18	0.86mi
7707 Interstate 35 Unit 7740 Austin, TX	3.0	2.0	1225	$1,757	$1.43	3d	1	0.86mi
323 W William Cannon Dr Unit A Austin, TX	3.0	1.5	1905	$1,595	$0.84	43d	1	0.86mi
8800 S 1st St Austin, TX	1.0–3.0	1.0–2.0	965	$2,031	$2.10	4d	9	0.87mi
705 Huntingdon Pl Austin, TX	3.0	2.0	1465	$2,295	$1.57	24d	1	0.87mi
420 W Slaughter Ln Austin, TX	1.0–3.0	1.0–2.0	1026	$1,989	$1.94	1d	28	0.92mi
420 W Slaughter Ln Austin, TX	1.0–3.0	1.0–2.0	1026	$2,059	$2.01	43d	42	0.92mi
9112 Swanson Ln Austin, TX	3.0	2.5	1475	$2,250	$1.53	4d	1	0.96mi
505 Shant St Austin, TX	3.0	2.5	1214	$2,200	$1.81	4d	1	0.97mi
6509 Skycrest Dr Austin, TX	4.0	2.0	2246	$2,700	$1.20	20d	1	0.97mi
426 W Slaughter Ln Austin, TX	3.0	2.0	1362	$2,173	$1.60	43d	1	0.98mi
8515 S Interstate 35 Austin, TX	3.0	1.0–2.0	948	$1,799	$1.90	2d	43	0.98mi
7330 Bluff Springs Rd Austin, TX	1.0–3.0	1.0–2.0	1050	$1,970	$1.88	1d	23	0.98mi
914 Hillside Oaks Dr Austin, TX	3.0	2.0	1225	$2,500	$2.04	21d	1	0.99mi
7450 Bluff Springs Rd Austin, TX	1.0–4.0	1.0–2.0	1031	$1,650	$1.60	24d	1	1.05mi
707 W Slaughter Ln Austin, TX	3.0	1.0–2.0	1003	$2,154	$2.15	2d	322	1.11mi
8738 Birmingham Dr Austin, TX	3.0	2.0	1079	$1,800	$1.67	24d	1	1.13mi
715 W Slaughter Ln Unit 748 Austin, TX	3.0	2.0	1350	$2,020	$1.50	3d	1	1.17mi

Listing history 38 events

1. 2026-06-18
   days on market $279,900 Active 243 DOM
2. 2026-06-17
   days on market $279,900 Active 242 DOM
3. 2026-06-16
   days on market $279,900 Active 241 DOM
4. 2026-06-15
   days on market $279,900 Active 240 DOM
5. 2026-06-13
   remarks 339-char remark
6. 2026-06-13
   days on market $279,900 Active 238 DOM
7. 2026-06-09
   days on market $279,900 Active 234 DOM
8. 2026-06-08
   days on market $279,900 Active 233 DOM
9. 2026-06-07
   remarks 329-char remark
10. 2026-06-07
    days on market $279,900 Active 232 DOM
11. 2026-06-05
    days on market $279,900 Active 229 DOM
12. 2026-06-03
    days on market $279,900 Active 228 DOM
13. 2026-06-02
    pricedays on market $279,900 Active 227 DOM
14. 2026-06-01
    days on market $289,900 Active 226 DOM
15. 2026-05-31
    days on market $289,900 Active 225 DOM
16. 2026-05-12
    price $289,900 218-char remark

    Show marketing remark (218 chars)

    No existing survey. No sellers disclosure. It appears a portion of the lot may be in a flood plain. Low maintenance LVP flooring. Full sized washer and dryer connections each side. Easy access to Congress Ave and IH35.

17. 2026-04-14
    price $299,900 218-char remark

    Show marketing remark (218 chars)

    No existing survey. No sellers disclosure. It appears a portion of the lot may be in a flood plain. Low maintenance LVP flooring. Full sized washer and dryer connections each side. Easy access to Congress Ave and IH35.

18. 2026-03-24
    status Active 218-char remark

    Show marketing remark (218 chars)

    No existing survey. No sellers disclosure. It appears a portion of the lot may be in a flood plain. Low maintenance LVP flooring. Full sized washer and dryer connections each side. Easy access to Congress Ave and IH35.

19. 2026-03-02
    status Pending 218-char remark

    Show marketing remark (218 chars)

    No existing survey. No sellers disclosure. It appears a portion of the lot may be in a flood plain. Low maintenance LVP flooring. Full sized washer and dryer connections each side. Easy access to Congress Ave and IH35.

20. 2026-02-24
    price $309,900 218-char remark

    Show marketing remark (218 chars)

    No existing survey. No sellers disclosure. It appears a portion of the lot may be in a flood plain. Low maintenance LVP flooring. Full sized washer and dryer connections each side. Easy access to Congress Ave and IH35.

21. 2026-01-12
    price $319,900 218-char remark

    Show marketing remark (218 chars)

    No existing survey. No sellers disclosure. It appears a portion of the lot may be in a flood plain. Low maintenance LVP flooring. Full sized washer and dryer connections each side. Easy access to Congress Ave and IH35.

22. 2025-12-11
    price $329,900 218-char remark

    Show marketing remark (218 chars)

    No existing survey. No sellers disclosure. It appears a portion of the lot may be in a flood plain. Low maintenance LVP flooring. Full sized washer and dryer connections each side. Easy access to Congress Ave and IH35.

23. 2025-11-10
    price $344,900 218-char remark

    Show marketing remark (218 chars)

    No existing survey. No sellers disclosure. It appears a portion of the lot may be in a flood plain. Low maintenance LVP flooring. Full sized washer and dryer connections each side. Easy access to Congress Ave and IH35.

24. 2025-09-26
    listed $359,900 Active 218-char remark

    Show marketing remark (218 chars)

    No existing survey. No sellers disclosure. It appears a portion of the lot may be in a flood plain. Low maintenance LVP flooring. Full sized washer and dryer connections each side. Easy access to Congress Ave and IH35.

25. 2023-10-02
    soldstatus
26. 2023-09-29
    soldstatus Closed 746-char remark

    Show marketing remark (746 chars)

    Your next investment has arrived! Check out this unique duplex locating in the vibrant Meadow Ridge neighborhood. Nestled against a lush greenbelt, the two units in this property are well-maintained with thoughtfully designed floor plans, allowing for comfortable living on one side while generating rental income from the other. Backyard spaces are private with patios and mature trees, creating the perfect space to unwind and relax or entertain. Conveniently located near shopping, restaurants, grocery stores, and other amenities, with dual-income potential this south Austin gem has it all. Property line extends beyond the fence - please see attached survey. Schedule your tour today and don’t let this fabulous opportunity slip away!

27. 2023-08-23
    historical Active Under Contract 746-char remark

    Show marketing remark (746 chars)

    Your next investment has arrived! Check out this unique duplex locating in the vibrant Meadow Ridge neighborhood. Nestled against a lush greenbelt, the two units in this property are well-maintained with thoughtfully designed floor plans, allowing for comfortable living on one side while generating rental income from the other. Backyard spaces are private with patios and mature trees, creating the perfect space to unwind and relax or entertain. Conveniently located near shopping, restaurants, grocery stores, and other amenities, with dual-income potential this south Austin gem has it all. Property line extends beyond the fence - please see attached survey. Schedule your tour today and don’t let this fabulous opportunity slip away!

28. 2023-08-08
    listed $450,000 Active 746-char remark

    Show marketing remark (746 chars)

    Your next investment has arrived! Check out this unique duplex locating in the vibrant Meadow Ridge neighborhood. Nestled against a lush greenbelt, the two units in this property are well-maintained with thoughtfully designed floor plans, allowing for comfortable living on one side while generating rental income from the other. Backyard spaces are private with patios and mature trees, creating the perfect space to unwind and relax or entertain. Conveniently located near shopping, restaurants, grocery stores, and other amenities, with dual-income potential this south Austin gem has it all. Property line extends beyond the fence - please see attached survey. Schedule your tour today and don’t let this fabulous opportunity slip away!

29. 2008-01-19
    historical
30. 2007-10-29
    listed
31. 2006-01-04
    soldstatus
32. 2005-03-22
    soldstatus $100,000
33. 2003-01-29
    soldstatus $132,500
34. 2003-01-27
    soldstatus
35. 2003-01-01
    listed $128,000
36. 2002-12-16
    historical
37. 2002-09-17
    listed
38. 1992-01-30
    soldstatus $25,200

ⓘ 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: $7,305 · $609/mo
• Projected year-2 tax: $7,305 · $609/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 6/10 Major FEMA zone X (shaded) · 72% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 19 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: $37,164
• − Mortgage interest: −$15,679
• − Property taxes: −$7,305
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,973
• − Management: −$2,973
• − Depreciation: −$8,143
• Taxable loss: −$1,308
• Est. tax savings @ 24.0%: +$314
• After-tax cash flow: $3,355/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): 61,219
• Household income: $86,109
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 3006.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 54% Hispanic / Latino 35% Two or more races 12% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 27% Puerto Rican 2%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 76% English-only · Spanish 20% Other Indo-European 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: ▼ -596.81%
• Current HPI: 278.8433
• Rent YoY: ▼ -2.17%
• 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

+1050.4% since first listed

23 events — show timeline

• 2026-05-12 Price Changed $289,900 Unlock MLS
• 2026-04-14 Price Changed $299,900 Unlock MLS
• 2026-03-24 Relisted — Unlock MLS
• 2026-03-02 Pending — Unlock MLS
• 2026-02-24 Price Changed $309,900 Unlock MLS
• 2026-01-12 Price Changed $319,900 Unlock MLS
• 2025-12-11 Price Changed $329,900 Unlock MLS
• 2025-11-10 Price Changed $344,900 Unlock MLS
• 2025-09-26 Listed $359,900 Unlock MLS
• 2023-10-02 Sold (Public Records) — Public Records
• 2023-09-29 Sold (MLS) — Unlock MLS
• 2023-08-23 Contingent — Unlock MLS
• 2023-08-08 Listed $450,000 Unlock MLS
• 2008-01-19 Delisted — Unlock MLS
• 2007-10-29 Listed — Unlock MLS
• 2006-01-04 Sold (Public Records) — Public Records
• 2005-03-22 Sold (Public Records) $100,000 Public Records
• 2003-01-29 Sold (Public Records) $132,500 Public Records
• 2003-01-27 Sold (MLS) — Unlock MLS
• 2003-01-01 Listed $128,000 Unlock MLS
• 2002-12-16 Delisted — Unlock MLS
• 2002-09-17 Listed — Unlock MLS
• 1992-01-30 Sold (Public Records) $25,200 Public Records

Property tax history

+5.0%/yr

Latest (2026): $7,305 · -12.5% YoY. Source: county tax records.