12106 Salvador St · Austin, TX 78748

$259,999

3 bd · 2.5 ba · 1,780 sqft · Townhouse · 169 Days on market

Built 2025 Good condition $146/sqft · 38% below area Est $418k · 38% under $83/mo HOA · 4% 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 +15.0/15.0
• Cash flow +11.4/30.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• Schools +3.4/10.0
• DSCR +3.3/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 12106 Salvador St in Austin, TX — a beautifully crafted condominium designed for comfortable, move-in-ready living. This thoughtfully planned home features a stylish kitchen complete with elegant shaker cabinets, a convenient breakfast bar, and a spacious peninsula that offers generous room for cooking, entertaining, and everyday gatherings. One of the three bedrooms serves as a private retreat with its own ensuite bathroom, providing a quiet and comfortable sanctuary. The home includes three well-appointed bathrooms in total, including one with a double vanity for added convenience. An expansive open floor plan creates a bright and airy atmosphere, offering flexibility for living, dining, and working. Step outside to enjoy your own private patio and fully fenced backyard—ideal for relaxing, pets, or weekend barbecues. Additional highlights include a large walk-in closet for ample storage and a two-car garage for secure, easy parking. This residence offers modern comfort, thoughtful design, and a wonderful opportunity to enjoy low-maintenance living in a great Austin location. * * Affordable housing program requirements apply. Buyer eligibility is limited to households at or below 80% of the Median Family Income (MFI).

Key facts

• Stylish kitchen
• Private patio
• Large walk-in closet

Tags

• STYLISH KITCHEN
• BREAKFAST BAR
• PRIVATE PATIO
• FULLY FENCED BACKYARD
• LARGE WALK-IN CLOSET
• TWO-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (13.0% below list).
• Recommended offer: $226k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 (-2.7%/yr); 357 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 37d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $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 169 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.

Recommended offer $226,209 (13.0% 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 169 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.87% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 9.6

CMA / ARV

• ARV (median comp): $418,170
• List price: $259,999
• Delta: -37.82%
• 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
11127 Pinehurst Dr Unit E	1.03mi	2/2.0 (-1)	1,789 (+0%)	4mo	$365,000	$204	54
11129 Pinehurst Dr Unit C	0.98mi	2/2.0 (-1)	1,690 (-5%)	3mo	$285,000	$169	47
2203 Onion Creek Pkwy #8	0.79mi	2/2.0 (-1)	1,634 (-8%)	2mo	$315,000	$193	43
11131 Pinehurst Dr	1.00mi	2/2.0 (-1)	1,746 (-2%)	15mo	$345,000	$198	42
11009 Pinehurst Dr	0.90mi	2/2.0 (-1)	1,863 (+5%)	10mo	$359,000	$193	42
2210 Onion Creek Pkwy #603	0.87mi	3/2.5	1,598 (-10%)	12mo	$385,000	$241	38
2217 Onion Creek Pkwy #104	0.87mi	2/2.0 (-1)	1,569 (-12%)	1mo	$325,000	$207	37
11125 Pinehurst Dr Unit D	1.03mi	2/2.0 (-1)	1,872 (+5%)	15mo	$455,000	$243	37
2210 Onion Creek Pkwy #1404	0.87mi	2/2.0 (-1)	1,516 (-15%)	2mo	$314,900	$208	31
2210 Onion Creek Pkwy #604	0.87mi	2/2.0 (-1)	1,516 (-15%)	3mo	$290,000	$191	30
2210 Onion Creek Pkwy #401	0.87mi	2/2.0 (-1)	1,516 (-15%)	4mo	$315,900	$208	30
2210 Onion Creek Pkwy #904	0.87mi	2/2.0 (-1)	1,516 (-15%)	9mo	$329,900	$218	26

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: -22.4%
• Equity multiple: 0.25×
• Total profit: $-54,582
• Equity at exit: $38,767

10-year hold

• IRR: -27.2%
• Equity multiple: -0.10×
• Total profit: $-80,409
• Equity at exit: $22,480

Cash invested: $72,800 (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 →

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

Active competition Active MLS

• For sale now: 3 active · 3 under contract
• Months of supply: 2.2 mo (44%/mo absorbed)
• Median asking: $349,900 ($213/sqft)
• Median days on market: 154 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +10.4% above current asking $/sqft

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

ZIP-level market 78748

• Rents YoY: -2.7%
• Active inventory: 357
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,262 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$83
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-93

Break-even live

Break-even rent $2,379

Max offer price $246,579

Occupancy floor 99%

Sensitivity live

Price	-10% $87	-5% $-3	+0% $-93	+5% $-183	+10% $-272
Rent	-10% $-271	-5% $-182	+0% $-93	+5% $-3	+10% $86
Rate	-1.0pp $38	-0.5pp $-27	base $-93	+0.5pp $-160	+1.0pp $-229

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: $65,000
• Closing costs: $7,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12000 S Interstate 35 Austin, TX	1.0–4.0	1.0–4.0	1294	$1,997	$1.54	10d	43	0.18mi
601 Puerta Vallarta Ln Austin, TX	3.0	2.0	1843	$2,490	$1.35	93d	1	0.27mi
820 Camino Vaquero Pkwy Austin, TX	1.0–3.0	1.0–2.0	1032	$2,023	$1.96	10d	50	0.31mi
12215 Coronilla Bnd Manchaca, TX	4.0	3.0	2372	$2,895	$1.22	53d	1	0.36mi
12215 Coronilla Bnd Manchaca, TX	4.0	3.0	2372	$2,895	$1.22	39d	1	0.36mi
12215 Coronilla Bnd Manchaca, TX	4.0	3.0	2372	$2,900	$1.22	73d	1	0.36mi
12407 Altamira St Austin, TX	3.0	2.5	2501	$2,895	$1.16	16d	1	0.36mi
1200 Estancia Pkwy Austin, TX	3.0	1.0–2.0	960	$2,170	$2.26	10d	23	0.42mi
827 Camino Vaquero Pkwy Manchaca, TX	3.0	1.0–2.0	982	$2,587	$2.63	10d	28	0.43mi
2213 Cascades Ave Austin, TX	1.0–3.0	1.0–2.0	970	$2,280	$2.35	10d	98	0.57mi
2213 Cascades Ave Austin, TX	1.0–3.0	1.0–2.0	970	$2,280	$2.35	28d	35	0.57mi
1906 Onion Creek Pkwy Austin, TX	3.0	2.0	1265	$1,768	$1.40	93d	1	0.67mi
11410 Old San Antonio Rd Manchaca, TX	3.0	3.0	1503	$2,159	$1.44	12d	9	0.71mi
11427 Pastini Cir Manchaca, TX	3.0	3.0	1360	$2,124	$1.56	33d	1	0.72mi
11600 Pastini Cir Manchaca, TX	3.0	3.0	1647	$2,594	$1.57	32d	1	0.72mi
11425 Pastini Cir Manchaca, TX	3.0	3.0	1360	$2,199	$1.62	73d	1	0.72mi
11409 Pastini Cir Manchaca, TX	3.0	3.0	1360	$2,199	$1.62	73d	1	0.74mi
1900 Onion Creek Pkwy Austin, TX	1.0–3.0	1.0–2.0	989	$1,941	$1.96	12d	27	0.77mi
12803 Stanford Dr Austin, TX	3.0	2.0	1740	$2,450	$1.41	64d	1	0.78mi
11301 Farrah Austin, TX	1.0–3.0	1.0–2.0	985	$1,886	$1.91	10d	35	0.80mi
4505 Cool Gray Cv Austin, TX	4.0	3.0	2435	$2,595	$1.07	52d	1	0.83mi
2210 Onion Creek Pkwy #402 Austin, TX	3.0	2.5	1857	$2,400	$1.29	35d	1	0.83mi
2210 Onion Creek Pkwy #1104 Austin, TX	2.0	2.5	1894	$2,095	$1.11	52d	1	0.83mi
11609 Dillon Falls Dr Austin, TX	3.0	2.0	1373	$2,250	$1.64	62d	1	0.83mi
11609 Dillon Falls Dr Austin, TX	3.0	2.0	1373	$2,250	$1.64	52d	1	0.83mi
11509 Autumn Ash Dr Manchaca, TX	3.0	2.0	1352	$2,100	$1.55	93d	1	0.84mi
12901 Stanford Dr Austin, TX	4.0	2.5	2429	$2,649	$1.09	40d	1	0.84mi
806 Dayton Dr Unit 110 Manchaca, TX	3.0	2.5	1869	$2,395	$1.28	18d	1	0.84mi
4708 Sea Salt Dr Austin, TX	3.0	2.5	2279	$2,800	$1.23	93d	1	0.90mi
1100 Avenida Mercado St Manchaca, TX	2.0–4.0	2.0	1090	$1,297	$1.19	10d	1	0.91mi
4700 Sea Salt Dr Austin, TX	3.0	2.0	2429	$2,600	$1.07	73d	1	0.91mi
11802 Hurricane Haze Dr Austin, TX	3.0	2.5	2146	$2,845	$1.33	69d	1	0.92mi
13004 Bloomington Dr Austin, TX	3.0	2.5	2200	$2,595	$1.18	28d	1	0.93mi
13004 Bloomington Dr Austin, TX	3.0	2.5	2200	$2,595	$1.18	10d	1	0.93mi
11808 Seaside Woods Dr Austin, TX	4.0	3.0	1963	$2,575	$1.31	12d	1	0.97mi
4907 Escape Rivera Dr Austin, TX	3.0	2.0	1718	$2,350	$1.37	67d	1	1.02mi
4906 Seadrift Dr Austin, TX	3.0	2.5	2166	$2,950	$1.36	31d	1	1.05mi
2207 Boca Raton Dr Unit A Austin, TX	2.0	2.0	1561	$2,050	$1.31	18d	1	1.06mi
11118 S 1st St Austin, TX	3.0	3.0	1360	$2,197	$1.62	93d	1	1.07mi
10819 Crown Colony Dr #27 Austin, TX	2.0	2.5	1334	$2,050	$1.54	36d	1	1.09mi

Listing history 50 events

1. 2026-08-08
   days on market $259,999 Active 169 DOM
2. 2026-08-06
   days on market $259,999 Active 167 DOM
3. 2026-08-05
   days on market $259,999 Active 166 DOM
4. 2026-08-04
   days on market $259,999 Active 165 DOM
5. 2026-08-03
   days on market $259,999 Active 164 DOM
6. 2026-07-31
   days on market $259,999 Active 161 DOM
7. 2026-07-30
   days on market $259,999 Active 159 DOM
8. 2026-07-28
   days on market $259,999 Active 158 DOM
9. 2026-07-26
   days on market $259,999 Active 156 DOM
10. 2026-07-24
    days on market $259,999 Active 154 DOM
11. 2026-07-23
    days on market $259,999 Active 153 DOM
12. 2026-07-22
    days on market $259,999 Active 152 DOM
13. 2026-07-21
    days on market $259,999 Active 151 DOM
14. 2026-07-20
    days on market $259,999 Active 150 DOM
15. 2026-07-18
    days on market $259,999 Active 148 DOM
16. 2026-07-18
    days on market $259,999 Active 147 DOM
17. 2026-07-16
    days on market $259,999 Active 146 DOM
18. 2026-07-15
    days on market $259,999 Active 145 DOM
19. 2026-07-14
    days on market $259,999 Active 144 DOM
20. 2026-07-13
    days on market $259,999 Active 143 DOM
21. 2026-07-13
    days on market $259,999 Active 142 DOM
22. 2026-07-11
    days on market $259,999 Active 141 DOM
23. 2026-07-10
    days on market $259,999 Active 140 DOM
24. 2026-07-09
    days on market $259,999 Active 139 DOM
25. 2026-07-07
    days on market $259,999 Active 137 DOM
26. 2026-07-06
    days on market $259,999 Active 136 DOM
27. 2026-07-05
    days on market $259,999 Active 135 DOM
28. 2026-07-03
    days on market $259,999 Active 133 DOM
29. 2026-07-02
    days on market $259,999 Active 132 DOM
30. 2026-07-01
    days on market $259,999 Active 131 DOM
31. 2026-06-30
    days on market $259,999 Active 130 DOM
32. 2026-06-29
    days on market $259,999 Active 129 DOM
33. 2026-06-28
    days on market $259,999 Active 128 DOM
34. 2026-06-26
    days on market $259,999 Active 126 DOM
35. 2026-06-24
    days on market $259,999 Active 124 DOM
36. 2026-06-22
    days on market $259,999 Active 122 DOM
37. 2026-06-21
    days on market $259,999 Active 121 DOM
38. 2026-06-18
    days on market $259,999 Active 118 DOM
39. 2026-06-17
    days on market $259,999 Active 117 DOM
40. 2026-06-16
    days on market $259,999 Active 116 DOM
41. 2026-06-15
    days on market $259,999 Active 115 DOM
42. 2026-06-13
    days on market $259,999 Active 113 DOM
43. 2026-06-09
    days on market $259,999 Active 109 DOM
44. 2026-06-08
    days on market $259,999 Active 108 DOM
45. 2026-06-07
    days on market $259,999 Active 107 DOM
46. 2026-06-05
    days on market $259,999 Active 104 DOM
47. 2026-06-03
    days on market $259,999 Active 103 DOM
48. 2026-06-02
    days on market $259,999 Active 102 DOM
49. 2026-06-01
    days on market $259,999 Active 101 DOM
50. 2026-05-31
    days on market $259,999 Active 100 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,145
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,172
• − Management: −$2,172
• − HOA: −$996
• − Depreciation: −$7,564
• Taxable loss: −$5,522
• Est. tax savings @ 24.0%: +$1,325
• After-tax cash flow: $212/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $8,900–$26,700 screening

This move-in-ready condominium features a stylish kitchen, three bathrooms, and well-maintained exterior. Minor updates to the exterior and landscaping would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both New flooring in entryway — Improves aesthetics and functionality. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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): 55,631
• Household income: $115,213
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 14% of renters

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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 0.63)
• Race & ethnicity: White 49% Hispanic / Latino 35% Two or more races 17% Asian 5% Black 5%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 15% Other Indo-European 1% Chinese 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: ▼ -427.12%
• Current HPI: 234.9355
• Rent YoY: ▼ -2.66%
• 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

1 event — show timeline

• 2026-02-20 Listed $259,999 Unlock MLS