900 S 2nd St 2 Plan · Austin, TX 78704

$1

3 bd · 3.5 ba · 2,642 sqft · SingleFamily · 1 Days on market

$331/mo HOA · 11% 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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.1/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Modern living meets urban convenience in this stunning residence just minutes from Downtown Austin. The home features a desirable guest suite on the main floor, perfect for visitors or a private office. The open-concept second floor living and kitchen offers abundant natural light, sleek finishes, and seamless flow for entertaining. Upstairs, retreat to the spacious bedrooms or head to the expansive rooftop-style deck, where you can enjoy skyline views and a true Austin indoor-outdoor lifestyle. With a prime location near South Congress, Zilker, and local favorites, this home blends comfort, style, and unbeatable access.

Key facts

• Skyline views
• Rooftop-style deck
• Prime location

Tags

• GUEST SUITE
• ROOFTOP-STYLE DECK
• SKYLINE VIEWS
• PRIME LOCATION

Property features AI

Finance

• Other: Listing status: Active
• HOA & community: Association fee: $331

Exterior

• Parking: 3 total parking spaces
• Utilities: Central air; Heating (other)
• Home design: Plan model: 900 S 2nd St 2; New construction plan inventory type
• Exterior features: Metal roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom (3.5 total)
• Heating & cooling: Heating present (type listed as other); Central air conditioning
• Interior features: Open living area (2,642 sq ft listed separately — see property info)

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $1).
• Cap rate 2449149.0% 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: Rents soft (-2.4%/yr); 537 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 34% of the median local income ($107k/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 $0 of loan paydown is wiped out by about $0 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 300248.00% ✓
• Cap rate: 2449149.04%
• Cash-on-cash: 8746938.38%
• DSCR: 389190.54
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $1,894,314
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
915 Columbus St	0.22mi	3/3.5	2,838 (+7%)	3mo	$2,750,000	$969	75
815 Columbus St	0.14mi	4/4.5 (+1)	2,497 (-6%)	1mo	$1,950,000	$781	74
1005 Jewell St	0.43mi	3/3.0	2,579 (-2%)	5mo	$1,850,000	$717	70
815 W Gibson St	0.25mi	3/2.5	2,350 (-11%)	4mo	$1,249,000	$531	63
402 Crockett St	0.73mi	3/3.5	2,640 (-0%)	6mo	$1,725,000	$653	60
1507 Newning Ave	0.71mi	3/3.5	2,534 (-4%)	3mo	$1,699,900	$671	57
1506 Bouldin Ave	0.40mi	4/3.5 (+1)	2,934 (+11%)	2mo	$2,650,000	$903	56
1809 Eva St	0.65mi	4/3.0 (+1)	2,787 (+6%)	1mo	$1,695,000	$608	53
1704 S 5th St Unit B	0.54mi	3/3.5	2,284 (-14%)	1mo	$1,495,000	$655	51
1402 Drake Ave	0.56mi	4/4.5 (+1)	2,953 (+12%)	2mo	$2,300,000	$779	43
1510 Juliet St	0.60mi	4/4.5 (+1)	2,905 (+10%)	4mo	$2,850,000	$981	43
1305 Kinney Ave #1	0.73mi	4/3.0 (+1)	2,252 (-15%)	4mo	$1,348,000	$599	30

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: —
• Equity multiple: 433711.05×
• Total profit: $121,439
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 857623.07×
• Total profit: $240,134
• Equity at exit: $0

Cash invested: $0 (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 78704

• Rents YoY: -2.4%
• Active inventory: 537

Monthly cashflow live

• Estimated rent: $3,002 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$331
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $2,041

Break-even live

Break-even rent $419

Max offer price $1

Occupancy floor 27%

Sensitivity live

Price	-10% $2,041	-5% $2,041	+0% $2,041	+5% $2,041	+10% $2,041
Rent	-10% $1,804	-5% $1,922	+0% $2,041	+5% $2,160	+10% $2,278
Rate	-1.0pp $2,041	-0.5pp $2,041	base $2,041	+0.5pp $2,041	+1.0pp $2,041

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
716 Post Oak St Austin, TX	4.0	5.0	3448	$8,395	$2.43	45d	1	0.18mi
716 Post Oak St Austin, TX	4.0	4.5	3448	$8,295	$2.41	25d	1	0.18mi
807 W Gibson St Austin, TX	3.0	2.5	2384	$8,499	$3.57	4d	1	0.24mi
215 Barton Springs Rd Austin, TX	2.0	2.0	2100	$8,660	$4.12	25d	1	0.44mi
1102 W Monroe St Austin, TX	3.0	2.5	2770	$12,500	$4.51	21d	1	0.48mi
214 Barton Springs Rd Austin, TX	3.0	1.0–2.5	1135	$8,160	$7.19	3d	30	0.48mi
1529 Barton Springs Rd #27 Austin, TX	3.0	3.5	2802	$9,790	$3.49	3d	1	0.61mi
809 Kinney Ave Austin, TX	3.0	2.5	2383	$8,500	$3.57	18d	1	0.64mi
1401 Newning Ave Austin, TX	3.0	2.5	2060	$10,000	$4.85	25d	1	0.70mi
1702 Newning Ave Unit A Austin, TX	3.0	2.5	2150	$5,500	$2.56	25d	1	0.75mi
110 San Antonio St Austin, TX	3.0	1.0–3.0	1510	$10,576	$7.00	4d	34	0.76mi
43 Rainey St Austin, TX	1.0–3.0	1.0–2.5	1745	$7,238	$4.15	3d	15	0.86mi
705 E Monroe St Austin, TX	3.0	2.5	1864	$6,000	$3.22	5d	1	0.88mi
44 East Ave #3301 Austin, TX	3.0	3.5	2114	$9,000	$4.26	25d	1	0.89mi
2109 Nickerson St Austin, TX	3.0	3.5	2329	$7,500	$3.22	25d	1	0.89mi
101 Sandra Muraida Way Unit 601 Austin, TX	2.0	2.0	1825	$4,695	$2.57	44d	1	0.90mi
502 Terrace Dr Austin, TX	3.0	3.0	2606	$6,500	$2.49	45d	1	0.91mi
700 River St Austin, TX	1.0–3.0	1.0–3.5	1708	$19,546	$11.44	3d	69	0.94mi
2107 Brackenridge St Unit B Austin, TX	3.0	3.0	2291	$8,750	$3.82	44d	1	0.94mi
80 Rainey St Austin, TX	3.0	1.0–3.5	1205	$45,360	$37.64	4d	109	0.94mi
2109 Brackenridge St Unit A Austin, TX	4.0	2.0	2371	$7,500	$3.16	5d	1	0.94mi
117 San Jacinto Blvd Austin, TX	3.0	3.0	3300	$14,651	$4.44	44d	1	0.94mi
215 Brazos St Austin, TX	1.0–3.0	1.0–2.5	1700	$12,574	$7.40	5d	8	0.95mi
206 E Live Oak St Unit C Austin, TX	3.0	3.5	2236	$4,700	$2.10	25d	1	0.95mi
2314 S 5th St Austin, TX	3.0	2.5	1757	$4,200	$2.39	5d	1	0.96mi
311 Bowie St Austin, TX	3.0	1.0–3.0	1594	$10,643	$6.68	3d	40	0.97mi
91 Red River St Austin, TX	3.0	1.0–2.0	1317	$7,663	$5.82	4d	17	0.97mi
801 W 5th St Austin, TX	1.0–2.0	1.0–2.5	1441	$6,421	$4.46	2d	18	0.98mi
610 Davis St Unit 2702 Austin, TX	3.0	3.0	1835	$9,000	$4.90	44d	1	0.99mi
303 W 5th St Austin, TX	3.0	1.0–3.0	1734	$13,244	$7.64	3d	21	1.00mi
800 W 5th St Austin, TX	2.0–4.0	2.0–4.0	2681	$9,950	$3.71	25d	2	1.02mi
415 Colorado St Austin, TX	3.0	1.0–3.5	1504	$14,349	$9.54	3d	19	1.02mi
368 W 5th St Unit 1 Austin, TX	2.0	2.0	1751	$6,433	$3.67	25d	1	1.03mi
1009 E Riverside Dr Unit B Austin, TX	3.0	2.5	2364	$5,500	$2.33	5d	1	1.03mi
2003 Melridge Pl Austin, TX	4.0	4.0	3042	$11,000	$3.62	44d	1	1.05mi
600 Guadalupe St Unit 6504 Austin, TX	3.0	3.0	2322	$28,000	$12.06	25d	1	1.10mi
600 Guadalupe St Unit 6306 Austin, TX	3.0	3.0	2607	$27,413	$10.52	44d	1	1.10mi
2503 Wilson St Austin, TX	4.0	2.0	1840	$2,500	$1.36	25d	1	1.14mi
2105 Goodrich Ave #2 Austin, TX	4.0	2.5	2146	$8,000	$3.73	16d	1	1.14mi
2212 East Side Dr Austin, TX	3.0	3.0	2808	$7,995	$2.85	44d	1	1.17mi

HOA detail

• Monthly dues: $331 · $3,972/yr

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $36,030
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$2,882
• − Management: −$2,882
• − HOA: −$3,972
• − Depreciation: −$0
• Taxable income: $26,293
• Est. tax owed @ 24.0%: −$6,310
• After-tax cash flow: $18,181/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): 50,688
• Household income: $106,897
• Rent vs Own: 67.0% rent · 33.0% own
• Severe rent burden: 3283.0

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 0.56)
• Race & ethnicity: White 62% Hispanic / Latino 24% Two or more races 15% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 4% Romanian 2% Italian 2%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 79% English-only · Spanish 16% Other Indo-European 1% German/W. Germanic 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: ▼ -1348.92%
• Current HPI: 291.6793
• Rent YoY: ▼ -2.41%
• 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