4707 Little Hill Cir · Austin, TX 78725

$249,500

3 bd · 2.0 ba · 1,025 sqft · SingleFamily public records · 44 Days on market

Built 1971 6,599 sqft lot $243/sqft · 33% below area Est $372k · 33% 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 +15.0/15.0
• Cash flow +7.7/30.0
• Livability +4.1/5.0
• 1% rule +3.8/10.0
• Schools +3.4/10.0
• Appreciation +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.8/10.0

Listing remarks MLS

Located in East Austin’s established Craigwood community, this updated 3-bedroom, 2-bath single-story home offers an ideal blend of comfort, convenience, and investment potential—currently tenant-occupied for immediate income opportunity. Inside, the 1,025 sq ft layout features durable hardwood-look porcelain tile in main living areas, an open-concept design, and a modern kitchen with shaker cabinetry, granite countertops, stainless steel appliances, gas cooking, and a refrigerator that conveys. Both bathrooms are fully updated with contemporary finishes, while energy-efficient features include a tankless water heater, updated windows, and doors. The exterior offers great curb appeal with mature trees, plus a spacious fenced backyard with a deck—perfect for entertaining—and a storage shed that conveys. Positioned just minutes from Mueller (4 miles), Downtown Austin (6 miles), Tesla Gigafactory (7.5 miles), Austin-Bergstrom International Airport (8 miles), and The Domain (11 miles), with quick access to Hwy 183 and SH 130, this home places you near Austin’s top employers, dining, and entertainment. Whether you're a first-time buyer or investor looking for a well-located East Austin property with strong rental appeal, this home checks all the boxes.

Key facts

• Shaker cabinetry
• Open concept design
• Modern kitchen

Tags

• HARDWOOD LOOK PORCELAIN TILE
• OPEN CONCEPT DESIGN
• MODERN KITCHEN
• SHAKER CABINETRY
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

🏷️ Possibly a rental listed for sale. The $249,500 price doesn't fit this home's estimated sale value (~$371,600) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-289 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (12.5% below list).
• Recommended offer: $198k (20.5% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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 (-0.5%/yr); 98 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 44 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 24y 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 $62k; list at $250k implies a 304% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• 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 $198,360 (20.5% 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 44 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.88% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.97%
• DSCR: 0.78
• GRM: 9.5

CMA / ARV

• ARV (median comp): $371,600
• List price: $249,500
• Delta: -32.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6305 Craigwood Cir	0.11mi	3/1.5	1,172 (+14%)	3mo	$375,000	$320	67
6516 Garden View Dr	0.40mi	3/2.0	1,074 (+5%)	11mo	$375,000	$349	64
5217 Provencial Dr	0.43mi	3/2.0	1,168 (+14%)	1mo	$295,000	$253	56
4612 Sherwyn Dr	0.06mi	3/1.0	1,176 (+15%)	16mo	$349,000	$297	56
4906 Hilldale Dr	0.71mi	3/2.0	1,052 (+3%)	10mo	$415,000	$394	55
4805 Hilldale Dr	0.67mi	3/1.0	1,088 (+6%)	7mo	$299,000	$275	49
5311 Regency Dr	0.46mi	3/2.0	1,113 (+9%)	19mo	$395,000	$355	48

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: -28.7%
• Equity multiple: 0.07×
• Total profit: $-65,055
• Equity at exit: $37,201

10-year hold

• IRR: -50.9%
• Equity multiple: -0.49×
• Total profit: $-104,259
• Equity at exit: $21,572

Cash invested: $69,860 (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 78725

• Home prices YoY: -1.8%
• Rents YoY: -0.5%
• Active inventory: 98
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,183 high
• Mortgage (P&I): −$1,308
• Tax from tax record: −$602 /mo · $7,223/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-289

Break-even live

Break-even rent $2,550

Max offer price $198,360

Occupancy floor —

Sensitivity live

Price	-10% $-148	-5% $-219	+0% $-289	+5% $-360	+10% $-431
Rent	-10% $-462	-5% $-376	+0% $-289	+5% $-203	+10% $-117
Rate	-1.0pp $-164	-0.5pp $-226	base $-289	+0.5pp $-354	+1.0pp $-420

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: $62,375
• Closing costs: $7,485
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6117 FM 696 Austin, TX	1.0–2.0	1.0–2.0	966	$2,148	$2.22	0d	22	0.11mi
6117 Highway FM 969 Austin, TX	2.0	2.0	1032	$1,675	$1.62	45d	1	0.20mi
6117 Farm to Market 969 Unit 6140 Austin, TX	2.0	2.0	1108	$2,155	$1.94	0d	1	0.20mi
6208 Parliament Dr Austin, TX	3.0	2.0	1118	$2,000	$1.79	45d	1	0.43mi
5800 Techni Center Dr Unit 620 Austin, TX	2.0	2.0	875	$915	$1.05	23d	1	0.45mi
5800 Techni Center Dr Austin, TX	2.0–3.0	2.0	982	$1,108	$1.13	0d	8	0.45mi
4617 Tannehill Ln Austin, TX	3.0	1.0–2.0	971	$2,924	$3.01	4d	14	0.47mi
5604 Northdale Dr Austin, TX	3.0	2.0	1255	$2,300	$1.83	45d	1	0.60mi
5416 Rusk Ct Austin, TX	3.0	2.0	1224	$2,295	$1.88	0d	1	0.80mi
1811 Webberville Rd #1305 Austin, TX	2.0	2.0	1058	$2,100	$1.98	6d	1	0.86mi
1732 Bunche Rd Unit B2 Austin, TX	2.0	2.5	1030	$2,595	$2.52	25d	1	0.90mi
1732 Bunche Rd Unit B4 Austin, TX	2.0	2.5	1030	$2,595	$2.52	5d	1	0.90mi
4601 Bundyhill Dr Austin, TX	4.0	3.0	1436	$2,100	$1.46	25d	1	0.95mi
5007 Heflin Ln Austin, TX	2.0	1.0	784	$1,800	$2.30	6d	1	1.00mi
5006 Baker St Unit A Austin, TX	2.0	1.5	1490	$2,500	$1.68	45d	1	1.01mi
5724 Signal Pt Austin, TX	3.0	2.0	1320	$1,725	$1.31	45d	1	1.07mi
1217 Delano St Unit A Austin, TX	3.0	2.0	1408	$1,795	$1.27	25d	1	1.09mi
4802 Walden Cir Austin, TX	3.0	2.0	1166	$2,700	$2.32	45d	1	1.09mi
1326 Delano St Austin, TX	3.0	2.0	1170	$2,400	$2.05	45d	1	1.10mi
1800 Rhodes Rd Austin, TX	3.0	2.0	1205	$1,850	$1.54	25d	1	1.13mi
5929 Alsace Trl Austin, TX	3.0	2.0	1320	$1,950	$1.48	25d	1	1.14mi
5928 Signal Pt Austin, TX	4.0	2.0	1500	$1,800	$1.20	46d	1	1.16mi
4801 Springdale Rd Austin, TX	2.0	2.0	1153	$2,100	$1.82	45d	2	1.18mi
4801 Springdale Rd Austin, TX	1.0–2.0	1.0–2.0	883	$2,250	$2.55	0d	3	1.18mi
4801 Springdale Rd Austin, TX	1.0–2.0	1.0–2.0	864	$2,250	$2.60	6d	4	1.18mi
4901 Springdale Rd Unit 2308 Austin, TX	2.0	2.0	1022	$2,450	$2.40	0d	1	1.19mi
4801 Springdale Rd #2107 Austin, TX	2.0	2.0	1000	$2,200	$2.20	25d	1	1.20mi
4801 Springdale Rd #1207 Austin, TX	2.0	2.0	1306	$2,200	$1.68	22d	1	1.20mi
4801 Springdale Rd #2107 Austin, TX	2.0	2.0	1000	$2,200	$2.20	16d	1	1.20mi
1142 Eleanor St Austin, TX	2.0	2.0	1099	$3,199	$2.91	0d	1	1.22mi
6000 Ed Bluestein Blvd Austin, TX	1.0–3.0	1.0–2.0	940	$2,444	$2.60	0d	35	1.22mi
4702 Bandera Rd Austin, TX	3.0	2.0	1404	$2,600	$1.85	6d	1	1.22mi
1142 Eleanor St #2 Austin, TX	2.0	2.0	1326	$3,250	$2.45	6d	1	1.22mi
4507 E Martin Luther King Junior Blvd Unit 1223256P Austin, TX	2.0	1.0	1194	$1,814	$1.52	14d	1	1.30mi
5605 Springdale Rd Austin, TX	1.0–3.0	1.0–2.0	934	$1,637	$1.75	0d	51	1.31mi
6829 E Martin Luther King Jr Blvd Austin, TX	2.0	2.0	1067	$1,985	$1.86	45d	1	1.32mi
5521 Springdale Rd Austin, TX	2.0	1.0–2.0	889	$2,509	$2.82	0d	18	1.34mi
1707 Overhill Dr Austin, TX	3.0	1.0	960	$2,500	$2.60	6d	1	1.34mi
4615 Ribbecke Ave Austin, TX	3.0	2.0	1128	$2,300	$2.04	6d	1	1.36mi
5523 Springdale Rd Austin, TX	2.0	2.0	1247	$2,440	$1.96	22d	1	1.38mi

Listing history 47 events

1. 2026-06-21
   days on market $249,500 Active 44 DOM
2. 2026-06-18
   days on market $249,500 Active 41 DOM
3. 2026-06-17
   days on market $249,500 Active 40 DOM
4. 2026-06-16
   days on market $249,500 Active 39 DOM
5. 2026-06-15
   days on market $249,500 Active 38 DOM
6. 2026-06-13
   days on market $249,500 Active 36 DOM
7. 2026-06-09
   days on market $249,500 Active 32 DOM
8. 2026-06-08
   days on market $249,500 Active 31 DOM
9. 2026-06-07
   days on market $249,500 Active 30 DOM
10. 2026-06-05
    days on market $249,500 Active 27 DOM
11. 2026-06-03
    days on market $249,500 Active 26 DOM
12. 2026-06-02
    days on market $249,500 Active 25 DOM
13. 2026-06-01
    days on market $249,500 Active 24 DOM
14. 2026-05-31
    days on market $249,500 Active 23 DOM
15. 2026-04-07
    listed $249,500 Active 1297-char remark

    Show marketing remark (1297 chars)

    Located in East Austin’s established Craigwood community, this updated 3-bedroom, 2-bath single-story home offers an ideal blend of comfort, convenience, and investment potential—currently tenant-occupied for immediate income opportunity. Inside, the 1,025 sq ft layout features durable hardwood-look porcelain tile in main living areas, an open-concept design, and a modern kitchen with shaker cabinetry, granite countertops, stainless steel appliances, gas cooking, and a refrigerator that conveys. Both bathrooms are fully updated with contemporary finishes, while energy-efficient features include a tankless water heater, updated windows, and doors. The exterior offers great curb appeal with mature trees, plus a spacious fenced backyard with a deck—perfect for entertaining—and a storage shed that conveys. Positioned just minutes from Mueller (4 miles), Downtown Austin (6 miles), Tesla Gigafactory (7.5 miles), Austin-Bergstrom International Airport (8 miles), and The Domain (11 miles), with quick access to Hwy 183 and SH 130, this home places you near Austin’s top employers, dining, and entertainment. Whether you're a first-time buyer or investor looking for a well-located East Austin property with strong rental appeal, this home checks all the boxes.

16. 2026-02-12
    historical $1,700
17. 2026-01-23
    price $1,700
18. 2025-12-23
    listed $1,800
19. 2023-11-21
    historical $1,875
20. 2023-10-20
    price $1,875
21. 2023-09-29
    listed $1,950
22. 2023-08-04
    listed Active
23. 2017-09-01
    soldstatus
24. 2017-08-17
    soldstatus
25. 2017-08-15
    soldstatus Sold
26. 2017-07-03
    status Pending
27. 2017-06-25
    price $229,900
28. 2017-06-09
    price $239,900
29. 2017-05-26
    status Active
30. 2017-05-22
    status Pending - Taking Backups
31. 2017-05-16
    status Active
32. 2017-04-11
    status Pending - Taking Backups
33. 2017-04-11
    historical Withdrawn
34. 2017-04-08
    listed $249,900 Active
35. 2017-02-28
    soldstatus
36. 2017-02-24
    soldstatus Sold
37. 2017-02-16
    status Pending
38. 2017-02-15
    status Pending - Taking Backups
39. 2017-02-15
    status Active
40. 2017-02-09
    status Pending
41. 2017-02-06
    listed $124,500 Active
42. 2006-12-28
    soldstatus
43. 2002-08-23
    historical
44. 2002-08-12
    listed
45. 1997-11-24
    soldstatus $61,712
46. 1997-05-23
    soldstatus
47. 1984-10-05
    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: $7,223 · $602/mo
• Projected year-2 tax: $7,223 · $602/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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,199
• − Mortgage interest: −$13,976
• − Property taxes: −$7,223
• − Insurance: −$1,248
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − Depreciation: −$7,258
• Taxable loss: −$7,697
• Est. tax savings @ 24.0%: +$1,847
• After-tax cash flow: $-1,627/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): 10,746
• Household income: $105,795
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 221.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 53% White 33% Two or more races 22% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 38% Cuban 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 17% · Canada, Jamaica, Vietnam
• Languages at home: 61% English-only · Spanish 35% Russian/Polish/Slavic 1% 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: ▼ -4.74%
• Current HPI: 265.2823
• Rent YoY: ▼ -0.45%
• 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

+304.3% since first listed

33 events — show timeline

• 2026-04-07 Listed $249,500 Unlock MLS
• 2026-02-12 Rental Removed $1,700 ACTRIS
• 2026-01-23 Price Changed $1,700 ACTRIS
• 2025-12-23 Listed for Rent $1,800 ACTRIS
• 2023-11-21 Rental Removed $1,875 ACTRIS
• 2023-10-20 Price Changed $1,875 ACTRIS
• 2023-09-29 Listed for Rent $1,950 ACTRIS
• 2023-08-04 Listed — Unlock MLS
• 2017-09-01 Sold (Public Records) — Public Records
• 2017-08-17 Sold (Public Records) — Public Records
• 2017-08-15 Sold (MLS) — Unlock MLS
• 2017-07-03 Pending — Unlock MLS
• 2017-06-25 Price Changed $229,900 Unlock MLS
• 2017-06-09 Price Changed $239,900 Unlock MLS
• 2017-05-26 Relisted — Unlock MLS
• 2017-05-22 Pending — Unlock MLS
• 2017-05-16 Relisted — Unlock MLS
• 2017-04-11 Pending — Unlock MLS
• 2017-04-11 Delisted — Unlock MLS
• 2017-04-08 Listed $249,900 Unlock MLS
• 2017-02-28 Sold (Public Records) — Public Records
• 2017-02-24 Sold (MLS) — Unlock MLS
• 2017-02-16 Pending — Unlock MLS
• 2017-02-15 Pending — Unlock MLS
• 2017-02-15 Relisted — Unlock MLS
• 2017-02-09 Pending — Unlock MLS
• 2017-02-06 Listed $124,500 Unlock MLS
• 2006-12-28 Sold (Public Records) — Public Records
• 2002-08-23 Delisted — Unlock MLS
• 2002-08-12 Listed — Unlock MLS
• 1997-11-24 Sold (Public Records) $61,712 Public Records
• 1997-05-23 Sold (Public Records) — Public Records
• 1984-10-05 Sold (Public Records) — Public Records

Property tax history

+10.3%/yr

Latest (2026): $7,223 · +5.5% YoY. Source: county tax records.