2321 Kale Dr · Austin, TX 78725

$274,472

3 bd · 2.0 ba · 1,096 sqft · SingleFamily public records · 39 Days on market

Built 2010 4,748 sqft lot $250/sqft · 20% below area Est $344k · 20% under $21/mo HOA · 1% 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 +8.0/30.0
• Livability +4.1/5.0
• Appreciation +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +2.3/10.0
• DSCR +2.0/10.0
• Schools +1.9/10.0

Listing remarks MLS

Come and take a look at this adorable one story home with a big back yard. Minutes away from the airport and F1 raceway. Super clean & Move-in Ready

Key facts

• Dual vanity
• Natural light
• Covered patio

Tags

• HORNSBY GLEN NEIGHBORHOOD
• ACCESS TO TESLA GIGAFACTORY
• FENCED BACKYARD
• COVERED PATIO
• NATURAL LIGHT
• DUAL VANITY

Property features AI

Finance

• HOA & community: Community association (Pioneer Property) with an annual fee of $250

Exterior

• Parking: 2-car garage; 4 total parking spaces with 2 covered spaces
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available
• Home design: Single-story home; Faces west; Resale property; Slab foundation
• Construction: Built (year source: appraiser); HardiPlank and masonry exterior; Composition roof
• Exterior features: Fenced yard with privacy wood fence; Level lot with medium-size trees; No additional exterior features listed

Interior

• Kitchen: Free-standing range; Microwave; Disposal; Gas water heater
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Main-level primary bedroom; No interior steps; Blinds on windows; Carpet and laminate flooring; Living room fireplace
• Laundry & utility: Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $274k.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (26.6% below list).
• Recommended offer: $202k (26.6% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: Hornsby-Dunlap El (math 17% / reading 20%, grade F, #3,759 of 4,322 statewide, top 88%, 599 students, 92% FRL); Dailey Middle (math 23% / reading 27%, grade F, #1,258 of 1,662 statewide, top 77%, 834 students, 94% 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 (-0.5%/yr); 98 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 $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 39 days — a 3% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,543 (26.6% 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 39 days. Have you received any prior offers? Is the seller open to a 27% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.39%
• DSCR: 0.80
• GRM: 11.3

CMA / ARV

• ARV (median comp): $343,770
• List price: $274,472
• Delta: -20.16%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -27.1%
• Equity multiple: 0.11×
• Total profit: $-68,267
• Equity at exit: $40,925

10-year hold

• IRR: -39.8%
• Equity multiple: -0.37×
• Total profit: $-105,258
• Equity at exit: $23,731

Cash invested: $76,852 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,015 high
• Mortgage (P&I): −$1,439
• Tax from tax record: −$299 /mo · $3,582/yr
• Insurance: −$114
• HOA: −$21
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-281

Break-even live

Break-even rent $2,371

Max offer price $224,822

Occupancy floor —

Sensitivity live

Price	-10% $-126	-5% $-203	+0% $-281	+5% $-359	+10% $-436
Rent	-10% $-440	-5% $-361	+0% $-281	+5% $-201	+10% $-122
Rate	-1.0pp $-143	-0.5pp $-211	base $-281	+0.5pp $-352	+1.0pp $-425

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: $68,618
• Closing costs: $8,234
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2509 Elara Dr Austin, TX	3.0	2.0	1436	$2,000	$1.39	25d	1	0.06mi
2408 Elara Dr Austin, TX	3.0	2.0	1058	$1,800	$1.70	45d	1	0.08mi
11709 Prado Ranch Blvd Austin, TX	3.0	2.0	1370	$1,795	$1.31	45d	1	0.39mi
1604 Los Olivios Way Austin, TX	3.0	2.5	1486	$2,050	$1.38	6d	1	0.46mi
11724 Saddle Rock Dr Austin, TX	3.0	2.0	1496	$2,200	$1.47	25d	1	0.50mi
11700 Dionda Ln Unit 11723 Del Valle, TX	2.0	2.0	1078	$1,667	$1.55	0d	1	0.63mi
11700 Dionda Ln Unit 11733 Del Valle, TX	3.0	2.0	1220	$1,927	$1.58	0d	1	0.67mi
11701 Dionda Ln Del Valle, TX	1.0–3.0	1.0–2.0	1070	$2,445	$2.29	0d	31	0.83mi
11901 Dionda Ln Del Valle, TX	1.0–3.0	1.0–2.0	1000	$1,425	$1.43	0d	251	0.97mi
11901 Dionda Ln Del Valle, TX	1.0–3.0	1.0–2.0	1000	$1,425	$1.43	45d	1	0.97mi
11600 Spirit Dr Del Valle, TX	2.0	2.0	1077	$2,098	$1.95	6d	1	1.11mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 23 events

1. 2026-06-08
   statusdays on market $274,472 Pending 39 DOM
2. 2026-06-07
   days on market $274,472 Active Under Contract 38 DOM
3. 2026-06-04
   days on market $274,472 Active Under Contract 35 DOM
4. 2026-06-03
   days on market $274,472 Active Under Contract 34 DOM
5. 2026-06-02
   days on market $274,472 Active Under Contract 33 DOM
6. 2026-06-01
   days on market $274,472 Active Under Contract 32 DOM
7. 2026-05-31
   days on market $274,472 Active Under Contract 31 DOM
8. 2026-05-14
   historical Active Under Contract 1088-char remark
9. 2026-04-30
   listed $274,472 Active 1088-char remark
10. 2025-06-19
    listed Active
11. 2019-01-28
    soldstatus
12. 2019-01-25
    soldstatus Sold

    Show marketing remark (154 chars)

    Come and take a look at this adorable one story home with a big back yard. Minutes away from the airport and F1 raceway. Super clean & Move-in Ready

13. 2019-01-17
    status Pending

    Show marketing remark (154 chars)

    Come and take a look at this adorable one story home with a big back yard. Minutes away from the airport and F1 raceway. Super clean & Move-in Ready

14. 2018-12-31
    status Pending - Taking Backups

    Show marketing remark (154 chars)

    Come and take a look at this adorable one story home with a big back yard. Minutes away from the airport and F1 raceway. Super clean & Move-in Ready

15. 2018-12-21
    listed $194,900 Active

    Show marketing remark (154 chars)

    Come and take a look at this adorable one story home with a big back yard. Minutes away from the airport and F1 raceway. Super clean & Move-in Ready

16. 2011-11-16
    soldstatus Sold
17. 2011-10-17
    status Pending - Taking Backups
18. 2011-09-19
    status Active
19. 2011-08-08
    status Pending
20. 2011-05-25
    listed $132,765 Active
21. 2011-05-23
    historical Withdrawn
22. 2011-04-01
    price
23. 2011-03-23
    listed Active

ⓘ 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: $3,582 · $299/mo
• Projected year-2 tax: $5,023 · $419/mo
• Expected delta: +$1,441/yr (+$120/mo · 40.2%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $24,185
• − Mortgage interest: −$15,375
• − Property taxes: −$3,582
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − HOA: −$252
• − Depreciation: −$7,985
• Taxable loss: −$8,250
• Est. tax savings @ 24.0%: +$1,980
• After-tax cash flow: $-1,393/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

• 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

+106.7% since first listed

17 events — show timeline

• 2026-06-08 Pending — Unlock MLS
• 2026-05-14 Contingent — Unlock MLS
• 2026-04-30 Listed $274,472 Unlock MLS
• 2025-06-19 Listed — Unlock MLS
• 2019-01-28 Sold (Public Records) — Public Records
• 2019-01-25 Sold (MLS) — Unlock MLS
• 2019-01-17 Pending — Unlock MLS
• 2018-12-31 Pending — Unlock MLS
• 2018-12-21 Listed $194,900 Unlock MLS
• 2011-11-16 Sold (MLS) — Unlock MLS
• 2011-10-17 Pending — Unlock MLS
• 2011-09-19 Relisted — Unlock MLS
• 2011-08-08 Pending — Unlock MLS
• 2011-05-25 Listed $132,765 Unlock MLS
• 2011-05-23 Delisted — Unlock MLS
• 2011-04-01 Price Changed — Unlock MLS
• 2011-03-23 Listed — Unlock MLS

Property tax history

+14.3%/yr

Latest (2026): $3,582 · -7.5% YoY. Source: county tax records.