11602 Maybach Dr · Austin, TX 78617

$55,000

3 bd · 2.0 ba · 1,331 sqft · SingleFamily public records · 41 Days on market

Built 1996 7,840 sqft lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.2/30.0
• Livability +4.1/5.0
• Appreciation +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0

Listing remarks MLS

The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold "as is" and no for sale sign allowed. List price is minimum starting bid amount. Seller, listing agent and broker have no firsthand knowledge about any features or condition of the property. Available information was gathered from other sources. There is no existing survey and no sellers disclosure. Auction dates 05/03-05/05

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 1996

🔨 Auction listing. The $55,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $299,109 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $-551 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 4.1% 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.
• Market conditions: Rents soft (-0.4%/yr); 246 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
• This rent runs 32% of the median local income ($72k/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 $9k 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 41 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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

• Watch-outs: property tax is 8.2% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,350 (3.0% 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 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.64% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.89%
• DSCR: 0.65
• GRM: 13.0

CMA / ARV

• ARV (median comp): $299,109
• List price: $55,000
• Delta: -81.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7204 Kellner Cv	0.17mi	3/2.0	1,364 (+2%)	2mo	$237,800	$174	86
11600 Maybach Dr	0.01mi	3/2.0	1,325 (-0%)	23mo	$280,000	$211	80
7113 Apperson St	0.11mi	3/2.0	1,325 (-0%)	22mo	$250,000	$189	76
7200 Kellner Cv	0.15mi	3/2.0	1,347 (+1%)	20mo	$315,000	$234	75
11804 Savanna Canyon Ct	0.38mi	3/2.0	1,324 (-0%)	10mo	$275,000	$208	73
7200 Wardman Dr	0.16mi	3/2.0	1,201 (-10%)	9mo	$230,000	$192	69
6801 Campina Xing	0.51mi	3/2.0	1,324 (-0%)	10mo	$259,900	$196	67
11702 Maybach Dr	0.08mi	3/2.0	1,436 (+8%)	19mo	$315,000	$219	67
12005 Stoney Meadow Dr	0.47mi	3/2.0	1,324 (-0%)	16mo	$269,000	$203	64
6720 Campina Xing	0.50mi	3/2.0	1,324 (-0%)	24mo	$279,900	$211	56
12208 Stoney Meadow Dr	0.67mi	3/2.0	1,366 (+3%)	10mo	$249,000	$182	56

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: -33.5%
• Equity multiple: -0.06×
• Total profit: $-89,129
• Equity at exit: $44,598

10-year hold

• IRR: -63.3%
• Equity multiple: -0.72×
• Total profit: $-144,386
• Equity at exit: $25,861

Cash invested: $83,750 (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 78617

• Home prices YoY: -1.7%
• Rents YoY: -0.4%
• Active inventory: 246
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,920 high
• Mortgage (P&I): −$1,569
• Tax est. 1.5%: −$374 /mo · $4,487/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-551

Break-even live

Break-even rent $2,617

Max offer price $219,446

Occupancy floor —

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: $74,777
• Closing costs: $8,973
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11604 Railton Dr Del Valle, TX	3.0	2.0	1218	$1,950	$1.60	43d	1	0.03mi
11724 Gemmer St Del Valle, TX	3.0	2.0	1032	$1,750	$1.70	23d	1	0.14mi
7220 Wardman Dr Del Valle, TX	3.0	2.0	1662	$1,895	$1.14	43d	1	0.23mi
11712 Morning View Dr Del Valle, TX	4.0	2.0	1593	$1,895	$1.19	12d	1	0.28mi
7121 Elroy Rd Del Valle, TX	1.0–3.0	1.0–2.0	951	$2,006	$2.11	1d	26	0.46mi
7232 Dancing Wind Ln Del Valle, TX	3.0	2.5	1392	$1,725	$1.24	4d	1	0.51mi
7236 Dancing Wind Ln Del Valle, TX	4.0	2.5	1566	$1,750	$1.12	43d	1	0.52mi
7100 Dancing Wind Ln Del Valle, TX	3.0	2.5	1568	$1,850	$1.18	43d	1	0.54mi
7224 Spotted Leaf Way Del Valle, TX	3.0	2.0	1646	$1,950	$1.18	14d	1	0.56mi
7136 Spotted Leaf Way Del Valle, TX	3.0	2.5	1377	$1,900	$1.38	23d	1	0.57mi
12213 Rising Moon Ln Del Valle, TX	4.0	2.5	1578	$1,950	$1.24	21d	1	0.58mi
6514 Ross Rd Del Valle, TX	1.0–2.0	1.0–2.0	877	$1,614	$1.84	1d	19	0.66mi
12100 1/2 Ferrystone Glen Dr Unit 1240330P Del Valle, TX	2.0	2.0	1140	$3,728	$3.27	20d	1	0.69mi
6420 Carriage Pines Dr Del Valle, TX	3.0	2.5	1665	$1,995	$1.20	43d	1	0.83mi
6400 Wagon Spring St Del Valle, TX	3.0	2.5	1665	$1,975	$1.19	4d	1	0.83mi
6409 Wagon Spring St Del Valle, TX	4.0	2.0	1421	$1,895	$1.33	16d	1	0.83mi
6200 Albany Sleigh Dr Del Valle, TX	3.0	2.0	1647	$2,350	$1.43	43d	1	1.00mi
6101 Ross Rd Del Valle, TX	1.0–2.0	10.0	937	$2,140	$2.28	1d	43	1.06mi
12901 Staywell Way Del Valle, TX	3.0	2.0	1860	$2,200	$1.18	43d	1	1.11mi
12305 Paloma Blanca Way Del Valle, TX	3.0	2.0	1208	$1,749	$1.45	43d	1	1.24mi
5816 Ross Rd Unit 1 Del Valle, TX	2.0	2.0	1134	$1,725	$1.52	23d	1	1.26mi
5820 Angel Dr Del Valle, TX	3.0	2.0	1203	$1,950	$1.62	17d	1	1.33mi
5820 Angel Dr Del Valle, TX	3.0	2.0	1203	$1,850	$1.54	2d	1	1.33mi
12417 Sky Harbor Dr Del Valle, TX	3.0	2.0	1586	$1,975	$1.25	23d	1	1.34mi
12604 Paloma Blanca Way Del Valle, TX	3.0	2.0	1423	$1,700	$1.19	16d	1	1.39mi

Listing history 7 events

1. 2026-05-14
   status Pending 591-char remark

   Show marketing remark (591 chars)

   The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold "as is" and no for sale sign allowed. List price is minimum starting bid amount. Seller, listing agent and broker have no firsthand knowledge about any features or condition of the property. Available information was gathered from other sources. There is no existing survey and no sellers disclosure. Auction dates 05/03-05/05

2. 2026-04-03
   listed $55,000 Active 591-char remark

   Show marketing remark (591 chars)

   The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold "as is" and no for sale sign allowed. List price is minimum starting bid amount. Seller, listing agent and broker have no firsthand knowledge about any features or condition of the property. Available information was gathered from other sources. There is no existing survey and no sellers disclosure. Auction dates 05/03-05/05

3. 2026-03-09
   soldstatus
4. 2021-09-28
   soldstatus
5. 2021-09-27
   soldstatus Closed 725-char remark

   Show marketing remark (725 chars)

   Move In Ready! August 2021- Carpet Replaced, Interior Painted, Desirable One Story Home In Popular East Austin Close to Tesla, Circuit of the Americas, Toll 130, & Austin Bergstrom International Airport. Pre-Inspected. Very close to Popham Elementary- About 0.3 mi. Open Floor Plan, Lots of Natural Lighting, 2 Car Garage, Fenced Yard Tax estimate based on 2021 tax assessment value & 2020 tax rate (2021 tax rates are not out yet). Buyer to independently verify all information including but not limited to square footage, lot size, restrictions, taxes, schools, etc. Regarding the ETJ mls question, per the jurisdiction map it says "Austin LTD": https://www. austintexas. gov/GIS/JurisdictionsWebMap/

6. 2021-08-31
   historical Active Under Contract 725-char remark

   Show marketing remark (725 chars)

   Move In Ready! August 2021- Carpet Replaced, Interior Painted, Desirable One Story Home In Popular East Austin Close to Tesla, Circuit of the Americas, Toll 130, & Austin Bergstrom International Airport. Pre-Inspected. Very close to Popham Elementary- About 0.3 mi. Open Floor Plan, Lots of Natural Lighting, 2 Car Garage, Fenced Yard Tax estimate based on 2021 tax assessment value & 2020 tax rate (2021 tax rates are not out yet). Buyer to independently verify all information including but not limited to square footage, lot size, restrictions, taxes, schools, etc. Regarding the ETJ mls question, per the jurisdiction map it says "Austin LTD": https://www. austintexas. gov/GIS/JurisdictionsWebMap/

7. 2021-08-14
   listed $299,900 Active 725-char remark

   Show marketing remark (725 chars)

   Move In Ready! August 2021- Carpet Replaced, Interior Painted, Desirable One Story Home In Popular East Austin Close to Tesla, Circuit of the Americas, Toll 130, & Austin Bergstrom International Airport. Pre-Inspected. Very close to Popham Elementary- About 0.3 mi. Open Floor Plan, Lots of Natural Lighting, 2 Car Garage, Fenced Yard Tax estimate based on 2021 tax assessment value & 2020 tax rate (2021 tax rates are not out yet). Buyer to independently verify all information including but not limited to square footage, lot size, restrictions, taxes, schools, etc. Regarding the ETJ mls question, per the jurisdiction map it says "Austin LTD": https://www. austintexas. gov/GIS/JurisdictionsWebMap/

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $23,036
• − Mortgage interest: −$16,755
• − Property taxes: −$4,487
• − Insurance: −$1,496
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$8,701
• Taxable loss: −$12,088
• Est. tax savings @ 24.0%: +$2,901
• After-tax cash flow: $-3,705/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

• Census place: Austin, TX
• County: Travis County · 1,299,254 people
• City population: 1,066,854
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 30,756
• Household income: $71,640
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 681.0

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: Predominantly Hispanic (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 33% White 16% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 68% Puerto Rican 1%
• Common ancestry: Romanian 1%
• Foreign-born: 26% · Canada
• Languages at home: 41% English-only · Spanish 57% 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: ▼ -3.24%
• Current HPI: 192.3518
• Rent YoY: ▼ -0.36%
• 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

-81.7% since first listed

7 events — show timeline

• 2026-05-14 Pending — Unlock MLS
• 2026-04-03 Listed $55,000 Unlock MLS
• 2026-03-09 Sold (Public Records) — Public Records
• 2021-09-28 Sold (Public Records) — Public Records
• 2021-09-27 Sold (MLS) — Unlock MLS
• 2021-08-31 Contingent — Unlock MLS
• 2021-08-14 Listed $299,900 Unlock MLS

Property tax history

+3.1%/yr

Latest (2026): $5,646 · +3.7% YoY. Source: county tax records.