DAISY Plan · Austin, TX 78738

$669,900

3 bd · 2.5 ba · 2,089 sqft · SingleFamily · 589 Days on market

Good condition

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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
• Schools +4.4/10.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• Rent growth +2.2/5.0
• Cash flow +1.2/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This lovely single-family residence boasts a welcoming foyer that opens gracefully to a spacious gameroom above, creating an inviting and open atmosphere. Retreat to the serene primary suite, a private oasis featuring a luxurious en-suite bath. Enjoy the outdoors in a great outdoor living space, ideal for relaxation and gatherings. With three bedrooms and abundant storage options, this home effortlessly combines comfort, style, and practicality.

Key facts

• Unique floor plans
• Modern architecture
• Sand volleyball

Tags

• MODERN ARCHITECTURE
• UNIQUE FLOOR PLANS
• ACCESS TO MARINA
• SAND VOLLEYBALL
• SOCCER FIELDS
• POOLS

🏗️ New construction. The $669,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $1,420,684.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $670k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-6k ($-69k/yr) — negative.
• To cash-flow at today's rent, offer at most $593k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $519k (22.5% below list).
• Recommended offer: $519k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 1.5% vs local median 1.8% in Austin — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (-1.2%/yr); 642 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 72d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).
• This rent runs 34% of the median local income ($183k/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 $10k of loan paydown is wiped out by about $43k 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 589 days — a 12% lower offer ($590k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.

Recommended offer $519,091 (22.5% 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 589 days. Have you received any prior offers? Is the seller open to a 23% 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. 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: 0.37% ✗
• Cap rate: 1.46%
• Cash-on-cash: -17.25%
• DSCR: 0.23
• GRM: 22.8

CMA / ARV

• ARV (median comp): $1,420,684
• List price: $669,900
• Delta: -52.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Oakland Ave	0.31mi	3/2.0	1,919 (-8%)	1mo	$1,350,000	$703	69
802 Blanco St	0.18mi	4/3.5 (+1)	2,390 (+14%)	1mo	$2,350,000	$983	58
1606 W 14th St	0.67mi	3/2.0	2,038 (-2%)	10mo	$1,150,000	$564	54
606 Augusta Ave #1	0.59mi	3/3.5	2,045 (-2%)	13mo	$1,375,000	$672	54
1114 W 10th St	0.29mi	2/1.5 (-1)	1,923 (-8%)	17mo	$1,100,000	$572	50
1507 Parkway	0.61mi	3/2.0	2,256 (+8%)	13mo	$947,000	$420	45
1409 W 9th St	0.33mi	2/2.5 (-1)	1,867 (-11%)	23mo	$1,450,000	$777	43
1712 W 10th St	0.68mi	3/2.0	1,838 (-12%)	6mo	$1,399,000	$761	42
1507 Lorrain St	0.68mi	3/2.0	2,328 (+11%)	22mo	$1,699,000	$730	29

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: -53.4%
• Equity multiple: -0.53×
• Total profit: $-609,478
• Equity at exit: $211,829

10-year hold

• IRR: —
• Equity multiple: -1.66×
• Total profit: $-1,058,073
• Equity at exit: $122,835

Cash invested: $397,792 (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 →

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

Active competition Active MLS

• For sale now: 13 active · 9 under contract
• Months of supply: 9.8 mo (10%/mo absorbed)
• Median asking: $1,449,900 ($661/sqft)
• Median days on market: 129 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +2.8% vs current asking $/sqft

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

ZIP-level market 78738

• Home prices YoY: -5.5%
• Rents YoY: -1.2%
• Active inventory: 642
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $5,191 high
• Mortgage (P&I): −$7,450
• Tax est. 1.5%: −$1,776 /mo · $21,310/yr
• Insurance: −$592
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,090
• Net cashflow: $-5,717

Break-even live

Break-even rent $12,428

Max offer price $593,395

Occupancy floor —

Sensitivity live

Price	-10% $-4,735	-5% $-5,226	+0% $-5,717	+5% $-6,208	+10% $-6,699
Rent	-10% $-6,127	-5% $-5,922	+0% $-5,717	+5% $-5,512	+10% $-5,307
Rate	-1.0pp $-5,002	-0.5pp $-5,356	base $-5,717	+0.5pp $-6,085	+1.0pp $-6,460

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: $355,171
• Closing costs: $42,621
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 W 5th St Unit 3018 Austin, TX	3.0	2.0	2037	$5,088	$2.50	86d	1	0.17mi
1301 W 5th St Unit 712 Austin, TX	3.0	2.0	2037	$5,053	$2.48	80d	1	0.17mi
1301 W 5th St Apt 312 Austin, TX	3.0	2.0	2037	$5,571	$2.73	40d	1	0.17mi
1301 W 5th St Unit 1334 Austin, TX	3.0	2.0	2037	$5,520	$2.71	71d	1	0.17mi
306 N Lamar Blvd Austin, TX	2.0	3.0	1473	$3,114	$2.11	116d	1	0.20mi
300 W 3rd St Unit 1222 Austin, TX	2.0	2.0	1421	$2,695	$1.90	139d	1	0.20mi
300 W 3rd St Austin, TX	2.0	2.0	1449	$2,800	$1.93	139d	1	0.20mi
836 W 3rd St Unit 604 Austin, TX	2.0	2.0	1446	$3,998	$2.76	139d	1	0.27mi
300 Bowie St Unit 12524 Austin, TX	2.0	2.5	1496	$2,924	$1.95	10d	1	0.27mi
901 W 9th St Unit 401A Austin, TX	3.0	2.0	2303	$6,500	$2.82	139d	1	0.28mi
901 W 9th St #406 Austin, TX	2.0	2.5	2487	$11,500	$4.62	83d	1	0.30mi
901 W 9th St Austin, TX	1.0–3.0	1.0–2.5	1630	$11,500	$7.05	10d	2	0.30mi
901 W 9th St Austin, TX	2.0	2.0–2.5	1875	$7,675	$4.09	113d	1	0.30mi
311 Bowie St Austin, TX	3.0	1.0–3.0	1594	$10,329	$6.48	0d	13	0.31mi
101 Sandra Muraida Way Unit 601 Austin, TX	2.0	2.0	1825	$4,695	$2.57	139d	1	0.33mi
111 Sandra Muraida Way Austin, TX	1.0–2.0	1.5–2.0	1266	$6,028	$4.76	0d	5	0.34mi
801 W 5th St Austin, TX	1.0–2.0	1.0–2.0	1040	$3,781	$3.63	0d	4	0.36mi
800 W 5th St Austin, TX	2.0–4.0	2.0–4.0	2627	$9,698	$3.69	79d	2	0.37mi
800 W 5th St Austin, TX	2.0–4.0	2.0–4.0	2681	$9,950	$3.71	119d	2	0.37mi
300 West Ave Austin, TX	3.0	1.0–3.0	1388	$4,140	$2.98	0d	22	0.38mi
404 Rio Grande St Austin, TX	1.0–2.0	1.0–2.0	1086	$3,443	$3.17	0d	9	0.45mi
301 West Ave Austin, TX	2.0	1.0–2.0	1087	$3,250	$2.99	5d	4	0.45mi
301 West Ave Austin, TX	1.0–2.0	1.0–2.0	1087	$3,250	$2.99	0d	3	0.45mi
1611 W 5th St Austin, TX	2.0	1.0–2.5	1173	$4,130	$3.52	0d	13	0.47mi
615 W 7th St Austin, TX	1.0–2.0	1.0–2.0	1224	$5,038	$4.11	0d	16	0.48mi
1621 Maggie Mayes St Austin, TX	3.0	2.0	1712	$5,500	$3.21	71d	1	0.55mi
1609 W 11th St Austin, TX	4.0	3.0	2125	$4,000	$1.88	67d	1	0.56mi
600 Guadalupe St Unit 6306 Austin, TX	3.0	3.0	2607	$27,413	$10.52	139d	1	0.64mi
600 Guadalupe St Unit 6504 Austin, TX	3.0	3.0	2322	$28,000	$12.06	119d	1	0.64mi
110 San Antonio St Austin, TX	2.0	1.0–2.0	1249	$6,732	$5.39	0d	31	0.65mi
600 Guadalupe St Austin, TX	3.0	2.0	1660	$9,470	$5.70	10d	1	0.66mi
600 Guadalupe St Austin, TX	3.0	2.0	1505	$8,025	$5.33	6d	1	0.66mi
600 Guadalupe St Austin, TX	3.0	3.0	1706	$15,409	$9.03	82d	1	0.66mi
700 Guadalupe St Unit 4502 Austin, TX	2.0	2.0	1567	$6,249	$3.99	139d	1	0.66mi
401 Guadalupe St Austin, TX	3.0	1.0–2.0	1058	$5,734	$5.42	0d	14	0.69mi
321 W 6th St Austin, TX	3.0	1.0–2.5	1033	$10,204	$9.88	0d	74	0.69mi
368 W 5th St Austin, TX	2.0	2.0	1751	$6,433	$3.67	85d	1	0.70mi
368 W 5th St Unit 1 Austin, TX	2.0	2.0	1751	$6,433	$3.67	119d	1	0.70mi
303 W 5th St Austin, TX	3.0	1.0–3.0	1738	$13,509	$7.77	0d	31	0.72mi
1626 Palma Plz #10 Austin, TX	2.0	2.5	1645	$4,850	$2.95	139d	1	0.75mi

Listing history 50 events

1. 2026-09-24
   days on market $669,900 Active 589 DOM
2. 2026-09-23
   days on market $669,900 Active 588 DOM
3. 2026-09-22
   days on market $669,900 Active 587 DOM
4. 2026-09-20
   days on market $669,900 Active 585 DOM
5. 2026-09-19
   days on market $669,900 Active 584 DOM
6. 2026-09-18
   days on market $669,900 Active 583 DOM
7. 2026-09-17
   days on market $669,900 Active 582 DOM
8. 2026-09-16
   days on market $669,900 Active 581 DOM
9. 2026-09-15
   days on market $669,900 Active 580 DOM
10. 2026-09-14
    days on market $669,900 Active 579 DOM
11. 2026-09-13
    days on market $669,900 Active 578 DOM
12. 2026-09-12
    days on market $669,900 Active 577 DOM
13. 2026-09-11
    days on market $669,900 Active 576 DOM
14. 2026-09-05
    days on market $669,900 Active 570 DOM
15. 2026-09-04
    days on market $669,900 Active 569 DOM
16. 2026-09-03
    days on market $669,900 Active 568 DOM
17. 2026-08-31
    days on market $669,900 Active 565 DOM
18. 2026-08-29
    days on market $669,900 Active 563 DOM
19. 2026-08-28
    days on market $669,900 Active 562 DOM
20. 2026-08-27
    days on market $669,900 Active 561 DOM
21. 2026-08-25
    days on market $669,900 Active 559 DOM
22. 2026-08-24
    days on market $669,900 Active 558 DOM
23. 2026-08-23
    days on market $669,900 Active 557 DOM
24. 2026-08-22
    days on market $669,900 Active 556 DOM
25. 2026-08-21
    days on market $669,900 Active 555 DOM
26. 2026-08-20
    days on market $669,900 Active 554 DOM
27. 2026-08-19
    days on market $669,900 Active 553 DOM
28. 2026-08-18
    days on market $669,900 Active 552 DOM
29. 2026-08-17
    days on market $669,900 Active 551 DOM
30. 2026-08-16
    days on market $669,900 Active 550 DOM
31. 2026-08-15
    days on market $669,900 Active 549 DOM
32. 2026-08-14
    days on market $669,900 Active 548 DOM
33. 2026-08-13
    days on market $669,900 Active 547 DOM
34. 2026-08-12
    days on market $669,900 Active 546 DOM
35. 2026-08-11
    days on market $669,900 Active 545 DOM
36. 2026-08-10
    days on market $669,900 Active 544 DOM
37. 2026-08-09
    days on market $669,900 Active 543 DOM
38. 2026-08-08
    days on market $669,900 Active 542 DOM
39. 2026-08-06
    days on market $669,900 Active 540 DOM
40. 2026-08-05
    days on market $669,900 Active 539 DOM
41. 2026-08-04
    days on market $669,900 Active 538 DOM
42. 2026-08-03
    days on market $669,900 Active 537 DOM
43. 2026-07-31
    days on market $669,900 Active 534 DOM
44. 2026-07-30
    days on market $669,900 Active 532 DOM
45. 2026-07-28
    days on market $669,900 Active 531 DOM
46. 2026-07-26
    days on market $669,900 Active 529 DOM
47. 2026-07-24
    days on market $669,900 Active 527 DOM
48. 2026-07-23
    days on market $669,900 Active 526 DOM
49. 2026-07-22
    days on market $669,900 Active 525 DOM
50. 2026-07-21
    days on market $669,900 Active 524 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: $62,291
• − Mortgage interest: −$79,580
• − Property taxes: −$21,310
• − Insurance: −$7,103
• − Repairs & maintenance: −$4,983
• − Management: −$4,983
• − Depreciation: −$41,329
• Taxable loss: −$96,999
• Est. tax savings @ 24.0%: +$23,280
• After-tax cash flow: $-45,327/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 · 3 photos

Good 75/100 Cosmetic rehab Est. rehab $10,445–$31,335 screening

This single-family home is in good condition with a good exterior and interior. It has potential for cosmetic improvements to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ 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.

F Composite school gradezoned avg 44/100

Zoned Schools

Middle O Henry Middle D TX #512/1,662 Nat'l #4,963/14,009

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): 31,019
• Household income: $183,048
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 22% 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: Predominantly White (69%)
• Race & ethnicity: White 69% Asian 14% Hispanic / Latino 12% Two or more races 8% Black 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 10% Romanian 3% Slovak 3%
• Foreign-born: 15% · Canada, China, Vietnam
• Languages at home: 81% English-only · Spanish 7% Other Indo-European 6% Chinese 3%

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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: ▼ -30.28%
• Current HPI: 518.22
• Rent YoY: ▼ -1.22%
• 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

• 2025-02-12 Listed $669,900 Zillow