DAISY Plan · Austin, TX 78738

$669,900

3 bd · 2.5 ba · 2,089 sqft · SingleFamily · 634 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 +1.9/30.0
• 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 — $1,416,815.

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 $-5k ($-63k/yr) — negative.
• To cash-flow at today's rent, offer at most $653k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $571k (14.7% below list).
• Recommended offer: $571k (14.7% below list) — sets the bar for 1% rule.

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); 674 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 36d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 37% 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 634 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 $571,110 (14.7% 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 634 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.40% ✗
• Cap rate: 1.82%
• Cash-on-cash: -15.97%
• DSCR: 0.29
• GRM: 20.7

CMA / ARV

• ARV (median comp): $1,416,815
• List price: $669,900
• Delta: -52.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 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%)	3mo	$1,350,000	$703	68
802 Blanco St	0.18mi	4/3.5 (+1)	2,390 (+14%)	2mo	$2,350,000	$983	57
1606 W 14th St	0.67mi	3/2.0	2,038 (-2%)	12mo	$1,150,000	$564	53
606 Augusta Ave #1	0.59mi	3/3.5	2,045 (-2%)	15mo	$1,375,000	$672	53
1114 W 10th St	0.29mi	2/1.5 (-1)	1,923 (-8%)	18mo	$1,100,000	$572	49
1507 Parkway	0.61mi	3/2.0	2,256 (+8%)	15mo	$947,000	$420	44
1712 W 10th St	0.68mi	3/2.0	1,838 (-12%)	7mo	$1,399,000	$761	40
1507 Lorrain St	0.68mi	3/2.0	2,328 (+11%)	23mo	$1,699,000	$730	28

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: -50.4%
• Equity multiple: -0.47×
• Total profit: $-582,491
• Equity at exit: $211,252

10-year hold

• IRR: —
• Equity multiple: -1.53×
• Total profit: $-1,004,538
• Equity at exit: $122,500

Cash invested: $396,708 (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: 15 active · 12 under contract
• Months of supply: 8.2 mo (12%/mo absorbed)
• Median asking: $1,495,000 ($681/sqft)
• Median days on market: 110 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -0.4% 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: 674
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $5,711 high
• Mortgage (P&I): −$7,430
• Tax est. 1.5%: −$1,771 /mo · $21,252/yr
• Insurance: −$590
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,199
• Net cashflow: $-5,280

Break-even live

Break-even rent $12,394

Max offer price $652,860

Occupancy floor —

Sensitivity live

Price	-10% $-4,300	-5% $-4,790	+0% $-5,280	+5% $-5,769	+10% $-6,259
Rent	-10% $-5,731	-5% $-5,505	+0% $-5,280	+5% $-5,054	+10% $-4,828
Rate	-1.0pp $-4,566	-0.5pp $-4,919	base $-5,280	+0.5pp $-5,647	+1.0pp $-6,020

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: $354,204
• Closing costs: $42,504
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1118 W 7th St Unit 2B Austin, TX	3.0	2.5	1687	$5,250	$3.11	10d	1	0.17mi
1301 W 5th St Unit 712 Austin, TX	3.0	2.0	2037	$5,053	$2.48	125d	1	0.17mi
1301 W 5th St Unit 3018 Austin, TX	3.0	2.0	2037	$5,088	$2.50	132d	1	0.17mi
1301 W 5th St Apt 312 Austin, TX	3.0	2.0	2037	$5,571	$2.73	85d	1	0.17mi
1301 W 5th St Unit 1334 Austin, TX	3.0	2.0	2037	$5,520	$2.71	117d	1	0.17mi
300 N Lamar Blvd Austin, TX	2.0	1.0–3.0	1107	$3,516	$3.17	0d	11	0.18mi
306 N Lamar Blvd Austin, TX	2.0	3.0	1473	$3,114	$2.11	3d	1	0.20mi
300 W 3rd St Austin, TX	2.0	2.0	1449	$2,800	$1.93	184d	1	0.20mi
300 W 3rd St Unit 1222 Austin, TX	2.0	2.0	1421	$2,695	$1.90	184d	1	0.20mi
836 W 3rd St Unit 604 Austin, TX	2.0	2.0	1446	$3,998	$2.76	184d	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	184d	1	0.28mi
901 W 9th St #406 Austin, TX	3.0	2.5	2487	$11,500	$4.62	10d	1	0.30mi
311 Bowie St Austin, TX	3.0	1.0–3.0	1594	$9,800	$6.15	0d	52	0.30mi
901 W 9th St Austin, TX	1.0–3.0	1.0–2.5	1630	$11,500	$7.05	55d	2	0.30mi
901 W 9th St Austin, TX	2.0	2.0–2.5	1875	$7,675	$4.09	158d	1	0.30mi
101 Sandra Muraida Way Unit 601 Austin, TX	2.0	2.0	1825	$4,695	$2.57	184d	1	0.33mi
801 W 5th St Austin, TX	1.0–2.0	1.0–2.0	1144	$4,274	$3.74	0d	3	0.36mi
800 W 5th St Austin, TX	2.0–4.0	2.0–4.0	2627	$9,698	$3.69	124d	2	0.37mi
800 W 5th St Austin, TX	2.0–4.0	2.0–4.0	2681	$9,950	$3.71	164d	2	0.37mi
301 West Ave Austin, TX	2.0	1.0–2.0	1087	$6,600	$6.07	20d	6	0.45mi
301 West Ave Austin, TX	1.0–2.0	1.0–2.0	1087	$6,600	$6.07	6d	6	0.45mi
301 West Ave Austin, TX	2.0	1.0–2.0	1087	$6,600	$6.07	18d	7	0.45mi
301 West Ave Austin, TX	1.0–2.0	1.0–2.0	1087	$6,700	$6.16	23d	5	0.45mi
301 West Ave Austin, TX	1.0–2.0	1.0–2.0	1379	$6,490	$4.70	1d	4	0.45mi
301 West Ave Austin, TX	2.0	1.0–2.0	1087	$6,600	$6.07	7d	5	0.45mi
615 W 7th St Austin, TX	1.0–2.0	1.0–2.0	1224	$4,886	$3.99	0d	18	0.48mi
615 W 7th St Austin, TX	1.0–2.0	1.0–2.0	1224	$4,946	$4.04	3d	17	0.48mi
1211 W Riverside Dr Unit 2D Austin, TX	2.0	2.5	1464	$6,750	$4.61	6d	1	0.54mi
1621 Maggie Mayes St Austin, TX	3.0	2.0	1712	$5,500	$3.21	116d	1	0.55mi
1205 Elm St #6 Austin, TX	3.0	3.5	2112	$6,500	$3.08	10d	1	0.56mi
1609 W 11th St Austin, TX	4.0	3.0	2125	$4,000	$1.88	112d	1	0.56mi
600 Guadalupe St Unit C1 Austin, TX	3.0	2.0	1420	$8,100	$5.70	10d	1	0.64mi
600 Guadalupe St Unit C2 Austin, TX	3.0	2.0	1540	$8,785	$5.70	10d	1	0.64mi
600 Guadalupe St Unit 6306 Austin, TX	3.0	3.0	2607	$27,413	$10.52	184d	1	0.64mi
600 Guadalupe St Unit 6504 Austin, TX	3.0	3.0	2322	$28,000	$12.06	164d	1	0.64mi
600 Guadalupe St Unit C3 Austin, TX	3.0	2.0	1660	$9,470	$5.70	35d	1	0.64mi
600 Guadalupe St Unit C2 Austin, TX	3.0	2.0	1540	$8,785	$5.70	35d	1	0.64mi
600 Guadalupe St Unit C1 Austin, TX	3.0	2.0	1420	$8,100	$5.70	37d	1	0.64mi
600 Guadalupe St Unit C2 Austin, TX	3.0	2.0	1540	$8,785	$5.70	37d	1	0.64mi

Listing history 50 events

1. 2026-11-08
   days on market $669,900 Active 634 DOM
2. 2026-11-07
   days on market $669,900 Active 633 DOM
3. 2026-11-06
   days on market $669,900 Active 632 DOM
4. 2026-11-05
   days on market $669,900 Active 631 DOM
5. 2026-11-04
   days on market $669,900 Active 630 DOM
6. 2026-11-02
   days on market $669,900 Active 628 DOM
7. 2026-11-01
   days on market $669,900 Active 627 DOM
8. 2026-10-31
   days on market $669,900 Active 626 DOM
9. 2026-10-30
   days on market $669,900 Active 625 DOM
10. 2026-10-29
    days on market $669,900 Active 624 DOM
11. 2026-10-28
    days on market $669,900 Active 623 DOM
12. 2026-10-27
    days on market $669,900 Active 622 DOM
13. 2026-10-26
    days on market $669,900 Active 621 DOM
14. 2026-10-26
    days on market $669,900 Active 620 DOM
15. 2026-10-24
    days on market $669,900 Active 619 DOM
16. 2026-10-23
    days on market $669,900 Active 618 DOM
17. 2026-10-22
    days on market $669,900 Active 617 DOM
18. 2026-10-21
    days on market $669,900 Active 616 DOM
19. 2026-10-20
    days on market $669,900 Active 615 DOM
20. 2026-10-19
    days on market $669,900 Active 614 DOM
21. 2026-10-18
    days on market $669,900 Active 613 DOM
22. 2026-10-17
    days on market $669,900 Active 612 DOM
23. 2026-10-16
    days on market $669,900 Active 611 DOM
24. 2026-10-15
    days on market $669,900 Active 610 DOM
25. 2026-10-14
    days on market $669,900 Active 609 DOM
26. 2026-10-13
    days on market $669,900 Active 608 DOM
27. 2026-10-12
    days on market $669,900 Active 607 DOM
28. 2026-10-11
    days on market $669,900 Active 606 DOM
29. 2026-10-10
    days on market $669,900 Active 605 DOM
30. 2026-10-09
    days on market $669,900 Active 604 DOM
31. 2026-10-08
    days on market $669,900 Active 603 DOM
32. 2026-10-07
    days on market $669,900 Active 602 DOM
33. 2026-10-06
    days on market $669,900 Active 601 DOM
34. 2026-10-05
    days on market $669,900 Active 600 DOM
35. 2026-10-04
    days on market $669,900 Active 599 DOM
36. 2026-10-04
    days on market $669,900 Active 598 DOM
37. 2026-10-02
    days on market $669,900 Active 597 DOM
38. 2026-10-01
    days on market $669,900 Active 596 DOM
39. 2026-09-30
    days on market $669,900 Active 595 DOM
40. 2026-09-29
    days on market $669,900 Active 594 DOM
41. 2026-09-28
    days on market $669,900 Active 593 DOM
42. 2026-09-27
    days on market $669,900 Active 592 DOM
43. 2026-09-25
    days on market $669,900 Active 590 DOM
44. 2026-09-24
    days on market $669,900 Active 589 DOM
45. 2026-09-23
    days on market $669,900 Active 588 DOM
46. 2026-09-22
    days on market $669,900 Active 587 DOM
47. 2026-09-20
    days on market $669,900 Active 585 DOM
48. 2026-09-19
    days on market $669,900 Active 584 DOM
49. 2026-09-18
    days on market $669,900 Active 583 DOM
50. 2026-09-17
    days on market $669,900 Active 582 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: $68,533
• − Mortgage interest: −$79,364
• − Property taxes: −$21,252
• − Insurance: −$7,084
• − Repairs & maintenance: −$5,483
• − Management: −$5,483
• − Depreciation: −$41,216
• Taxable loss: −$91,349
• Est. tax savings @ 24.0%: +$21,924
• After-tax cash flow: $-41,431/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%
• 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