7208 Sparkling Light Dr Unit B · Austin, TX 78617

$235,000

3 bd · 2.0 ba · 1,336 sqft · Condo public records · 35 Days on market

Built 2021 Good condition $60/mo HOA · 3% 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 +7.5/15.0
• Cash flow +7.2/30.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• Appreciation +3.4/10.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• DSCR +1.4/10.0

Listing remarks MLS

Tucked into the Sun Chase community, this well-maintained 3-bedroom, 2.5-bath condo offers a comfortable, easy-to-live-in layout just minutes from the airport and a short drive to Austin. The main level features an open living and kitchen area with great natural light and plenty of space to spread out, whether you're hosting friends or just enjoying a quiet night in. Upstairs, all three bedrooms are thoughtfully arranged, including a spacious primary suite with its own private bath. The additional bedrooms are perfect for guests, a home office, or whatever fits your lifestyle. With a private entry, an attached garage, and low-maintenance living, this home is a solid option for anyone looking for convenience without giving up space.

Key facts

• Great natural light
• Sun chase community
• Attached garage

Tags

• SUN CHASE COMMUNITY
• OPEN LIVING AND KITCHEN AREA
• GREAT NATURAL LIGHT
• PRIVATE ENTRY
• ATTACHED GARAGE
• LOW-MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-325 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (15.6% below list).
• Recommended offer: $178k (24.4% below list) — sets the bar for cash-flow.
• Cap rate 4.6% 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: Popham El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 618 students, 91% 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 (-0.4%/yr); 251 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 33% 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 $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 35 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,555 (24.4% 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 35 days. Have you received any prior offers? Is the seller open to a 24% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.93%
• DSCR: 0.74
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -30.5%
• Equity multiple: 0.02×
• Total profit: $-64,411
• Equity at exit: $35,039

10-year hold

• IRR: -57.5%
• Equity multiple: -0.59×
• Total profit: $-104,436
• Equity at exit: $20,319

Cash invested: $65,800 (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: 251
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,984 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$502 /mo · $6,028/yr
• Insurance: −$98
• HOA: −$60
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-325

Break-even live

Break-even rent $2,396

Max offer price $177,555

Occupancy floor —

Sensitivity live

Price	-10% $-192	-5% $-259	+0% $-325	+5% $-392	+10% $-458
Rent	-10% $-482	-5% $-404	+0% $-325	+5% $-247	+10% $-168
Rate	-1.0pp $-207	-0.5pp $-265	base $-325	+0.5pp $-386	+1.0pp $-448

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7200 Grenadine Bloom Bnd Unit A Del Valle, TX	3.0	2.5	1765	$1,700	$0.96	45d	1	0.01mi
7316 Sparkling Light Dr Unit B Del Valle, TX	3.0	2.5	1336	$1,775	$1.33	25d	1	0.06mi
7409 Sparkling Light Dr Unit A Del Valle, TX	3.0	2.5	1690	$1,999	$1.18	25d	1	0.11mi
15302 Grenadine Bloom Cv Del Valle, TX	4.0	2.0	1635	$1,995	$1.22	0d	1	0.13mi
7416 Sparkling Light Dr Unit A Del Valle, TX	3.0	2.5	1767	$1,999	$1.13	25d	1	0.14mi
15307 Grenadine Bloom Cv Del Valle, TX	4.0	2.0	1845	$2,500	$1.36	45d	1	0.16mi
15213 Spruce Frost Cv Unit A Del Valle, TX	3.0	2.5	1272	$1,900	$1.49	0d	1	0.19mi
15428 Jazzberry Way Del Valle, TX	3.0	2.0	1607	$2,000	$1.24	25d	1	0.22mi
7616 Pewter Luster Bnd Del Valle, TX	3.0	2.0	1479	$2,200	$1.49	25d	1	0.37mi
15401 Poppy Petal Dr Del Valle, TX	4.0	2.5	1856	$2,300	$1.24	19d	1	0.44mi
8105 Linden Rd Unit 1 Del Valle, TX	2.0	2.0	1132	$2,099	$1.85	25d	1	1.06mi
13917 Gilwell Dr Del Valle, TX	3.0	2.5	1743	$2,100	$1.20	19d	1	1.45mi

HOA detail condo

• Monthly dues: $60 · $720/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-05-15
   status Pending 741-char remark

   Show marketing remark (741 chars)

   Tucked into the Sun Chase community, this well-maintained 3-bedroom, 2.5-bath condo offers a comfortable, easy-to-live-in layout just minutes from the airport and a short drive to Austin. The main level features an open living and kitchen area with great natural light and plenty of space to spread out, whether you're hosting friends or just enjoying a quiet night in. Upstairs, all three bedrooms are thoughtfully arranged, including a spacious primary suite with its own private bath. The additional bedrooms are perfect for guests, a home office, or whatever fits your lifestyle. With a private entry, an attached garage, and low-maintenance living, this home is a solid option for anyone looking for convenience without giving up space.

2. 2026-05-11
   historical Active Under Contract 741-char remark

   Show marketing remark (741 chars)

   Tucked into the Sun Chase community, this well-maintained 3-bedroom, 2.5-bath condo offers a comfortable, easy-to-live-in layout just minutes from the airport and a short drive to Austin. The main level features an open living and kitchen area with great natural light and plenty of space to spread out, whether you're hosting friends or just enjoying a quiet night in. Upstairs, all three bedrooms are thoughtfully arranged, including a spacious primary suite with its own private bath. The additional bedrooms are perfect for guests, a home office, or whatever fits your lifestyle. With a private entry, an attached garage, and low-maintenance living, this home is a solid option for anyone looking for convenience without giving up space.

3. 2026-04-09
   listed $235,000 Active 741-char remark

   Show marketing remark (741 chars)

   Tucked into the Sun Chase community, this well-maintained 3-bedroom, 2.5-bath condo offers a comfortable, easy-to-live-in layout just minutes from the airport and a short drive to Austin. The main level features an open living and kitchen area with great natural light and plenty of space to spread out, whether you're hosting friends or just enjoying a quiet night in. Upstairs, all three bedrooms are thoughtfully arranged, including a spacious primary suite with its own private bath. The additional bedrooms are perfect for guests, a home office, or whatever fits your lifestyle. With a private entry, an attached garage, and low-maintenance living, this home is a solid option for anyone looking for convenience without giving up space.

ⓘ 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: $6,028 · $502/mo
• Projected year-2 tax: $6,028 · $502/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 6/10 Major
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,809
• − Mortgage interest: −$13,164
• − Property taxes: −$6,028
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − HOA: −$720
• − Depreciation: −$6,836
• Taxable loss: −$7,923
• Est. tax savings @ 24.0%: +$1,902
• After-tax cash flow: $-2,001/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 80/100 Cosmetic rehab

This well-maintained 3-bedroom, 2.5-bath condo in the Sun Chase community is ready for immediate move-in and offers a comfortable, easy-to-live-in layout.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics
• Both Updating the flooring — Replacing worn-out hardwood floors with a more modern material can increase both resale and rental value
• Both Upgrading the kitchen appliances — Modernizing the kitchen with new appliances can attract more buyers and renters
• Both Landscaping the front yard — A well-maintained front yard can improve the home's curb appeal and attract more potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics ↑
• Both Updating the flooring — Replacing worn-out hardwood floors with a more modern material can increase both resale and rental value ↑
• Both Upgrading the kitchen appliances — Modernizing the kitchen with new appliances can attract more buyers and renters ↑
• Both Landscaping the front yard — A well-maintained front yard can improve the home's curb appeal and attract more potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

3 events — show timeline

• 2026-05-15 Pending — Unlock MLS
• 2026-05-11 Contingent — Unlock MLS
• 2026-04-09 Listed $235,000 Unlock MLS

Property tax history

-7.6%/yr

Latest (2026): $6,028 · +0.0% YoY. Source: county tax records.