7717 Poppy Petal Loop · Austin, TX 78617

$264,000

4 bd · 2.0 ba · 1,678 sqft · SingleFamily public records · 102 Days on market

Built 2022 Good condition 5,309 sqft lot $157/sqft · 21% below area Est $336k · 21% under $58/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 +15.0/15.0
• Cash flow +5.9/30.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Appreciation +3.4/10.0
• 1% rule +3.2/10.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• DSCR +0.3/10.0

Listing remarks MLS

Fresh updates and a location that keeps you connected to everything Austin has to offer. Welcome to 7717 Poppy Petal Loop in Del Valle. With fresh interior updates throughout, including new carpet, updated flooring, and fresh paint, this move-in-ready 4-bedroom, 3-bath home offers 1,678 square feet of inviting living space that blends comfort, practicality, and everyday ease. The open-concept layout seamlessly connects the living room, kitchen, and dining area, creating a bright and inviting atmosphere perfect for hosting guests or enjoying quiet evenings at home. Natural light fills the interior, while the thoughtful floor plan offers flexibility with multiple bedrooms and full bathrooms to accommodate a variety of living needs, including guests, home office space, or multigenerational living. The spacious kitchen overlooks the main living areas, making daily living feel connected and convenient. Fresh finishes throughout give the home a clean, updated feel that’s easy to personalize and enjoy from day one. Outside, residents enjoy access to community amenities, including a neighborhood pool and park, adding to the home’s lifestyle appeal. Conveniently located approximately 15 minutes from Austin-Bergstrom International Airport, Tesla, Circuit of the Americas, and downtown Austin, this home offers an ideal balance of neighborhood comfort and accessibility. With easy access to major roadways, shopping, dining, and growing employment hubs, Del Valle continues to be one of the area’s fastest-growing communities. Needs lender approval

Key facts

• Community amenities
• Neighborhood pool
• Neighborhood park

Tags

• COMMUNITY AMENITIES
• NEIGHBORHOOD POOL
• NEIGHBORHOOD PARK
• EASY ACCESS TO MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $264k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-514 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (34.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (18.1% below list).
• Recommended offer: $173k (34.4% below list) — sets the bar for cash-flow.
• Cap rate 4.0% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 36% 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 $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 102 days — a 9% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,124 (34.4% 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 102 days. Have you received any prior offers? Is the seller open to a 34% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.82% ✗
• Cap rate: 3.95%
• Cash-on-cash: -8.35%
• DSCR: 0.63
• GRM: 10.2

CMA / ARV

• ARV (median comp): $336,064
• List price: $264,000
• Delta: -21.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15607 Poppy Petal Dr	0.13mi	3/2.0 (-1)	1,610 (-4%)	2mo	$285,000	$177	81
15213 Purple Drop Cv	0.13mi	3/2.0 (-1)	1,610 (-4%)	14mo	$349,990	$217	71
7507 Petal Pink Cv	0.15mi	3/2.0 (-1)	1,610 (-4%)	17mo	$359,990	$224	68
7608 Purple Drop Bnd	0.18mi	3/2.0 (-1)	1,610 (-4%)	15mo	$339,790	$211	67
15209 Purple Drop Cv	0.14mi	3/2.0 (-1)	1,800 (+7%)	14mo	$359,990	$200	65
7709 Ivy Trellis Trl	0.18mi	3/2.0 (-1)	1,854 (+10%)	5mo	$295,000	$159	64
7520 Purple Drop Bnd	0.19mi	3/2.0 (-1)	1,800 (+7%)	15mo	$349,790	$194	62
7616 Purple Drop Bnd	0.18mi	3/2.0 (-1)	1,810 (+8%)	15mo	$349,790	$193	61
7506 Grenadine Bloom Bnd	0.16mi	3/2.0 (-1)	1,479 (-12%)	10mo	$273,000	$185	59
7517 Sparkling Light Dr	0.11mi	3/2.0 (-1)	1,488 (-11%)	16mo	$294,990	$198	58
15409 Summer Ray Dr	0.46mi	3/2.0 (-1)	1,586 (-6%)	10mo	$290,000	$183	56
7328 Dungarees Way	0.63mi	3/2.0 (-1)	1,491 (-11%)	9mo	$269,900	$181	39

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: -35.2%
• Equity multiple: -0.10×
• Total profit: $-81,605
• Equity at exit: $39,363

10-year hold

• IRR: -77.1%
• Equity multiple: -0.85×
• Total profit: $-136,620
• Equity at exit: $22,826

Cash invested: $73,920 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,163 high
• Mortgage (P&I): −$1,384
• Tax from tax record: −$671 /mo · $8,050/yr
• Insurance: −$110
• HOA: −$58
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-514

Break-even live

Break-even rent $2,814

Max offer price $173,124

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: $66,000
• Closing costs: $7,920
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7706 Poppy Petal Loop Del Valle, TX	4.0	2.5	1993	$1,999	$1.00	19d	1	0.04mi
15401 Poppy Petal Dr Del Valle, TX	4.0	2.5	1856	$2,300	$1.24	18d	1	0.04mi
7501 Poppy Petal Loop Del Valle, TX	4.0	2.5	2000	$2,099	$1.05	15d	1	0.09mi
7501 Poppy Petal Loop Del Valle, TX	4.0	2.5	2000	$1,999	$1.00	24d	1	0.09mi
7606 Pewter Luster Bnd Del Valle, TX	4.0	2.0	2080	$2,100	$1.01	4d	1	0.19mi
7616 Pewter Luster Bnd Del Valle, TX	3.0	2.0	1479	$2,200	$1.49	24d	1	0.20mi
15307 Grenadine Bloom Cv Del Valle, TX	4.0	2.0	1845	$2,500	$1.36	44d	1	0.26mi
7407 Grenadine Bloom Bnd Del Valle, TX	4.0	2.0	1986	$2,200	$1.11	24d	1	0.29mi
15302 Grenadine Bloom Cv Del Valle, TX	4.0	2.0	1635	$2,050	$1.25	24d	1	0.29mi
15308 Grenadine Bloom Cv Del Valle, TX	4.0	2.0	2209	$2,200	$1.00	24d	1	0.30mi
7416 Sparkling Light Dr Unit A Del Valle, TX	3.0	2.5	1767	$1,999	$1.13	24d	1	0.30mi
7409 Sparkling Light Dr Unit A Del Valle, TX	3.0	2.5	1690	$1,999	$1.18	24d	1	0.31mi
7316 Sparkling Light Dr Unit B Del Valle, TX	3.0	2.5	1336	$1,775	$1.33	24d	1	0.38mi
7200 Grenadine Bloom Bnd Unit A Del Valle, TX	3.0	2.5	1765	$1,700	$0.96	44d	1	0.42mi
15428 Jazzberry Way Del Valle, TX	3.0	2.0	1607	$2,000	$1.24	24d	1	0.44mi

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-18
   days on market $264,000 Active 102 DOM
2. 2026-06-17
   days on market $264,000 Active 101 DOM
3. 2026-06-16
   days on market $264,000 Active 100 DOM
4. 2026-06-15
   days on market $264,000 Active 99 DOM
5. 2026-06-13
   days on market $264,000 Active 97 DOM
6. 2026-06-09
   days on market $264,000 Active 93 DOM
7. 2026-06-08
   days on market $264,000 Active 92 DOM
8. 2026-06-07
   days on market $264,000 Active 91 DOM
9. 2026-06-04
   days on market $264,000 Active 88 DOM
10. 2026-06-03
    days on market $264,000 Active 87 DOM
11. 2026-06-02
    days on market $264,000 Active 86 DOM
12. 2026-06-01
    days on market $264,000 Active 85 DOM
13. 2026-05-31
    days on market $264,000 Active 84 DOM
14. 2026-04-30
    price $264,000 1575-char remark

    Show marketing remark (1575 chars)

    Fresh updates and a location that keeps you connected to everything Austin has to offer. Welcome to 7717 Poppy Petal Loop in Del Valle. With fresh interior updates throughout, including new carpet, updated flooring, and fresh paint, this move-in-ready 4-bedroom, 3-bath home offers 1,678 square feet of inviting living space that blends comfort, practicality, and everyday ease. The open-concept layout seamlessly connects the living room, kitchen, and dining area, creating a bright and inviting atmosphere perfect for hosting guests or enjoying quiet evenings at home. Natural light fills the interior, while the thoughtful floor plan offers flexibility with multiple bedrooms and full bathrooms to accommodate a variety of living needs, including guests, home office space, or multigenerational living. The spacious kitchen overlooks the main living areas, making daily living feel connected and convenient. Fresh finishes throughout give the home a clean, updated feel that’s easy to personalize and enjoy from day one. Outside, residents enjoy access to community amenities, including a neighborhood pool and park, adding to the home’s lifestyle appeal. Conveniently located approximately 15 minutes from Austin-Bergstrom International Airport, Tesla, Circuit of the Americas, and downtown Austin, this home offers an ideal balance of neighborhood comfort and accessibility. With easy access to major roadways, shopping, dining, and growing employment hubs, Del Valle continues to be one of the area’s fastest-growing communities. Needs lender approval

15. 2026-03-29
    price $269,000 1575-char remark

    Show marketing remark (1575 chars)

    Fresh updates and a location that keeps you connected to everything Austin has to offer. Welcome to 7717 Poppy Petal Loop in Del Valle. With fresh interior updates throughout, including new carpet, updated flooring, and fresh paint, this move-in-ready 4-bedroom, 3-bath home offers 1,678 square feet of inviting living space that blends comfort, practicality, and everyday ease. The open-concept layout seamlessly connects the living room, kitchen, and dining area, creating a bright and inviting atmosphere perfect for hosting guests or enjoying quiet evenings at home. Natural light fills the interior, while the thoughtful floor plan offers flexibility with multiple bedrooms and full bathrooms to accommodate a variety of living needs, including guests, home office space, or multigenerational living. The spacious kitchen overlooks the main living areas, making daily living feel connected and convenient. Fresh finishes throughout give the home a clean, updated feel that’s easy to personalize and enjoy from day one. Outside, residents enjoy access to community amenities, including a neighborhood pool and park, adding to the home’s lifestyle appeal. Conveniently located approximately 15 minutes from Austin-Bergstrom International Airport, Tesla, Circuit of the Americas, and downtown Austin, this home offers an ideal balance of neighborhood comfort and accessibility. With easy access to major roadways, shopping, dining, and growing employment hubs, Del Valle continues to be one of the area’s fastest-growing communities. Needs lender approval

16. 2026-03-20
    status Active 1575-char remark

    Show marketing remark (1575 chars)

    Fresh updates and a location that keeps you connected to everything Austin has to offer. Welcome to 7717 Poppy Petal Loop in Del Valle. With fresh interior updates throughout, including new carpet, updated flooring, and fresh paint, this move-in-ready 4-bedroom, 3-bath home offers 1,678 square feet of inviting living space that blends comfort, practicality, and everyday ease. The open-concept layout seamlessly connects the living room, kitchen, and dining area, creating a bright and inviting atmosphere perfect for hosting guests or enjoying quiet evenings at home. Natural light fills the interior, while the thoughtful floor plan offers flexibility with multiple bedrooms and full bathrooms to accommodate a variety of living needs, including guests, home office space, or multigenerational living. The spacious kitchen overlooks the main living areas, making daily living feel connected and convenient. Fresh finishes throughout give the home a clean, updated feel that’s easy to personalize and enjoy from day one. Outside, residents enjoy access to community amenities, including a neighborhood pool and park, adding to the home’s lifestyle appeal. Conveniently located approximately 15 minutes from Austin-Bergstrom International Airport, Tesla, Circuit of the Americas, and downtown Austin, this home offers an ideal balance of neighborhood comfort and accessibility. With easy access to major roadways, shopping, dining, and growing employment hubs, Del Valle continues to be one of the area’s fastest-growing communities. Needs lender approval

17. 2026-01-22
    listed $299,000 Active 1575-char remark

    Show marketing remark (1575 chars)

    Fresh updates and a location that keeps you connected to everything Austin has to offer. Welcome to 7717 Poppy Petal Loop in Del Valle. With fresh interior updates throughout, including new carpet, updated flooring, and fresh paint, this move-in-ready 4-bedroom, 3-bath home offers 1,678 square feet of inviting living space that blends comfort, practicality, and everyday ease. The open-concept layout seamlessly connects the living room, kitchen, and dining area, creating a bright and inviting atmosphere perfect for hosting guests or enjoying quiet evenings at home. Natural light fills the interior, while the thoughtful floor plan offers flexibility with multiple bedrooms and full bathrooms to accommodate a variety of living needs, including guests, home office space, or multigenerational living. The spacious kitchen overlooks the main living areas, making daily living feel connected and convenient. Fresh finishes throughout give the home a clean, updated feel that’s easy to personalize and enjoy from day one. Outside, residents enjoy access to community amenities, including a neighborhood pool and park, adding to the home’s lifestyle appeal. Conveniently located approximately 15 minutes from Austin-Bergstrom International Airport, Tesla, Circuit of the Americas, and downtown Austin, this home offers an ideal balance of neighborhood comfort and accessibility. With easy access to major roadways, shopping, dining, and growing employment hubs, Del Valle continues to be one of the area’s fastest-growing communities. Needs lender approval

18. 2025-05-07
    historical $2,150
19. 2025-04-05
    listed $2,150

ⓘ 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: $8,050 · $671/mo
• Projected year-2 tax: $8,050 · $671/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 6 d/yr ≥108°F today · 18 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: $25,958
• − Mortgage interest: −$14,788
• − Property taxes: −$8,050
• − Insurance: −$1,320
• − Repairs & maintenance: −$2,077
• − Management: −$2,077
• − HOA: −$696
• − Depreciation: −$7,680
• Taxable loss: −$10,730
• Est. tax savings @ 24.0%: +$2,575
• After-tax cash flow: $-3,598/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 · 1 photo

Good 80/100 Cosmetic rehab

This move-in-ready home features fresh updates throughout, including new carpet, updated flooring, and fresh paint, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Improves functionality and aesthetics
• Both New kitchen backsplash — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen backsplash — Enhances functionality and aesthetics ↑

ⓘ 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

+12179.1% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $264,000 Unlock MLS
• 2026-03-29 Price Changed $269,000 Unlock MLS
• 2026-03-20 Relisted — Unlock MLS
• 2026-01-22 Listed $299,000 Unlock MLS
• 2025-05-07 Rental Removed $2,150 Avail
• 2025-04-05 Listed for Rent $2,150 Avail

Property tax history

+32.1%/yr

Latest (2026): $8,050 · +2.8% YoY. Source: county tax records.