6501 E Hill Dr #121 · Austin, TX 78731

$167,777

3 bd · 2.0 ba · 1,156 sqft · Condo · 189 Days on market

Built 1968 Good condition $145/sqft · 35% below area Est $260k · 35% under $531/mo HOA · 29% of rent ↓ 13% since listing

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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 +6.7/30.0
• 1% rule +5.8/10.0
• Schools +5.1/10.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• Rent growth +1.8/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location Location Location . This first floor condo offers 3 bedrooms and 2 baths and a just a few steps to the pool. Great price and location for this unit! The 3rd bedroom can be an office or play room. The HOA covers water, trash, and landscaping, making this an easy and affordable lock and leave option. Well cared for, functional, and easy access to DT Austin, Domain and the Arboretum. This is a solid spot with the space and layout that is hard to find in this area!

Key facts

• Pool access
• First floor condo
• $531 HOA

Tags

• FIRST FLOOR CONDO
• EASY ACCESS TO DT AUSTIN
• EASY ACCESS TO DOMAIN
• EASY ACCESS TO ARBORETUM
• POOL ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $168k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-265 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (22.9% below list).
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $129k (22.9% below list) — sets the bar for cash-flow.
• Cap rate 4.4% 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.
• 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 (-2.6%/yr); 266 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 86d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 189 days — a 12% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,424 (22.9% 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 189 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.08% ✓
• Cap rate: 4.40%
• Cash-on-cash: -6.77%
• DSCR: 0.70
• GRM: 7.7

CMA / ARV

• ARV (median comp): $259,774
• List price: $167,777
• Delta: -35.41%
• 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
6501 E Hill Dr #121	0.00mi	3/2.0	1,156 (0%)	0mo	$167,777	$145	100
8007 Stillwood Ln	1.49mi	3/2.0	1,134 (-2%)	1mo	$485,000	$428	61
3845 Ranch Road 2222 Unit 26/M2	0.74mi	2/2.5 (-1)	1,167 (+1%)	1mo	$265,000	$227	56
8001 Forest Mesa Dr Unit B	1.39mi	2/2.0 (-1)	1,128 (-2%)	1mo	$489,000	$434	55
2706 Geraghty Ave	0.63mi	2/2.0 (-1)	1,269 (+10%)	0mo	$785,000	$619	49
1523 Piedmont Ave Unit B	1.47mi	2/2.5 (-1)	1,092 (-6%)	2mo	$535,000	$490	47
5010 W Frances Pl	1.20mi	3/2.0	1,383 (+20%)	2mo	$639,900	$463	38
5509 Clay Ave #2	1.43mi	2/2.0 (-1)	871 (-25%)	0mo	$512,500	$588	35
3839 Dry Creek Dr	0.85mi	2/2.0 (-1)	966 (-16%)	1mo	$250,000	$259	34
3815 Williamsburg Cir	1.42mi	2/2.0 (-1)	1,426 (+23%)	2mo	$570,000	$400	34
7801 Shoal Creek Blvd #139	1.14mi	2/1.5 (-1)	940 (-19%)	0mo	$195,000	$207	33
5330 Balcones Dr Unit A	0.80mi	2/1.5 (-1)	892 (-23%)	1mo	$227,000	$254	32

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: -33.2%
• Equity multiple: -0.04×
• Total profit: $-49,002
• Equity at exit: $25,016

10-year hold

• IRR: -77.9%
• Equity multiple: -0.78×
• Total profit: $-83,406
• Equity at exit: $14,506

Cash invested: $46,978 (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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $297,500 ($291/sqft)
• Median days on market: 43 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -22.9% vs current asking $/sqft

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

ZIP-level market 78731

• Rents YoY: -2.6%
• Active inventory: 266
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,804 high
• Mortgage (P&I): −$880
• Tax est. 1.5%: −$210 /mo · $2,517/yr
• Insurance: −$70
• HOA: −$531
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-265

Break-even live

Break-even rent $2,140

Max offer price $129,424

Occupancy floor —

Sensitivity live

Price	-10% $-149	-5% $-207	+0% $-265	+5% $-323	+10% $-381
Rent	-10% $-408	-5% $-336	+0% $-265	+5% $-194	+10% $-123
Rate	-1.0pp $-181	-0.5pp $-222	base $-265	+0.5pp $-309	+1.0pp $-353

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: $41,944
• Closing costs: $5,033
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3431 N Hills Dr #103 Austin, TX	2.0	2.0	912	$1,500	$1.64	0d	1	0.13mi
3431 N Hills Dr #119 Austin, TX	2.0	1.5	1000	$1,975	$1.98	119d	1	0.13mi
6600 Valleyside Rd Unit D20 Austin, TX	2.0	2.0	991	$1,750	$1.77	94d	1	0.20mi
6800 Austin Center Blvd Austin, TX	1.0–2.0	1.0–2.0	1235	$2,727	$2.21	0d	10	0.22mi
3517 N Hills Dr Austin, TX	2.0	1.0–2.0	689	$1,718	$2.49	0d	24	0.25mi
3517 N Hills Dr Austin, TX	2.0	1.0–2.0	689	$1,423	$2.06	139d	20	0.25mi
6492 Hart Ln Austin, TX	2.0	2.5	1175	$1,795	$1.53	74d	1	0.26mi
3513 Wendel Cv Austin, TX	2.0	3.0	1270	$1,695	$1.33	139d	1	0.30mi
6525 Hart Ln Austin, TX	3.0	2.5	1286	$1,995	$1.55	89d	1	0.31mi
6805 Wood Hollow Dr Austin, TX	1.0–2.0	1.0–2.0	713	$1,549	$2.17	0d	27	0.31mi
6604 Hart Ln Unit B Austin, TX	3.0	2.5	1335	$2,395	$1.79	58d	1	0.36mi
6811 Wood Hollow Dr Austin, TX	2.0	2.0	869	$1,418	$1.63	139d	1	0.36mi
3523 N Hills Dr Austin, TX	2.0	1.0	742	$1,190	$1.60	10d	1	0.38mi
3523 N Hills Dr Austin, TX	2.0	2.0	984	$1,290	$1.31	2d	1	0.38mi
3529 N Hills Dr Unit B Austin, TX	2.0	1.5	1000	$1,575	$1.57	1d	1	0.39mi
3529 N Hills Dr Unit A Austin, TX	2.0	1.5	1000	$1,595	$1.59	1d	1	0.39mi
6715 Old Quarry Ln Austin, TX	2.0	1.5	1018	$1,950	$1.92	63d	1	0.41mi
6727 Old Quarry Ln Austin, TX	2.0	2.0	961	$1,850	$1.93	117d	1	0.44mi
6727 Old Quarry Ln Austin, TX	2.0	1.5	961	$1,850	$1.93	119d	1	0.44mi
6204 Shadow Valley Dr Unit B Austin, TX	3.0	2.0	1228	$2,995	$2.44	119d	1	0.51mi
6720 Wood Hollow Dr Austin, TX	2.0	2.0	978	$1,150	$1.18	2d	1	0.52mi
6202 Laurel Valley Dr Apt B Austin, TX	3.0	2.0	1415	$2,945	$2.08	94d	1	0.54mi
6202 Laurel Valley Dr Apt B Austin, TX	3.0	2.0	1415	$2,995	$2.12	139d	1	0.54mi
7117 Wood Hollow Dr Austin, TX	1.0–2.0	1.0–2.0	738	$1,347	$1.83	0d	24	0.56mi
6305 Shadow Valley Dr Unit A Austin, TX	2.0	1.0	1200	$2,450	$2.04	119d	1	0.60mi
7122 Wood Hollow Dr Austin, TX	1.0–2.0	1.0–1.5	1041	$1,900	$1.82	40d	1	0.60mi
6910 Hart Ln #907 Austin, TX	2.0	2.0	967	$1,550	$1.60	139d	1	0.64mi
6910 Hart Ln Austin, TX	2.0–3.0	2.0–2.5	1127	$2,000	$1.77	10d	1	0.65mi
6910 Hart Ln Austin, TX	1.0–2.0	1.0–2.0	811	$1,450	$1.79	89d	3	0.65mi
6910 Hart Ln Austin, TX	1.0–2.0	1.0–2.0	967	$1,450	$1.50	86d	3	0.65mi
6910 Hart Ln Austin, TX	2.0	2.0–2.5	1005	$1,450	$1.44	40d	2	0.65mi
3622 Far West Blvd Unit 106 Austin, TX	2.0	1.0	890	$1,159	$1.30	139d	1	0.67mi
6407 Shadow Valley Dr Unit B Austin, TX	2.0	2.0	1350	$1,995	$1.48	100d	1	0.68mi
6407 Shadow Valley Dr Unit B Austin, TX	2.0	2.0	1350	$1,995	$1.48	83d	1	0.68mi
7201 Hart Ln Austin, TX	2.0	1.0	890	$940	$1.06	0d	1	0.69mi
7201 Hart Ln Austin, TX	2.0	2.0	950	$1,075	$1.13	139d	1	0.69mi
7201 Hart Ln Unit 611 Austin, TX	2.0	2.0	950	$928	$0.98	81d	1	0.69mi
7201 Hart Ln Unit 215 Austin, TX	2.0	2.0	950	$957	$1.01	40d	1	0.69mi
7201 Hart Ln Unit 2018 Austin, TX	2.0	2.0	950	$953	$1.00	87d	1	0.69mi
7201 Wood Hollow Dr Unit 245 Austin, TX	2.0	1.0	730	$1,010	$1.38	139d	1	0.70mi

HOA detail $531/mo · $6,372/yr condo

• Likely covers: watertrashlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-15
   days on market $167,777 Active 189 DOM
2. 2026-09-14
   days on market $167,777 Active 188 DOM
3. 2026-09-13
   days on market $167,777 Active 187 DOM
4. 2026-09-12
   days on market $167,777 Active 186 DOM
5. 2026-09-11
   days on market $167,777 Active 185 DOM
6. 2026-09-05
   days on market $167,777 Active 179 DOM
7. 2026-09-04
   days on market $167,777 Active 178 DOM
8. 2026-09-03
   days on market $167,777 Active 177 DOM
9. 2026-08-31
   days on market $167,777 Active 174 DOM
10. 2026-08-29
    days on market $167,777 Active 172 DOM
11. 2026-08-28
    days on market $167,777 Active 171 DOM
12. 2026-08-27
    days on market $167,777 Active 170 DOM
13. 2026-08-25
    days on market $167,777 Active 168 DOM
14. 2026-08-24
    days on market $167,777 Active 167 DOM
15. 2026-08-23
    days on market $167,777 Active 166 DOM
16. 2026-08-22
    days on market $167,777 Active 165 DOM
17. 2026-08-21
    days on market $167,777 Active 164 DOM
18. 2026-08-20
    days on market $167,777 Active 163 DOM
19. 2026-08-19
    days on market $167,777 Active 162 DOM
20. 2026-08-18
    days on market $167,777 Active 161 DOM
21. 2026-08-17
    days on market $167,777 Active 160 DOM
22. 2026-08-16
    days on market $167,777 Active 159 DOM
23. 2026-08-15
    days on market $167,777 Active 158 DOM
24. 2026-08-14
    days on market $167,777 Active 157 DOM
25. 2026-08-13
    days on market $167,777 Active 156 DOM
26. 2026-08-12
    days on market $167,777 Active 155 DOM
27. 2026-08-11
    days on market $167,777 Active 154 DOM
28. 2026-08-10
    days on market $167,777 Active 153 DOM
29. 2026-08-09
    days on market $167,777 Active 152 DOM
30. 2026-08-08
    days on market $167,777 Active 151 DOM
31. 2026-08-06
    days on market $167,777 Active 149 DOM
32. 2026-08-05
    days on market $167,777 Active 148 DOM
33. 2026-08-04
    days on market $167,777 Active 147 DOM
34. 2026-08-03
    days on market $167,777 Active 146 DOM
35. 2026-07-31
    days on market $167,777 Active 143 DOM
36. 2026-07-30
    days on market $167,777 Active 141 DOM
37. 2026-07-28
    days on market $167,777 Active 140 DOM
38. 2026-07-26
    days on market $167,777 Active 138 DOM
39. 2026-07-24
    days on market $167,777 Active 136 DOM
40. 2026-07-23
    days on market $167,777 Active 135 DOM
41. 2026-07-22
    days on market $167,777 Active 134 DOM
42. 2026-07-21
    days on market $167,777 Active 133 DOM
43. 2026-07-20
    days on market $167,777 Active 132 DOM
44. 2026-07-18
    days on market $167,777 Active 130 DOM
45. 2026-07-18
    days on market $167,777 Active 129 DOM
46. 2026-07-16
    days on market $167,777 Active 128 DOM
47. 2026-07-15
    days on market $167,777 Active 127 DOM
48. 2026-07-14
    days on market $167,777 Active 126 DOM
49. 2026-07-13
    days on market $167,777 Active 125 DOM
50. 2026-07-13
    days on market $167,777 Active 124 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,652
• − Mortgage interest: −$9,398
• − Property taxes: −$2,517
• − Insurance: −$839
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − HOA: −$6,372
• − Depreciation: −$4,881
• Taxable loss: −$5,819
• Est. tax savings @ 24.0%: +$1,397
• After-tax cash flow: $-1,784/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $5,780–$17,340 screening

This well-maintained, first-floor condo offers a good balance of functionality and potential for value enhancement through minor updates.

Repairs flagged

• Minor Kitchen countertops — Worn appearance
• Minor Bathroom fixtures — Worn appearance
• Minor Floor sealant — Clean but may need fresh coat

Value-add opportunities

• Both Paint and sealant refresh — Enhances curb appeal and interior condition ↑
• Resale New kitchen countertops — Improves functionality and aesthetics ↑
• Resale New bathroom fixtures — Enhances functionality and aesthetics ↑
• Rental HVAC maintenance and upgrade — Improves comfort and energy efficiency ↑

ⓘ 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.

D Composite school gradezoned avg 51/100

Zoned Schools

Middle Murchison Middle C TX #326/1,662 Nat'l #3,276/14,009

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): 27,507
• Household income: $105,494
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 15% 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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 10% Asian 8% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Slovak 4% Lithuanian 3%
• Foreign-born: 12% · China, Canada, South Korea
• Languages at home: 82% English-only · Spanish 9% Chinese 3% Other Indo-European 2%

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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: ▼ -611.95%
• Current HPI: 268.0501
• Rent YoY: ▼ -2.65%
• 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

-13.2% since first listed

2 events — show timeline

• 2026-04-01 Price Changed $197,777 Unlock MLS
• 2026-03-11 Listed $227,777 Unlock MLS