3524 Gonzales St Unit 2A · Austin, TX 78702

$285,000

4 bd · 3.5 ba · 1,925 sqft · Townhouse · 114 Days on market

Built 2025 Good condition $148/sqft · 64% below area $10/mo HOA

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Why this score? — see what drove the B 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).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning modern 3-story home offering 4 bedrooms, a flex space, 3 full baths, and 1 half bath—thoughtfully designed for both comfort and style. The open-concept layout flows seamlessly into the living area, highlighted by beautiful windows that fill the home with natural light. Enjoy contemporary finishes, sleek modern appliances, and a sophisticated design throughout. The versatile floor plan includes a private bedroom on the first floor—ideal for guests, a home office, or multigenerational living. Step out onto the balcony for fresh air, or relax in the small, low-maintenance yard. A one-car garage adds convenience and additional storage. This home is part of the City of Austin Affordable Housing Program and is available to income-qualified buyers earning no more than 65% of the Median Family Income (MFI). Don’t miss this rare opportunity to own a modern, thoughtfully designed home at an attainable price.

Key facts

• Private bedroom
• One-car garage
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE BEDROOM
• SMALL LOW-MAINTENANCE YARD
• ONE-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $285k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $285k).
• Recommended offer: $259k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 (-0.1%/yr); 312 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
• At $4,020/mo this rent would consume 47% of the median local household income ($102k/yr) (locally 1750% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $80k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $259,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.41% ✓
• Cap rate: 11.33%
• Cash-on-cash: 17.99%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (median comp): $797,143
• List price: $285,000
• Delta: -64.25%
• 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
3412 Gonzales St #1	0.09mi	3/2.5 (-1)	1,800 (-6%)	1mo	$865,000	$481	75
502 Tillery St #1	0.37mi	3/3.5 (-1)	1,932 (+0%)	16mo	$649,000	$336	64
610 Allen St #1	0.24mi	4/3.0	2,173 (+13%)	3mo	$1,150,000	$529	63
4709 Milburn Ln Unit A	0.21mi	3/2.5 (-1)	1,762 (-8%)	12mo	$695,000	$394	57
3007 Garwood St #1	0.38mi	4/4.0	2,081 (+8%)	23mo	$1,075,000	$517	48
505 Tillery St #4	0.35mi	3/3.5 (-1)	1,751 (-9%)	22mo	$624,900	$357	45
1100 Brass St #2	0.52mi	3/3.5 (-1)	1,656 (-14%)	6mo	$663,888	$401	43
1123 3/4 Gunter St #1	0.67mi	4/3.0	2,108 (+10%)	14mo	$899,900	$427	40
2913 Govalle Ave Unit A	0.65mi	3/2.5 (-1)	1,759 (-9%)	13mo	$579,000	$329	36
2912 Govalle Ave Unit A	0.67mi	3/2.5 (-1)	1,654 (-14%)	9mo	$705,000	$426	29
1125 Tillery St Unit 3A	0.72mi	3/2.5 (-1)	1,752 (-9%)	19mo	$649,990	$371	27
1125 Tillery St Unit 3B	0.72mi	3/2.5 (-1)	1,752 (-9%)	20mo	$699,000	$399	26

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: 6.1%
• Equity multiple: 1.23×
• Total profit: $18,309
• Equity at exit: $42,494

10-year hold

• IRR: 12.6%
• Equity multiple: 1.86×
• Total profit: $68,809
• Equity at exit: $24,642

Cash invested: $79,800 (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 78702

• Rents YoY: -0.1%
• Active inventory: 312
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $4,020 high
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$10
• Vacancy / Maint / Mgmt: −$844
• Net cashflow: $1,197

Break-even live

Break-even rent $2,506

Max offer price $285,000

Occupancy floor 65%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
732 Springdale Rd Unit A Austin, TX	3.0	3.5	1966	$4,750	$2.42	24d	1	0.03mi
732 Springdale Rd Unit A Austin, TX	3.0	3.5	1966	$4,995	$2.54	16d	1	0.03mi
3116 Prado St Unit 1 Austin, TX	5.0	4.0	1833	$7,500	$4.09	13d	1	0.31mi
1011 Cherico St Austin, TX	3.0	2.0	1680	$3,500	$2.08	44d	1	0.38mi
2905 Prado St Austin, TX	3.0	2.0	2280	$4,500	$1.97	24d	1	0.45mi
3300 Neal St Unit B Austin, TX	3.0	3.0	1872	$4,000	$2.14	24d	1	0.48mi
2808 Lyons Rd Unit A Austin, TX	3.0	2.0	1722	$2,100	$1.22	4d	1	0.53mi
3014 Neal St Austin, TX	4.0	2.5	1987	$4,500	$2.26	44d	1	0.55mi
1010 Springdale Rd Austin, TX	3.0	1.0–3.0	1141	$4,450	$3.90	2d	127	0.71mi
2906 Webberville Rd #1 Austin, TX	3.0	3.0	2032	$5,350	$2.63	44d	1	0.73mi
3708 Goodwin Ave Austin, TX	3.0	2.0	1526	$3,004	$1.97	24d	1	0.76mi
1116 Walton Ln Austin, TX	3.0	2.5	1420	$3,250	$2.29	4d	1	0.76mi
1143 Shady Ln Austin, TX	3.0	1.0–2.0	924	$1,745	$1.89	44d	4	0.77mi
1136 Emmitt Run Austin, TX	3.0	3.0	2047	$2,723	$1.33	24d	1	0.93mi
1050 Springdale Rd Austin, TX	3.0	2.0–2.5	1163	$1,350	$1.16	3d	5	1.01mi
1153 Brookswood Ave Austin, TX	3.0	2.0	1660	$2,495	$1.50	4d	1	1.02mi
4700 Prock Ln Unit B Austin, TX	3.0	3.5	1365	$3,200	$2.34	44d	1	1.04mi
6103 Calmar Cv Austin, TX	3.0	1.0	1940	$2,100	$1.08	24d	1	1.04mi
1187 Oakgrove Ave Austin, TX	3.0	3.0	1915	$5,600	$2.92	4d	1	1.17mi
1107 Estes Ave Austin, TX	3.0	2.5	1899	$3,400	$1.79	4d	1	1.21mi
1911 Hamilton Ave Austin, TX	3.0	2.5	1800	$4,999	$2.78	15d	1	1.25mi
1902 E 8th St Austin, TX	4.0	2.5	1876	$8,900	$4.74	4d	1	1.27mi
6106 Atwood St Unit A Austin, TX	4.0	2.0	1447	$2,250	$1.55	24d	1	1.27mi
2013 E Cesar Chavez St Unit A Austin, TX	3.0	2.0	1340	$3,300	$2.46	44d	1	1.31mi
1163 Alamo St Austin, TX	3.0	2.0	1440	$2,950	$2.05	3d	1	1.33mi
120 Kimble Ln Unit B Austin, TX	3.0	3.5	1574	$2,400	$1.52	3d	1	1.34mi
2902 E 13th St Austin, TX	3.0	2.5	1824	$3,400	$1.86	2d	1	1.36mi
2924 E 13th St Austin, TX	3.0	2.0	1552	$3,895	$2.51	24d	1	1.36mi
3607 Grant St Unit A Austin, TX	3.0	3.0	1793	$3,600	$2.01	2d	1	1.37mi
4712 Reyes St #1 Austin, TX	3.0	3.0	2216	$4,250	$1.92	24d	1	1.37mi
2921 E 14th St Austin, TX	3.0	2.0	1472	$3,300	$2.24	15d	1	1.40mi
6405 Torres St Austin, TX	3.0	2.0	1428	$1,950	$1.37	18d	1	1.40mi
2404 E 13th St Unit A Austin, TX	4.0	2.5	1560	$2,995	$1.92	4d	1	1.49mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 13 events

1. 2026-06-17
   days on market $285,000 Active 114 DOM
2. 2026-06-16
   days on market $285,000 Active 113 DOM
3. 2026-06-15
   days on market $285,000 Active 112 DOM
4. 2026-06-13
   days on market $285,000 Active 110 DOM
5. 2026-06-09
   days on market $285,000 Active 106 DOM
6. 2026-06-08
   days on market $285,000 Active 105 DOM
7. 2026-06-07
   days on market $285,000 Active 104 DOM
8. 2026-06-05
   days on market $285,000 Active 101 DOM
9. 2026-06-03
   days on market $285,000 Active 100 DOM
10. 2026-06-02
    days on market $285,000 Active 99 DOM
11. 2026-06-01
    days on market $285,000 Active 98 DOM
12. 2026-05-31
    days on market $285,000 Active 97 DOM
13. 2026-02-23
    listed $285,000 Active 938-char remark

    Show marketing remark (938 chars)

    Stunning modern 3-story home offering 4 bedrooms, a flex space, 3 full baths, and 1 half bath—thoughtfully designed for both comfort and style. The open-concept layout flows seamlessly into the living area, highlighted by beautiful windows that fill the home with natural light. Enjoy contemporary finishes, sleek modern appliances, and a sophisticated design throughout. The versatile floor plan includes a private bedroom on the first floor—ideal for guests, a home office, or multigenerational living. Step out onto the balcony for fresh air, or relax in the small, low-maintenance yard. A one-car garage adds convenience and additional storage. This home is part of the City of Austin Affordable Housing Program and is available to income-qualified buyers earning no more than 65% of the Median Family Income (MFI). Don’t miss this rare opportunity to own a modern, thoughtfully designed home at an attainable price.

ⓘ 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 4/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,244
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$3,860
• − Management: −$3,860
• − HOA: −$120
• − Depreciation: −$8,291
• Taxable income: $10,450
• Est. tax owed @ 24.0%: −$2,508
• After-tax cash flow: $11,850/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 80/100 None rehab

This modern 3-story condo is in excellent condition with a good layout and contemporary finishes. It's move-in ready with minimal maintenance required.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Add smart home features — Improves convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Add smart home features — Improves convenience and marketability ↑

ⓘ 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: 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

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): 25,985
• Household income: $102,171
• Rent vs Own: 59.1% rent · 40.9% own
• Severe rent burden: 1750.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 49% Hispanic / Latino 32% Two or more races 14% Black 12% Asian 3%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 78% English-only · Spanish 17% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -394.53%
• Current HPI: 295.5178
• Rent YoY: ▼ -0.06%
• 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

1 event — show timeline

• 2026-02-23 Listed $285,000 Unlock MLS