8101 Dalmatian Ln · Austin, TX 78724

$125,000

3 bd · 2.0 ba · 1,508 sqft · Other · 7 Days on market

Built 2020

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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
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

BEAUTIFULLY WELL MAINTAINED HOME!! This home has very spacious rooms, with a large primary bed/bath. Modern finishes throughout home, and very well kept floors. NO CARPET STAINS. This home has a very large back porch with a wide and spacious front porch! All appliances will be included with sale of home. ALL APPLIANCES WORK and are in good condition! (Appliances included: Washer, Dryer, Fridge, Dishwasher, Oven, and Microwave). This home has no pets and owners were non-smokers. Although there are a couple minor blemishes this home is extremely clean and kept. This house can be moved onto your land or property. If you purchase home and decide to stay in the community here are the following

Key facts

• Extremely clean
• Large back porch
• Spacious front porch

Tags

• LARGE BACK PORCH
• SPACIOUS FRONT PORCH
• ALL APPLIANCES INCLUDED
• EXTREMELY CLEAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 11.4% 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.
• Manor ISD (rural): math 18% / reading 26% proficiency, ranked #729 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 176 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 + 0.3% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $125,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 11.41%
• Cash-on-cash: 18.29%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.26×
• Total profit: $9,000
• Equity at exit: $18,638

10-year hold

• IRR: 13.6%
• Equity multiple: 1.95×
• Total profit: $33,257
• Equity at exit: $10,808

Cash invested: $35,000 (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 78724

• Home prices YoY: -13.1%
• Rents YoY: 0.3%
• Active inventory: 176
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $533

Break-even live

Break-even rent $1,093

Max offer price $125,000

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9000 Decker Ln Austin, TX	2.0–4.0	2.0	1180	$1,349	$1.14	1d	1	0.15mi
7506 Walnut Creek Hike and Bike Trl Austin, TX	3.0	2.0	1456	$1,249	$0.86	43d	1	0.34mi
7400 Daffan Ln Unit 7457 Austin, TX	2.0	2.0	1050	$1,381	$1.32	2d	1	0.38mi
7400 Daffan Ln Unit 7433 Austin, TX	3.0	2.0	1300	$1,681	$1.29	2d	1	0.38mi
7601 Daffan Ln Austin, TX	3.0–4.0	2.0	1400	$1,449	$1.03	4d	1	0.50mi
7601 Daffan Ln Unit 711 Austin, TX	3.0	2.0	1568	$1,763	$1.12	17d	1	0.68mi
8000 Decker Ln Unit 8057 Austin, TX	2.0	2.0	1087	$1,530	$1.41	2d	1	0.69mi
8000 Decker Ln Unit 8033 Austin, TX	3.0	2.0	1227	$1,763	$1.44	2d	1	0.69mi
7925 Linnie Ln Austin, TX	4.0	2.5	2216	$2,395	$1.08	4d	1	0.93mi
7717 Lowenfield Dr Austin, TX	3.0	2.0	1516	$2,270	$1.50	23d	1	0.97mi
8220 Linnie Ln Austin, TX	4.0	2.5	2200	$2,700	$1.23	23d	1	0.98mi
8025 City Top Blvd Austin, TX	3.0	2.0	1472	$2,300	$1.56	23d	1	1.01mi
7512 Daves Landing Dr Austin, TX	3.0	2.0	1366	$2,200	$1.61	23d	1	1.03mi
8304 Mimi Ln Austin, TX	4.0	2.5	2138	$2,425	$1.13	23d	1	1.04mi
8340 Mimi Ln Austin, TX	3.0	2.5	1811	$2,700	$1.49	4d	1	1.05mi
10506 Decker Ln Austin, TX	2.0	2.0	1551	$2,111	$1.36	43d	1	1.32mi
10506 Decker Ln Unit 1 Austin, TX	2.0	2.0	1551	$2,111	$1.36	23d	1	1.35mi
8707 Karling Dr Austin, TX	3.0	2.0	1296	$1,058	$0.82	43d	1	1.40mi
8712 Old Manor Rd Austin, TX	1.0–4.0	1.0–2.0	1073	$1,449	$1.35	23d	1	1.44mi

Listing history 5 events

1. 2026-06-16
   days on market $125,000 Active 7 DOM
2. 2026-06-15
   days on market $125,000 Active 6 DOM
3. 2026-06-13
   days on market $125,000 Active 4 DOM
4. 2026-06-10
   remarks 699-char remark
5. 2026-06-10
   listed $125,000 Active 1 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,225
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$3,636
• Taxable income: $4,690
• Est. tax owed @ 24.0%: −$1,126
• After-tax cash flow: $5,276/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.

Schools (NCES district)

• District: Manor ISD
• NCES district ID: 4828890
• Math proficiency: 18% ▼ -19.00%
• Reading proficiency: 26% ▼ -10.00%
• Median HH income: $56,255
• Composite: 20.14/100
• National rank: #8641
• State rank: #729 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

• County: Travis County · 1,299,254 people
• City population: 1,066,854
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 31,103
• Household income: $77,926
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 873.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 30% Black 15% White 15% Asian 3%
• Hispanic origin (detail): Mexican 54% Puerto Rican 2% Cuban 1%
• Common ancestry: Slovak 2% Lithuanian 1%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 48% English-only · Spanish 48% Other Asian/Pacific 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: ▼ -42.92%
• Current HPI: 284.1007
• Rent YoY: ▲ 0.26%
• 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

• 2026-06-09 Listed $125,000 FSBO.com