11929 Ravenna Cv · Austin, TX 78747

$334,330

3 bd · 2.0 ba · 1,533 sqft · SingleFamily · 161 Days on market

Built 2026 4,791 sqft lot $218/sqft · 10% below area Est $371k · 10% under $33/mo HOA · 2% of rent

---

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 +12.0/15.0
• Cash flow +8.0/30.0
• Livability +4.1/5.0
• Schools +3.4/10.0
• Appreciation +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• DSCR +2.1/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

MLS# 5985463 - Built by Brohn Homes - Mar 2026 completion! ~ Welcome to 11929 Ravenna Cove, a one-story new construction home in the beautiful Cloverleaf community. Enjoy wood-look vinyl flooring through the main living areas, abundant natural lighting, and a rear covered patio. A U-shaped kitchen creates a distinct space while remaining open to the dining and living areas and features a black appliance package, durable 2cm Miami White silestone countertops, 42-inch cabinet uppers, and a charming window over the sink looking out to the backyard. The primary suite is the perfect way to start and end the day with a walk-in shower, walk-in closet, dual vanity, and private water closet. Other highlights that feel like home include raised bathroom vanities with Silestone countertops, and the utility room at the front of the home. Enjoy the Cloverleaf community in Austin, just minutes away from downtown and IH-35. The premium community is ideal for an active lifestyle, with nearby experiences such as hiking trails, golf, swimming in Barton Springs, shopping on South Congress, or indulging in the local cuisine!

Key facts

• Rear covered patio
• U shaped kitchen
• 4,791 sq ft lot

Tags

• ONE STORY NEW CONSTRUCTION
• WOOD LOOK VINYL FLOORING
• REAR COVERED PATIO
• U SHAPED KITCHEN
• BLACK APPLIANCE PACKAGE
• 42 INCH CABINET UPPERS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $334k.

Deal economics

• At list price, monthly cash flow is $-335 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (36.4% below list).
• Recommended offer: $213k (36.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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 (-1.0%/yr); 394 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $2k of loan paydown is wiped out by about $10k 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 161 days — a 12% lower offer ($294k) 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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,614 (36.4% 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 161 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.29%
• DSCR: 0.81
• GRM: 13.1

CMA / ARV

• ARV (median comp): $371,380
• List price: $334,330
• Delta: -9.98%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11929 Ravenna Cv	0.00mi	3/2.0	1,533 (0%)	1mo	$334,330	$218	99
11812 Murano Dr	0.07mi	3/2.0	1,533 (0%)	3mo	$332,060	$217	94
12024 Ellena Cv	0.09mi	3/2.0	1,450 (-5%)	1mo	$319,670	$220	86
5416 Murano Cv	0.12mi	4/2.0 (+1)	1,657 (+8%)	1mo	$369,990	$223	75
4508 Beacon Bay Dr	0.58mi	3/2.0	1,553 (+1%)	3mo	$352,990	$227	68
4505 Lava Island Dr	0.64mi	3/2.0	1,553 (+1%)	2mo	$353,990	$228	66
4605 Lava Island Dr	0.60mi	3/2.0	1,640 (+7%)	1mo	$329,990	$201	59
11917 Dillon Falls Dr	0.58mi	3/2.0	1,640 (+7%)	2mo	$369,990	$226	59
4505 Beacon Bay Dr	0.60mi	3/2.0	1,640 (+7%)	2mo	$349,990	$213	58
4605 Sea Salt Dr	0.51mi	3/2.0	1,685 (+10%)	3mo	$350,000	$208	57
12104 Dillon Falls Dr	0.63mi	3/2.0	1,640 (+7%)	3mo	$354,990	$216	57
12216 Dillon Falls Dr	0.67mi	3/2.0	1,640 (+7%)	3mo	$371,990	$227	55

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: -26.5%
• Equity multiple: 0.13×
• Total profit: $-81,869
• Equity at exit: $49,850

10-year hold

• IRR: -35.4%
• Equity multiple: -0.32×
• Total profit: $-123,422
• Equity at exit: $28,907

Cash invested: $93,612 (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 78747

• Home prices YoY: -1.9%
• Rents YoY: -1.0%
• Active inventory: 394
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $2,126 high
• Mortgage (P&I): −$1,753
• Tax from tax record: −$89 /mo · $1,064/yr
• Insurance: −$139
• HOA: −$33
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-335

Break-even live

Break-even rent $2,550

Max offer price $275,217

Occupancy floor —

Sensitivity live

Price	-10% $-145	-5% $-240	+0% $-335	+5% $-429	+10% $-524
Rent	-10% $-503	-5% $-419	+0% $-335	+5% $-251	+10% $-167
Rate	-1.0pp $-166	-0.5pp $-250	base $-335	+0.5pp $-421	+1.0pp $-509

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: $83,582
• Closing costs: $10,030
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11620 Comano Dr Austin, TX	3.0	2.0	1547	$2,600	$1.68	5d	1	0.15mi
11701 Domenico Cv Austin, TX	3.0	2.0	1514	$1,995	$1.32	17d	1	0.17mi
11612 Domenico Cv Austin, TX	3.0	2.5	1668	$2,400	$1.44	19d	1	0.18mi
11513 Murano Dr Austin, TX	4.0	2.0	1468	$2,100	$1.43	45d	1	0.20mi
11416 Milano Dr Austin, TX	3.0	2.5	1698	$2,050	$1.21	45d	1	0.33mi
5604 Respinto Dr Austin, TX	3.0	2.0	1441	$1,920	$1.33	4d	1	0.34mi
4907 Escape Rivera Dr Austin, TX	3.0	2.0	1718	$2,350	$1.37	19d	1	0.35mi
11633 Lago de Garda Dr Austin, TX	3.0	2.0	1513	$1,995	$1.32	45d	1	0.35mi
11802 Hurricane Haze Dr Austin, TX	3.0	2.5	2146	$2,845	$1.33	21d	1	0.42mi
5705 Respinto Dr Austin, TX	3.0	2.0	1533	$2,150	$1.40	21d	1	0.43mi
11609 Dillon Falls Dr Austin, TX	3.0	2.0	1373	$2,250	$1.64	4d	1	0.55mi
11609 Dillon Falls Dr Austin, TX	3.0	2.0	1373	$2,250	$1.64	14d	1	0.55mi
2333 Cascades Ave Austin, TX	1.0–3.0	1.0–2.0	959	$1,520	$1.58	0d	15	0.84mi
12001 Heatherly Dr Austin, TX	2.0	1.0–2.0	912	$1,616	$1.77	0d	38	0.88mi
12309 Dairywork Rd Buda, TX	4.0	2.0	1688	$2,300	$1.36	45d	1	0.98mi
2213 Cascades Ave Austin, TX	1.0–3.0	1.0–2.0	970	$2,280	$2.35	5d	38	0.99mi
12234 Heatherly Dr Austin, TX	1.0–2.0	1.0–2.0	817	$1,730	$2.12	0d	58	1.03mi
10917 Hammonds St Austin, TX	3.0	2.0	1440	$2,100	$1.46	45d	1	1.07mi
5716 Southerner Way Austin, TX	3.0	2.0	1586	$2,100	$1.32	23d	1	1.09mi
2210 Onion Creek Pkwy #1104 Austin, TX	2.0	2.5	1894	$2,095	$1.11	4d	1	1.14mi
12000 S Interstate 35 Austin, TX	1.0–4.0	1.0–4.0	1294	$1,989	$1.54	0d	37	1.17mi
10724 Steinbeck Dr Austin, TX	4.0	2.0	1641	$2,190	$1.33	5d	1	1.22mi
5916 Kennedy St Austin, TX	3.0	2.0	1255	$1,900	$1.51	45d	1	1.23mi
820 Camino Vaquero Pkwy Austin, TX	1.0–3.0	1.0–2.0	1039	$2,053	$1.98	0d	39	1.26mi
2000 Onion Creek Pkwy Austin, TX	1.0–2.0	1.0–2.0	872	$2,181	$2.50	0d	45	1.27mi
827 Camino Vaquero Pkwy Manchaca, TX	3.0	1.0–2.0	982	$2,549	$2.59	0d	44	1.28mi
5900 Zachary Scott St Austin, TX	4.0	2.5	2200	$2,200	$1.00	5d	1	1.28mi
10819 Crown Colony Dr #31 Austin, TX	2.0	2.5	1207	$1,850	$1.53	45d	1	1.34mi
10504 Alemoor Dr Austin, TX	3.0	2.0	1500	$2,000	$1.33	45d	1	1.35mi
5825 Silver Screen Dr Austin, TX	3.0	2.5	1820	$2,280	$1.25	5d	1	1.36mi
1906 Onion Creek Pkwy Austin, TX	3.0	2.0	1265	$1,768	$1.40	45d	1	1.39mi
1200 Estancia Pkwy Austin, TX	3.0	1.0–2.0	922	$2,170	$2.35	0d	27	1.39mi
6404 Gunflint Dr Austin, TX	3.0	2.0	1500	$2,195	$1.46	17d	1	1.41mi
10605 Sentinel Dr Austin, TX	3.0	2.5	1667	$2,200	$1.32	25d	1	1.41mi
10001 Pinnacle Crest Loop Austin, TX	4.0	2.0	1700	$2,395	$1.41	19d	1	1.45mi
6309 Arbor Crest Ln Austin, TX	4.0	2.5	2080	$2,300	$1.11	45d	1	1.46mi
10801 S Interstate 35 Austin, TX	2.0	2.0	1142	$1,856	$1.63	45d	1	1.46mi
10801 S Interstate 35 Frontage Rd Unit 10858 Austin, TX	2.0	2.0	1142	$1,201	$1.05	0d	1	1.46mi
10801 S Interstate 35 Frontage Rd Unit 10834 Austin, TX	3.0	2.0	1545	$2,014	$1.30	0d	1	1.46mi
10801 S Interstate 35 Frontage Rd Unit 3018 Austin, TX	3.0	2.0	1545	$2,065	$1.34	12d	1	1.46mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: water

Listing history 1 events

1. 2025-12-10
   listed $334,330 Active 1122-char remark

   Show marketing remark (1122 chars)

   MLS# 5985463 - Built by Brohn Homes - Mar 2026 completion! ~ Welcome to 11929 Ravenna Cove, a one-story new construction home in the beautiful Cloverleaf community. Enjoy wood-look vinyl flooring through the main living areas, abundant natural lighting, and a rear covered patio. A U-shaped kitchen creates a distinct space while remaining open to the dining and living areas and features a black appliance package, durable 2cm Miami White silestone countertops, 42-inch cabinet uppers, and a charming window over the sink looking out to the backyard. The primary suite is the perfect way to start and end the day with a walk-in shower, walk-in closet, dual vanity, and private water closet. Other highlights that feel like home include raised bathroom vanities with Silestone countertops, and the utility room at the front of the home. Enjoy the Cloverleaf community in Austin, just minutes away from downtown and IH-35. The premium community is ideal for an active lifestyle, with nearby experiences such as hiking trails, golf, swimming in Barton Springs, shopping on South Congress, or indulging in the local cuisine!

ⓘ 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: $1,064 · $89/mo
• Projected year-2 tax: $6,118 · $510/mo
• Expected delta: +$5,054/yr (+$421/mo · 474.8%)

ⓘ 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 4/10 Moderate
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,514
• − Mortgage interest: −$18,728
• − Property taxes: −$1,064
• − Insurance: −$1,672
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − HOA: −$396
• − Depreciation: −$9,726
• Taxable loss: −$10,154
• Est. tax savings @ 24.0%: +$2,437
• After-tax cash flow: $-1,578/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: 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

• County: Travis County · 1,299,254 people
• City population: 1,066,854
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 22,180
• Household income: $92,748
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 812.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 51% White 34% Two or more races 20% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 40% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 64% English-only · Spanish 31% Other Asian/Pacific 1% Vietnamese 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: ▼ -3.69%
• Current HPI: 192.9499
• Rent YoY: ▼ -1.01%
• 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

• 2025-12-10 Listed $334,330 Unlock MLS

Property tax history

+300.0%/yr

Latest (2026): $1,064 · +300.0% YoY. Source: county tax records.