4603 Halliday Ave · Hornsby Bend, TX 78725

$257,500

3 bd · 2.0 ba · 1,236 sqft · SingleFamily public records · 48 Days on market

Built 2009 5,880 sqft lot $208/sqft · 22% below area Est $331k · 22% under $28/mo HOA · 1% 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 +8.0/30.0
• Livability +3.1/5.0
• Appreciation +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +2.4/5.0
• DSCR +2.0/10.0
• Schools +1.9/10.0

Listing remarks MLS

Come check out this beautiful home located in a highly desirable area of Austin. From the moment you step inside, you will appreciate the open living room and bright color palette that create a welcoming and spacious feel. The kitchen is designed for both everyday living and entertaining, featuring a breakfast bar and plenty of cabinet space, all while maintaining an open flow to the main living area. Each bedroom offers generous space, with the primary suite providing an ensuite bathroom complete with a shower and tub combination. Step outside to enjoy the large backyard, fully enclosed with a wooden privacy fence, there is extra storage with a shed in the backyard for lawn equipment, toys and more. This home combines comfort, functionality, and location. Schedule your private showing today.

Key facts

• Open living room
• Wooden privacy fence
• Extra storage

Tags

• OPEN LIVING ROOM
• BREAKFAST BAR
• LARGE BACKYARD
• WOODEN PRIVACY FENCE
• EXTRA STORAGE

Property features AI

Finance

• HOA & community: Homeowners association (ACHOA) with a monthly fee of $28; Association fee covers common area maintenance; Community trails/paths

Exterior

• Parking: Driveway
• Utilities: Electricity connected; Public water; Public sewer
• Home design: Single-story home; Faces west; Resale property; Has a view
• Construction: Built (year from public records); Vinyl siding exterior; Composition roof; Slab foundation
• Exterior features: Private backyard; Patio; No exterior steps; Shed(s) / exterior storage; Wood privacy and perimeter fencing; Back yard cleared; City lot

Interior

• Kitchen: Range; Dishwasher; Granite counters; Breakfast bar
• Bedrooms: Four main-level bedrooms; Bedroom(s) with walk-in closet(s)
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Breakfast bar; Ceiling fans; Granite counters; High ceilings; Main-level primary bedroom; No interior steps; Open floorplan; Blinds on windows
• Laundry & utility: Indoor laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $258k.

Deal economics

• At list price, monthly cash flow is $-264 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (25.5% below list).
• Recommended offer: $192k (25.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#1,004 in TX) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment A-; Watch: schools F, amenities F, commute 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 (-0.5%/yr); 96 active listings in the ZIP; 37 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 $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 48 days — a 3% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,781 (25.5% 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 48 days. Have you received any prior offers? Is the seller open to a 26% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.40%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $331,417
• List price: $257,500
• Delta: -22.30%
• 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
4503 Halliday Ave	0.06mi	4/2.0 (+1)	1,288 (+4%)	3mo	$257,500	$200	83
814 Hatton Hill Ct	0.37mi	3/2.0	1,252 (+1%)	6mo	$270,000	$216	76
14704 Varrelman St	0.52mi	3/2.0	1,201 (-3%)	2mo	$219,900	$183	70
4510 Inicio Ln #367	0.25mi	2/2.5 (-1)	1,158 (-6%)	2mo	$247,000	$213	69
4517 Truth Way #412	0.21mi	2/2.5 (-1)	1,158 (-6%)	4mo	$269,000	$232	69
4530 Kind Way	0.34mi	3/2.0	1,100 (-11%)	6mo	$200,000	$182	61
4523 Secure Ln	0.55mi	3/3.5	1,300 (+5%)	1mo	$185,000	$142	59
4705 Fallenash Dr	0.50mi	3/2.0	1,355 (+10%)	4mo	$191,999	$142	58
4523 Felicity Ln	0.61mi	3/2.0	1,333 (+8%)	2mo	$230,000	$173	57
4516 Felicity Ln	0.59mi	4/2.0 (+1)	1,333 (+8%)	0mo	$230,000	$173	54
3700 Pevetoe St	0.72mi	3/2.0	1,143 (-8%)	4mo	$215,000	$188	51
3509 Chappie Ln	0.67mi	3/2.0	1,401 (+13%)	4mo	$279,000	$199	43

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: -27.1%
• Equity multiple: 0.11×
• Total profit: $-64,141
• Equity at exit: $38,394

10-year hold

• IRR: -40.3%
• Equity multiple: -0.37×
• Total profit: $-99,118
• Equity at exit: $22,264

Cash invested: $72,100 (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 78725

• Home prices YoY: -1.8%
• Rents YoY: -0.5%
• Active inventory: 96
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,918 high
• Mortgage (P&I): −$1,350
• Tax from tax record: −$294 /mo · $3,523/yr
• Insurance: −$107
• HOA: −$28
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-264

Break-even live

Break-even rent $2,252

Max offer price $210,839

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: $64,375
• Closing costs: $7,725
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4613 Graceful Ln #500 Austin, TX	2.0	2.0	1100	$1,700	$1.55	43d	1	0.17mi
4603 Truth Way Austin, TX	2.0	2.5	1158	$1,750	$1.51	43d	1	0.21mi
15218 Parrish Ln Austin, TX	3.0	2.0	1205	$1,900	$1.58	43d	1	0.22mi
15209 Parrish Ln Austin, TX	3.0	2.0	1250	$1,800	$1.44	23d	1	0.24mi
15215 Parrish Ln Austin, TX	3.0	2.0	1436	$1,799	$1.25	43d	1	0.24mi
15102 Walcott Dr Austin, TX	3.0	2.0	1483	$1,695	$1.14	21d	1	0.30mi
15102 Walcott Dr Austin, TX	3.0	2.0	1483	$1,695	$1.14	12d	1	0.30mi
4606 Kind Way #285 Austin, TX	2.0	1.0	1180	$1,750	$1.48	43d	1	0.35mi
4621 Kind Way #271 Austin, TX	2.0	1.0	1192	$1,499	$1.26	4d	1	0.37mi
4514 Senda Ln Austin, TX	3.0	3.0	1293	$1,750	$1.35	4d	1	0.40mi
4505 Senda Ln Austin, TX	3.0	2.0	1104	$1,675	$1.52	4d	1	0.42mi
4528 Credo Ln Austin, TX	2.0	2.5	1294	$1,775	$1.37	16d	1	0.44mi
4723 Castleman Dr Austin, TX	3.0	2.0	1405	$1,750	$1.25	4d	1	0.50mi
4723 Castleman Dr Austin, TX	3.0	2.0	1405	$1,750	$1.25	2d	1	0.50mi
4206 Boatwright Cv Austin, TX	3.0	2.0	1478	$1,795	$1.21	12d	1	0.51mi
4206 Boatwright Cv Austin, TX	3.0	2.0	1478	$1,850	$1.25	23d	1	0.51mi
14505 Highsmith St Austin, TX	3.0	2.0	1227	$1,725	$1.41	23d	1	0.58mi
14011 FM 969 Rd Austin, TX	1.0–4.0	1.0–2.0	1074	$1,332	$1.24	2d	1	0.61mi
4519 Felicity Ln Austin, TX	4.0	2.0	1333	$1,695	$1.27	23d	1	0.61mi
15120 Arizona Oak Ln Austin, TX	3.0	2.0	1326	$1,750	$1.32	4d	1	0.73mi
3504 Banda Austin, TX	3.0	2.0	1262	$1,650	$1.31	23d	1	0.74mi
3504 Banda Austin, TX	3.0	2.0	1262	$1,650	$1.31	3d	1	0.74mi
14700 Menifee St Austin, TX	4.0	2.0	1500	$1,850	$1.23	1d	1	0.78mi
3514 Banda Austin, TX	3.0	2.0	1338	$2,850	$2.13	43d	1	0.78mi
3415 Crownover St Austin, TX	3.0	2.0	1203	$1,725	$1.43	43d	1	0.85mi
5706 Melody Ln Austin, TX	3.0	2.0	1200	$2,350	$1.96	43d	1	0.97mi
5706 Melody Ln Unit 3 Austin, TX	3.0	2.0	1200	$2,200	$1.83	43d	1	0.97mi
5813 Wideleaf Dr Austin, TX	3.0	2.0	1326	$1,700	$1.28	44d	1	1.03mi
3400 Barksdale Dr Austin, TX	3.0	2.0	1378	$1,750	$1.27	4d	1	1.04mi
3201 Wickham Ln Austin, TX	3.0	2.0	1378	$1,800	$1.31	43d	1	1.14mi
13221 Brahmin Dr Austin, TX	3.0	2.0	1370	$1,695	$1.24	43d	1	1.34mi
5800 Montrelia Dr Austin, TX	3.0	2.0	1480	$1,825	$1.23	14d	1	1.35mi
6120 Diamondleaf Bnd Austin, TX	3.0	2.0	1301	$1,700	$1.31	43d	1	1.35mi
5721 Roderick Dr Austin, TX	3.0	2.0	1472	$1,895	$1.29	21d	1	1.35mi
5721 Roderick Dr Austin, TX	3.0	2.0	1472	$1,895	$1.29	23d	1	1.35mi
5813 Roderick Dr Austin, TX	3.0	2.0	1480	$1,800	$1.22	23d	1	1.38mi
5805 Brampton Ln Austin, TX	3.0	2.0	1464	$1,700	$1.16	43d	1	1.47mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 25 events

1. 2026-06-18
   days on market $257,500 Active 48 DOM
2. 2026-06-17
   days on market $257,500 Active 47 DOM
3. 2026-06-16
   days on market $257,500 Active 46 DOM
4. 2026-06-15
   days on market $257,500 Active 45 DOM
5. 2026-06-13
   days on market $257,500 Active 43 DOM
6. 2026-06-09
   days on market $257,500 Active 39 DOM
7. 2026-06-08
   days on market $257,500 Active 38 DOM
8. 2026-06-07
   days on market $257,500 Active 37 DOM
9. 2026-06-04
   days on market $257,500 Active 34 DOM
10. 2026-06-03
    days on market $257,500 Active 33 DOM
11. 2026-06-02
    days on market $257,500 Active 32 DOM
12. 2026-06-01
    days on market $257,500 Active 31 DOM
13. 2026-05-31
    days on market $257,500 Active 30 DOM
14. 2026-05-01
    listed $259,000 Active 803-char remark

    Show marketing remark (803 chars)

    Come check out this beautiful home located in a highly desirable area of Austin. From the moment you step inside, you will appreciate the open living room and bright color palette that create a welcoming and spacious feel. The kitchen is designed for both everyday living and entertaining, featuring a breakfast bar and plenty of cabinet space, all while maintaining an open flow to the main living area. Each bedroom offers generous space, with the primary suite providing an ensuite bathroom complete with a shower and tub combination. Step outside to enjoy the large backyard, fully enclosed with a wooden privacy fence, there is extra storage with a shed in the backyard for lawn equipment, toys and more. This home combines comfort, functionality, and location. Schedule your private showing today.

15. 2026-05-01
    listed $259,000 Active 803-char remark

    Show marketing remark (803 chars)

    Come check out this beautiful home located in a highly desirable area of Austin. From the moment you step inside, you will appreciate the open living room and bright color palette that create a welcoming and spacious feel. The kitchen is designed for both everyday living and entertaining, featuring a breakfast bar and plenty of cabinet space, all while maintaining an open flow to the main living area. Each bedroom offers generous space, with the primary suite providing an ensuite bathroom complete with a shower and tub combination. Step outside to enjoy the large backyard, fully enclosed with a wooden privacy fence, there is extra storage with a shed in the backyard for lawn equipment, toys and more. This home combines comfort, functionality, and location. Schedule your private showing today.

16. 2020-06-01
    soldstatus
17. 2020-05-29
    soldstatus Sold

    Show marketing remark (382 chars)

    Gorgeous remodeled home that has all the upgrades! Marble countertops, new floors, new light fixtures, new paint, new stove & fridge convey. About 20 minutes from downtown Austin. LOW TAX RATE and USDA eligible. Large kitchen w/ breakfast bar open to living area. Neighborhood features a community pool, playscapes, hiking and bike trails and basketball court. Agent is owner.

18. 2020-04-29
    status Pending - Taking Backups

    Show marketing remark (382 chars)

    Gorgeous remodeled home that has all the upgrades! Marble countertops, new floors, new light fixtures, new paint, new stove & fridge convey. About 20 minutes from downtown Austin. LOW TAX RATE and USDA eligible. Large kitchen w/ breakfast bar open to living area. Neighborhood features a community pool, playscapes, hiking and bike trails and basketball court. Agent is owner.

19. 2020-04-22
    price $209,000

    Show marketing remark (382 chars)

    Gorgeous remodeled home that has all the upgrades! Marble countertops, new floors, new light fixtures, new paint, new stove & fridge convey. About 20 minutes from downtown Austin. LOW TAX RATE and USDA eligible. Large kitchen w/ breakfast bar open to living area. Neighborhood features a community pool, playscapes, hiking and bike trails and basketball court. Agent is owner.

20. 2020-04-14
    listed $215,000 Active

    Show marketing remark (382 chars)

    Gorgeous remodeled home that has all the upgrades! Marble countertops, new floors, new light fixtures, new paint, new stove & fridge convey. About 20 minutes from downtown Austin. LOW TAX RATE and USDA eligible. Large kitchen w/ breakfast bar open to living area. Neighborhood features a community pool, playscapes, hiking and bike trails and basketball court. Agent is owner.

21. 2020-02-21
    soldstatus
22. 2014-01-22
    soldstatus
23. 2014-01-17
    soldstatus Sold
24. 2013-11-20
    listed $129,900 Active
25. 2009-04-23
    soldstatus

ⓘ 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: $3,523 · $294/mo
• Projected year-2 tax: $4,712 · $393/mo
• Expected delta: +$1,190/yr (+$99/mo · 33.8%)

ⓘ 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 7 d/yr ≥109°F today · 25 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: $23,014
• − Mortgage interest: −$14,424
• − Property taxes: −$3,523
• − Insurance: −$1,288
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − HOA: −$336
• − Depreciation: −$7,491
• Taxable loss: −$7,730
• Est. tax savings @ 24.0%: +$1,855
• After-tax cash flow: $-1,315/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: 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 — Hornsby Bend

• Score: 61/100
• State rank: #1004
• US rank: #17815

Category grades

Amenities F Commute F Cost of living A Crime C Employment A- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hornsby Bend, TX
• County: Travis County · 1,299,254 people
• City population: 10,810
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 10,746
• Household income: $105,795
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 221.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 53% White 33% Two or more races 22% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 38% Cuban 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 17% · Canada, Jamaica, Vietnam
• Languages at home: 61% English-only · Spanish 35% Russian/Polish/Slavic 1% 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: ▼ -4.74%
• Current HPI: 265.2823
• Rent YoY: ▼ -0.45%
• 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

+98.2% since first listed

13 events — show timeline

• 2026-05-27 Price Changed $257,500 Unlock MLS
• 2026-05-01 Listed $259,000 CTXMLS
• 2026-05-01 Listed $259,000 Unlock MLS
• 2020-06-01 Sold (Public Records) — Public Records
• 2020-05-29 Sold (MLS) — Unlock MLS
• 2020-04-29 Pending — Unlock MLS
• 2020-04-22 Price Changed $209,000 Unlock MLS
• 2020-04-14 Listed $215,000 Unlock MLS
• 2020-02-21 Sold (Public Records) — Public Records
• 2014-01-22 Sold (Public Records) — Public Records
• 2014-01-17 Sold (MLS) — Unlock MLS
• 2013-11-20 Listed $129,900 Unlock MLS
• 2009-04-23 Sold (Public Records) — Public Records

Property tax history

+13.1%/yr

Latest (2026): $3,523 · -12.8% YoY. Source: county tax records.