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7111 E Highway 290 E Fourplex
F Composite 32.4
Why this score? — see what drove the F 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 +10.5/15.0
  • Cash flow +7.2/30.0
  • Livability +4.1/5.0
  • Condition / age +4.0/5.0
  • Rent growth +2.3/5.0
  • 1% rule +2.0/10.0
  • DSCR +1.4/10.0
  • Schools +1.0/10.0
  • Appreciation +0.0/10.0

$750,000

7111 E Highway 290 E · Austin, TX 78723
24 bd · 26.0 ba · 3,884 sqft · MultiFamily · 129 Days on market
Built 1984 Good condition 0.34 ac lot $193/sqft · 7% below area Est $803k · 7% under

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Conveniently located, the quadplex features 2 - 2 bedroom, 1 1/2 bath units, and 2 - 1 bedroom, 1 bath units. This property has 18 paved parking spaces. New roof, flooring, exterior staircases, HVAC, back exterior siding, rock landscaping, and more! Upper units have new appliances, window coverings, some countertops, paint, and more! Newly Renovated unit D available for $1,100.

Key facts

  • New window coverings
  • New flooring
  • New paint

Tags

NEW ROOFNEW FLOORINGNEW APPLIANCESNEW WINDOW COVERINGSNEW COUNTERTOPSNEW PAINT

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 2×2bd/1.5ba + 2×1bd/1ba units multifamily listed at $750k. Condition is rated good.
  • This rent per unit is only 16% of the median local income ($100k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Deal economics

  • At list price, monthly cash flow is $-1k ($-12k/yr) — negative. Per door: $-257/mo.
  • To cash-flow at today's rent, offer at most $601k (19.9% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $526k (29.9% below list).
  • Recommended offer: $526k (29.9% below list) — sets the bar for 1% rule.
  • Cap rate 4.6% 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); 361 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $5k of loan paydown is wiped out by about $22k 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 129 days — a 12% lower offer ($660k) is reasonable based on typical stale-listing flexibility.
  • 7 sale attempts 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer $525,800 (29.9% 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 129 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
  3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
  4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
  5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  7. 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?
  8. 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?
  9. 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.
  10. 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.
  11. 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
0.70%
Cap rate
4.65%
Cash-on-cash
-5.88%
DSCR
0.74
GRM
11.9

CMA / ARV

ARV (median comp)
$803,305
List price
$750,000
Delta
-6.64%
Verdict
FAIR
Comps
3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold
IRR
-29.8%
Equity multiple
0.04×
Total profit
$-202,416
Equity at exit
$111,827
10-year hold
IRR
-49.7%
Equity multiple
-0.52×
Total profit
$-319,900
Equity at exit
$64,846

Cash invested: $210,000 (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.

ZIP-level market 78723

Rents YoY
-1.0%
Active inventory
361
Price-to-rent
45.6×

Monthly cashflow live

Estimated rent
$5,258 high interval (Pro) →
Mortgage (P&I)
$3,933
Tax est. 1.5%
$938 /mo · $11,250/yr
Insurance
$312
HOA
$0
Vacancy / Maint / Mgmt
$1,104
Net cashflow
$-1,029

4-unit breakdown (identical units grouped — click to expand)

UnitsBedsBathsEst. rent
Total (4 units) $5,258

Break-even live

Break-even rent $6,561
Max offer price $601,064
Occupancy floor

Sensitivity live

Price -10% $-511 -5% $-770 +0% $-1,029 +5% $-1,288 +10% $-1,548
Rent -10% $-1,445 -5% $-1,237 +0% $-1,029 +5% $-822 +10% $-614
Rate -1.0pp $-652 -0.5pp $-839 base $-1,029 +0.5pp $-1,224 +1.0pp $-1,421

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
$187,500
Closing costs
$22,500
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
7111 East Highway 290 Austin, TX 1.0 1.0 $900 139d 1 0.03mi
7227 E Highway 290 Austin, TX 2.0 1.0–2.0 724 $1,011 $1.40 0d 25 0.13mi
7233 U.S. 290 Frontage Rd Austin, TX 2.0 2.0 1049 $1,399 $1.33 4d 1 0.15mi
7233 U.S. 290 Frontage Rd Austin, TX 2.0 1.0 958 $1,299 $1.36 10d 1 0.15mi
7233 U.S. 290 Frontage Rd Austin, TX 1.0 1.0 660 $1,094 $1.66 139d 1 0.15mi
7108 Creekside Dr Unit B Austin, TX 2.0 1.5 1036 $1,250 $1.21 40d 1 0.16mi
7204 Creekside Dr Unit B Austin, TX 2.0 1.5 5116 $1,395 $0.27 10d 1 0.21mi
7208 Creekside Dr Unit A Austin, TX 2.0 1.0 1100 $1,250 $1.14 0d 1 0.23mi
7208 Creekside Dr Unit A Austin, TX 2.0 1.0 1100 $1,250 $1.14 10d 1 0.23mi
7208 Creekside Dr Unit D Austin, TX 2.0 1.0 1100 $1,595 $1.45 107d 1 0.23mi
1705 Coronado Hills Dr Unit D Austin, TX 2.0 1.5 951 $1,295 $1.36 40d 1 0.25mi
1705 Coronado Hills Dr Unit B Austin, TX 2.0 1.5 951 $1,350 $1.42 40d 1 0.25mi
1705 Coronado Hills Dr Unit C Austin, TX 2.0 1.5 951 $1,250 $1.31 6d 1 0.25mi
6855 East Highway 290 Austin, TX 2.0 1.0–2.5 762 $994 $1.31 0d 21 0.26mi
6700 Columbia Dr Austin, TX 1.0 1.0 500 $1,050 $2.10 40d 1 0.30mi
6700 Columbia Dr Unit NA Austin, TX 1.0 1.0 500 $1,100 $2.20 79d 1 0.30mi
7402 Geneva Dr Unit B Austin, TX 2.0 2.0 1119 $1,590 $1.42 119d 1 0.34mi
7402 Geneva Dr Unit A Austin, TX 2.0 2.0 925 $1,395 $1.51 76d 1 0.35mi
7402 Geneva Dr Unit A Austin, TX 2.0 2.0 925 $1,395 $1.51 97d 1 0.35mi
7402 Geneva Dr Unit A Austin, TX 2.0 2.0 925 $1,495 $1.62 10d 1 0.35mi
1720 Patton Ln Austin, TX 1.0 1.0 620 $975 $1.57 139d 1 0.37mi
1714 Patton Ln Unit 214 Austin, TX 2.0 1.0 880 $1,160 $1.32 6d 1 0.37mi
1714 Patton Ln Unit 214 Austin, TX 1.0 1.0 750 $799 $1.07 10d 1 0.37mi
1714 Patton Ln Unit 214 Austin, TX 2.0 2.0 1084 $1,150 $1.06 4d 1 0.37mi
1706 Patton Ln Apt 213 Austin, TX 1.0 450 $549 $1.22 6d 1 0.37mi
1706 Patton Ln Austin, TX 1.0 1.0 475 $750 $1.58 100d 4 0.37mi
1706 Patton Ln Apt 102 Austin, TX 1.0 1.0 500 $650 $1.30 71d 1 0.37mi
6713 Berkman Dr Austin, TX 1.0 1.0 708 $985 $1.39 139d 1 0.38mi
1564 Reagan Hill Dr Austin, TX 1.0 1.0 650 $805 $1.24 10d 1 0.43mi
1532 Reagan Hill Dr Austin, TX 1.0 1.0 650 $1,078 $1.66 10d 1 0.43mi
1585 Reagan Hill Dr Austin, TX 1.0 1.0 630 $908 $1.44 10d 1 0.44mi
1901 E Anderson Ln Unit 1975 Austin, TX 1.0 1.0 495 $879 $1.78 70d 1 0.45mi
1901 E Anderson Ln Unit 1928 Austin, TX 2.0 2.0 943 $1,173 $1.24 70d 1 0.45mi
1901 E Anderson Ln Unit 510 Austin, TX 1.0 1.0 765 $996 $1.30 80d 1 0.45mi
1901 E Anderson Ln Unit 1958 Austin, TX 2.0 2.0 943 $1,181 $1.25 83d 1 0.45mi
1901 E Anderson Ln Apt 215 Austin, TX 2.0 2.0 943 $1,214 $1.29 40d 1 0.45mi
1901 E Anderson Ln Unit 110 Austin, TX 1.0 1.0 560 $920 $1.64 40d 1 0.45mi
1901 E Anderson Ln Unit 1952 Austin, TX 1.0 1.0 765 $993 $1.30 83d 1 0.45mi
1901 E Anderson Ln Unit 610 Austin, TX 2.0 2.0 943 $1,189 $1.26 80d 1 0.45mi
1901 E Anderson Ln Austin, TX 2.0 1.0 943 $1,199 $1.27 0d 1 0.45mi

Property features AI

Finance

Other
Pets negotiable
Financial info
Property configured as a 4-unit buildingTotal actual rent: $3,140Unit rents and deposits vary by unit; several units are leased

Exterior

Parking
Paved parking lotTotal of 18 parking spaces
Utilities
Electricity availablePublic sewerPublic water
Home design
2 storiesNorth-facingResale propertySlab foundation
Construction
Brick veneer and HardiPlank exteriorComposition roofBuilt (year per public records)
Exterior features
BalconyPorchExterior stepsChain link fencingFenced yardWater-smart landscapingNear public transitLarge trees

Interior

Kitchen
DishwasherFree-standing rangeExhaust fanDisposalRefrigerator
Bedrooms
Primary bedroomUnits include 1- and 2-bedroom layouts (see unit breakdown)
Flooring
CarpetLaminate
Bathrooms
Full bathrooms in individual units (1–2 per unit)
Heating & cooling
Central heatingCentral airCeiling fan(s)
Interior features
Breakfast barCeiling fan(s)High ceilingsHigh-speed internetOpen floorplanNo interior stepsWalk-in closet(s)Storage
Laundry & utility
Laundry in multiple locations

Listing history 50 events

  1. 2026-09-24
    days on market $750,000 Active 129 DOM
  2. 2026-09-23
    days on market $750,000 Active 128 DOM
  3. 2026-09-22
    days on market $750,000 Active 127 DOM
  4. 2026-09-20
    days on market $750,000 Active 125 DOM
  5. 2026-09-19
    days on market $750,000 Active 124 DOM
  6. 2026-09-18
    days on market $750,000 Active 123 DOM
  7. 2026-09-17
    days on market $750,000 Active 122 DOM
  8. 2026-09-16
    days on market $750,000 Active 121 DOM
  9. 2026-09-15
    days on market $750,000 Active 120 DOM
  10. 2026-09-14
    days on market $750,000 Active 119 DOM
  11. 2026-09-13
    days on market $750,000 Active 118 DOM
  12. 2026-09-12
    days on market $750,000 Active 117 DOM
  13. 2026-09-11
    days on market $750,000 Active 116 DOM
  14. 2026-09-05
    days on market $750,000 Active 110 DOM
  15. 2026-09-04
    days on market $750,000 Active 109 DOM
  16. 2026-09-03
    days on market $750,000 Active 108 DOM
  17. 2026-08-31
    days on market $750,000 Active 105 DOM
  18. 2026-08-29
    days on market $750,000 Active 103 DOM
  19. 2026-08-28
    days on market $750,000 Active 102 DOM
  20. 2026-08-27
    days on market $750,000 Active 101 DOM
  21. 2026-08-25
    days on market $750,000 Active 99 DOM
  22. 2026-08-24
    days on market $750,000 Active 98 DOM
  23. 2026-08-23
    days on market $750,000 Active 97 DOM
  24. 2026-08-22
    days on market $750,000 Active 96 DOM
  25. 2026-08-21
    days on market $750,000 Active 95 DOM
  26. 2026-08-20
    days on market $750,000 Active 94 DOM
  27. 2026-08-19
    days on market $750,000 Active 93 DOM
  28. 2026-08-18
    days on market $750,000 Active 92 DOM
  29. 2026-08-17
    days on market $750,000 Active 91 DOM
  30. 2026-08-16
    days on market $750,000 Active 90 DOM
  31. 2026-08-15
    days on market $750,000 Active 89 DOM
  32. 2026-08-14
    days on market $750,000 Active 88 DOM
  33. 2026-08-13
    days on market $750,000 Active 87 DOM
  34. 2026-08-12
    days on market $750,000 Active 86 DOM
  35. 2026-08-11
    days on market $750,000 Active 85 DOM
  36. 2026-08-10
    days on market $750,000 Active 84 DOM
  37. 2026-08-09
    days on market $750,000 Active 83 DOM
  38. 2026-08-08
    days on market $750,000 Active 82 DOM
  39. 2026-08-06
    days on market $750,000 Active 80 DOM
  40. 2026-08-05
    days on market $750,000 Active 79 DOM
  41. 2026-08-04
    days on market $750,000 Active 78 DOM
  42. 2026-08-03
    days on market $750,000 Active 77 DOM
  43. 2026-07-31
    days on market $750,000 Active 74 DOM
  44. 2026-07-30
    days on market $750,000 Active 72 DOM
  45. 2026-07-28
    days on market $750,000 Active 71 DOM
  46. 2026-07-26
    days on market $750,000 Active 69 DOM
  47. 2026-07-24
    days on market $750,000 Active 67 DOM
  48. 2026-07-23
    days on market $750,000 Active 66 DOM
  49. 2026-07-22
    days on market $750,000 Active 65 DOM
  50. 2026-07-21
    days on market $750,000 Active 64 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 3/10 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$63,096
− Mortgage interest
−$42,012
− Property taxes
−$11,250
− Insurance
−$3,750
− Repairs & maintenance
−$5,048
− Management
−$5,048
− Depreciation
−$21,818
Taxable loss
−$25,829
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$6,199
After-tax cash flow
$-6,152/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $19,420–$58,260 screening

This multi-family property is in good condition with recent renovations, including new appliances, flooring, and exterior work. It is ready for immediate occupancy and can be further enhanced with exterior painting and window replacements to maximize its value.

Value-add opportunities

  • Both Paint the exterior walls — Enhances curb appeal and can increase both resale and rental value.
  • Both Replace damaged windows — Improves energy efficiency and enhances the home's appearance.

ⓘ 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.

F Composite school gradezoned avg 10/100

Zoned Schools

Middle Webb Middle F TX #1,649/1,662 Nat'l #13,478/14,009

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)
38,129
Household income
$100,329
Rent vs Own
51.4% rent · 48.6% own
Severe rent burden
9% of renters

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 0.67)
Race & ethnicity
White 44% Hispanic / Latino 34% Two or more races 16% Black 12% Asian 4%
Hispanic origin (detail)
Mexican 26%
Common ancestry
Slovak 3% Lithuanian 2% Romanian 2%
Foreign-born
14% · Canada, South Korea
Languages at home
72% English-only · Spanish 22% Other Indo-European 1% French/Haitian/Cajun 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

Price history

+65117.4% since first listed
16 events — show timeline
  • 2026-06-11 Rental Removed $889 SHOWMOJO
  • 2026-05-21 Price Changed $889 SHOWMOJO
  • 2026-05-18 Listed $750,000 Unlock MLS
  • 2026-05-08 Rental Removed $850 SHOWMOJO
  • 2026-05-08 Listed for Rent $850 SHOWMOJO
  • 2026-04-27 Rental Removed $850 SHOWMOJO
  • 2026-03-25 Rental Removed $850 SHOWMOJO
  • 2026-03-07 Listed for Rent $850 SHOWMOJO
  • 2026-03-07 Listed for Rent $1,095 SHOWMOJO
  • 2026-03-07 Listed for Rent $900 SHOWMOJO
  • 2025-05-05 Rental Removed $985 PROPERTYWARE
  • 2025-04-25 Price Changed $985 PROPERTYWARE
  • 2025-04-04 Price Changed $1,050 PROPERTYWARE
  • 2025-03-04 Price Changed $1,075 PROPERTYWARE
  • 2025-02-14 Listed Unlock MLS
  • 2025-01-22 Listed for Rent $1,150 PROPERTYWARE

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…