2220 Mission Hill Dr · Austin, TX 78741

$545,000

9 bd · 6.0 ba · 4,560 sqft · MultiFamily public records · 75 Days on market

Built 1968 8,276 sqft lot $120/sqft · 23% below area Est $706k · 23% under

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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 +14.4/30.0
• 1% rule +4.9/10.0
• DSCR +4.4/10.0
• Livability +4.1/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

coming soon

Key facts

• 8,276 sq ft lot
• Built 1968
• Listed 75 days

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $545k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive. Per door: $38/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $538k (1.3% below list).
• Recommended offer: $512k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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 falling (-5.1%/yr); 198 active listings in the ZIP; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
• At $5,377/mo this rent would consume 97% of the median local household income ($67k/yr) (locally 4898% 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 $4k of loan paydown is wiped out by about $16k 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 75 days — a 6% lower offer ($512k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $54k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $512,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.99% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 8.4

CMA / ARV

• ARV (median comp): $706,387
• List price: $545,000
• Delta: -22.85%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.6%
• Equity multiple: 0.37×
• Total profit: $-96,566
• Equity at exit: $81,261

10-year hold

• IRR: -19.4%
• Equity multiple: 0.12×
• Total profit: $-134,468
• Equity at exit: $47,122

Cash invested: $152,600 (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 78741

• Rents YoY: -5.1%
• Active inventory: 198
• Price-to-rent: 25.3×

Monthly cashflow live

• Estimated rent: $5,377 high
• Mortgage (P&I): −$2,858
• Tax from tax record: −$1,050 /mo · $12,596/yr
• Insurance: −$227
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,129
• Net cashflow: $113

Break-even live

Break-even rent $5,234

Max offer price $545,000

Occupancy floor 93%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$5,376
Total (3 units)			$5,377

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: $136,250
• Closing costs: $16,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-02
   historical Active Under Contract 11-char remark

   Show marketing remark (11 chars)

   coming soon

2. 2026-04-14
   price $545,000 11-char remark

   Show marketing remark (11 chars)

   coming soon

3. 2026-04-10
   price $598,000 11-char remark

   Show marketing remark (11 chars)

   coming soon

4. 2026-03-06
   listed $599,000 Active 11-char remark

   Show marketing remark (11 chars)

   coming soon

5. 2008-01-11
   historical
6. 2007-07-14
   listed
7. 2006-07-31
   soldstatus
8. 2006-06-08
   historical
9. 2006-03-16
   listed $185,500
10. 2001-07-02
    soldstatus
11. 2001-06-29
    soldstatus
12. 2001-06-02
    historical
13. 2001-05-29
    listed $169,900
14. 1983-05-02
    soldstatus
15. 1977-09-19
    soldstatus
16. 1976-04-29
    soldstatus
17. 1974-02-08
    soldstatus
18. 1972-07-10
    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: $12,596 · $1,050/mo
• Projected year-2 tax: $12,596 · $1,050/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $64,524
• − Mortgage interest: −$30,528
• − Property taxes: −$12,596
• − Insurance: −$2,725
• − Repairs & maintenance: −$5,162
• − Management: −$5,162
• − Depreciation: −$15,855
• Taxable loss: −$7,504
• Est. tax savings @ 24.0%: +$1,801
• After-tax cash flow: $3,157/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

• Census place: Austin, TX
• County: Travis County · 1,299,254 people
• City population: 1,066,854
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 45,951
• Household income: $66,741
• Rent vs Own: 84.7% rent · 15.3% own
• Severe rent burden: 4898.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 49% White 35% Two or more races 20% Black 8% Asian 4%
• Hispanic origin (detail): Mexican 34% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 62% English-only · Spanish 31% Other Indo-European 2% German/W. Germanic 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: ▼ -201.07%
• Current HPI: 256.2461
• Rent YoY: ▼ -5.10%
• 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

+220.8% since first listed

18 events — show timeline

• 2026-05-02 Contingent — Unlock MLS
• 2026-04-14 Price Changed $545,000 Unlock MLS
• 2026-04-10 Price Changed $598,000 Unlock MLS
• 2026-03-06 Listed $599,000 Unlock MLS
• 2008-01-11 Delisted — Unlock MLS
• 2007-07-14 Listed — Unlock MLS
• 2006-07-31 Sold (MLS) — Unlock MLS
• 2006-06-08 Delisted — Unlock MLS
• 2006-03-16 Listed $185,500 Unlock MLS
• 2001-07-02 Sold (Public Records) — Public Records
• 2001-06-29 Sold (MLS) — Unlock MLS
• 2001-06-02 Delisted — Unlock MLS
• 2001-05-29 Listed $169,900 Unlock MLS
• 1983-05-02 Sold (Public Records) — Public Records
• 1977-09-19 Sold (Public Records) — Public Records
• 1976-04-29 Sold (Public Records) — Public Records
• 1974-02-08 Sold (Public Records) — Public Records
• 1972-07-10 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2026): $12,596 · -17.3% YoY. Source: county tax records.