610 Davis St #2607 · Austin, TX 78701

$416,000

1 bd · 1.0 ba · 621 sqft · Condo · 233 Days on market

Built 2024 $670/sqft · 18% below area Est $509k · 18% under $478/mo HOA · 18% of rent ↓ 17% since listing

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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
• Appreciation +4.8/10.0
• Livability +4.1/5.0
• Cash flow +3.7/30.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Experience elevated downtown living at The Modern Austin Residences, Austin’s newest premier luxury tower. This 1-bedroom, 1-bath home features 10’4” ceilings, floor-to-ceiling windows, quartz countertops, and a top-of-the-line Wolf range and cooktop. Enjoy beautiful views of Lady Bird Lake from the private balcony and unwind in the spa-inspired bathroom with a walk-in shower and designer finishes. Residents enjoy over 19,000 sq. ft. of luxury amenities, including a lap pool, fitness center, yoga studio, sky lounge, co-working spaces, and 24/7 concierge service.

Key facts

• Designer finishes
• Private balcony
• Walk-in shower

Tags

• FLOOR-TO-CEILING WINDOWS
• PRIVATE BALCONY
• SPA-INSPIRED BATHROOM
• WALK-IN SHOWER
• DESIGNER FINISHES
• LAP POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $416k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (42.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (35.0% below list).
• Recommended offer: $240k (42.3% below list) — sets the bar for cash-flow.
• Cap rate 2.8% 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 rising (+2.5%/yr); 301 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).

Forward outlook

• In year one you build about $977 of equity ($3k loan paydown + $-2k appreciation (-0.5% local appreciation)).
• 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 233 days — a 12% lower offer ($366k) is reasonable based on typical stale-listing flexibility.

Recommended offer $239,833 (42.3% 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 233 days. Have you received any prior offers? Is the seller open to a 42% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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: 0.65% ✗
• Cap rate: 2.78%
• Cash-on-cash: -12.54%
• DSCR: 0.44
• GRM: 12.8

CMA / ARV

• ARV (median comp): $509,015
• List price: $416,000
• Delta: -18.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-0.46% appreciation · 2.54% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.15×
• Total profit: $-99,466
• Equity at exit: $111,383

10-year hold

• IRR: -13.0%
• Equity multiple: -0.25×
• Total profit: $-145,377
• Equity at exit: $126,591

Cash invested: $116,480 (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 78701

• Home prices YoY: -0.2%
• Rents YoY: 2.5%
• Active inventory: 301
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,703 high
• Mortgage (P&I): −$2,182
• Tax est. 1.5%: −$520 /mo · $6,240/yr
• Insurance: −$173
• HOA: −$478
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $-1,217

Break-even live

Break-even rent $4,244

Max offer price $239,833

Occupancy floor —

Sensitivity live

Price	-10% $-930	-5% $-1,074	+0% $-1,217	+5% $-1,361	+10% $-1,505
Rent	-10% $-1,431	-5% $-1,324	+0% $-1,217	+5% $-1,111	+10% $-1,004
Rate	-1.0pp $-1,008	-0.5pp $-1,112	base $-1,217	+0.5pp $-1,325	+1.0pp $-1,435

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: $104,000
• Closing costs: $12,480
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
91 Red River St Austin, TX	3.0	1.0–2.0	1317	$3,550	$2.69	0d	17	0.03mi
610 Davis St Unit 1809 Austin, TX	1.0	1.0	660	$2,750	$4.17	25d	1	0.04mi
610 Davis St Unit 2909 Austin, TX	1.0	1.0	662	$3,100	$4.68	45d	1	0.04mi
610 Davis St Austin, TX	1.0	1.0	613	$3,000	$4.89	45d	1	0.04mi
610 Davis St Unit 5206 Austin, TX	1.0	1.0	662	$3,500	$5.29	45d	1	0.04mi
80 Rainey St Unit 3517 Austin, TX	—	1.0	421	$2,000	$4.75	6d	1	0.04mi
80 Rainey St Austin, TX	3.0	1.0–3.5	1205	$17,048	$14.15	0d	106	0.05mi
91 Red River St Unit 133 Austin, TX	1.0	1.0	415	$2,075	$5.00	45d	1	0.06mi
91 Red River St Unit 106 Austin, TX	1.0	1.0	749	$2,524	$3.37	45d	1	0.06mi
84 N Interstate 35 #2302 Austin, TX	1.0	1.0	697	$3,035	$4.35	16d	1	0.08mi
84 N Interstate 35 #2508 Austin, TX	1.0	1.0	667	$2,525	$3.79	45d	1	0.08mi
84 N Interstate 35 #2102 Austin, TX	1.0	1.0	697	$2,700	$3.87	21d	1	0.08mi
84 N Interstate 35 #3707 Austin, TX	1.0	1.0	727	$2,950	$4.06	6d	1	0.08mi
84 N Interstate 35 #2708 Austin, TX	1.0	1.0	667	$2,900	$4.35	45d	1	0.08mi
84 N Interstate 35 #2807 Austin, TX	1.0	1.0	697	$2,550	$3.66	45d	1	0.08mi
700 River St Austin, TX	1.0–3.0	1.0–3.5	1708	$3,504	$2.05	0d	69	0.14mi
55 Rainey St Unit 703 Austin, TX	1.0	1.0	679	$2,490	$3.67	45d	1	0.19mi
51 Rainey St Austin, TX	1.0	1.0	729	$2,845	$3.90	45d	1	0.20mi
51 Rainey St Unit 93 Austin, TX	1.0	1.0	618	$2,214	$3.58	0d	1	0.21mi
51 Rainey St Unit 66 Austin, TX	1.0	1.0	679	$2,435	$3.59	16d	1	0.21mi
51 Rainey St Unit 66 Austin, TX	1.0	1.0	655	$2,099	$3.20	0d	1	0.21mi
51 Rainey St Austin, TX	1.0	1.0	692	$2,472	$3.57	14d	2	0.21mi
47 Rainey St Unit 01F2 Austin, TX	—	1.0	584	$1,931	$3.31	45d	1	0.24mi
47 Rainey St Unit 11F4 Austin, TX	1.0	1.0	729	$1,832	$2.51	45d	1	0.24mi
48 East Ave Unit 1013569P Austin, TX	1.0	1.0	667	$3,850	$5.77	45d	1	0.24mi
48 East Ave Austin, TX	1.0	1.0	725	$3,352	$4.62	0d	2	0.24mi
44 East Ave #1502 Austin, TX	1.0	1.0	632	$2,999	$4.75	6d	1	0.28mi
44 East Ave #3111 Austin, TX	1.0	1.0	707	$3,500	$4.95	6d	1	0.28mi
43 Rainey St Austin, TX	1.0–3.0	1.0–2.5	1745	$1,915	$1.10	0d	15	0.28mi
44 East Ave #3004 Austin, TX	1.0	1.0	615	$3,450	$5.61	45d	1	0.29mi
44 East Ave #3104 Austin, TX	1.0	1.0	614	$3,500	$5.70	25d	1	0.29mi
44 East Ave #2404 Austin, TX	1.0	1.0	615	$3,500	$5.69	45d	1	0.29mi
44 East Ave #1402 Austin, TX	1.0	1.0	632	$2,800	$4.43	25d	1	0.29mi
44 East Ave #2606 Austin, TX	—	1.0	538	$2,250	$4.18	19d	1	0.29mi
405 Red River St Austin, TX	1.0	1.0	639	$2,788	$4.36	45d	1	0.34mi
301 E 4th St Austin, TX	1.0–3.0	1.0–2.0	837	$1,591	$1.90	0d	4	0.37mi
301 E 4th St Austin, TX	1.0–3.0	1.0–2.0	837	$1,622	$1.94	45d	4	0.37mi
1013 E 3rd St Unit B Austin, TX	1.0	1.0	650	$1,200	$1.85	45d	1	0.37mi
222 E Riverside Dr Unit 237 Austin, TX	1.0	1.0	523	$1,405	$2.69	0d	1	0.37mi
222 E Riverside Dr Unit 237 Austin, TX	1.0	1.0	523	$1,399	$2.67	16d	1	0.37mi

HOA detail condo

• Monthly dues: $478 · $5,736/yr
• Likely covers: poolgymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $416,000 Active 233 DOM
2. 2026-06-18
   days on market $416,000 Active 230 DOM
3. 2026-06-17
   days on market $416,000 Active 229 DOM
4. 2026-06-16
   days on market $416,000 Active 228 DOM
5. 2026-06-15
   days on market $416,000 Active 227 DOM
6. 2026-06-13
   days on market $416,000 Active 225 DOM
7. 2026-06-09
   days on market $416,000 Active 221 DOM
8. 2026-06-08
   days on market $416,000 Active 220 DOM
9. 2026-06-07
   days on market $416,000 Active 219 DOM
10. 2026-06-05
    days on market $416,000 Active 216 DOM
11. 2026-06-03
    days on market $416,000 Active 215 DOM
12. 2026-06-02
    days on market $416,000 Active 214 DOM
13. 2026-06-01
    days on market $416,000 Active 213 DOM
14. 2026-05-31
    days on market $416,000 Active 212 DOM
15. 2026-03-13
    price $416,000 586-char remark

    Show marketing remark (586 chars)

    Experience elevated downtown living at The Modern Austin Residences, Austin’s newest premier luxury tower. This 1-bedroom, 1-bath home features 10’4” ceilings, floor-to-ceiling windows, quartz countertops, and a top-of-the-line Wolf range and cooktop. Enjoy beautiful views of Lady Bird Lake from the private balcony and unwind in the spa-inspired bathroom with a walk-in shower and designer finishes. Residents enjoy over 19,000 sq. ft. of luxury amenities, including a lap pool, fitness center, yoga studio, sky lounge, co-working spaces, and 24/7 concierge service.

16. 2026-01-20
    price $396,200 586-char remark

    Show marketing remark (586 chars)

    Experience elevated downtown living at The Modern Austin Residences, Austin’s newest premier luxury tower. This 1-bedroom, 1-bath home features 10’4” ceilings, floor-to-ceiling windows, quartz countertops, and a top-of-the-line Wolf range and cooktop. Enjoy beautiful views of Lady Bird Lake from the private balcony and unwind in the spa-inspired bathroom with a walk-in shower and designer finishes. Residents enjoy over 19,000 sq. ft. of luxury amenities, including a lap pool, fitness center, yoga studio, sky lounge, co-working spaces, and 24/7 concierge service.

17. 2026-01-10
    price $416,010 586-char remark

    Show marketing remark (586 chars)

    Experience elevated downtown living at The Modern Austin Residences, Austin’s newest premier luxury tower. This 1-bedroom, 1-bath home features 10’4” ceilings, floor-to-ceiling windows, quartz countertops, and a top-of-the-line Wolf range and cooktop. Enjoy beautiful views of Lady Bird Lake from the private balcony and unwind in the spa-inspired bathroom with a walk-in shower and designer finishes. Residents enjoy over 19,000 sq. ft. of luxury amenities, including a lap pool, fitness center, yoga studio, sky lounge, co-working spaces, and 24/7 concierge service.

18. 2025-12-18
    price $396,200 586-char remark

    Show marketing remark (586 chars)

    Experience elevated downtown living at The Modern Austin Residences, Austin’s newest premier luxury tower. This 1-bedroom, 1-bath home features 10’4” ceilings, floor-to-ceiling windows, quartz countertops, and a top-of-the-line Wolf range and cooktop. Enjoy beautiful views of Lady Bird Lake from the private balcony and unwind in the spa-inspired bathroom with a walk-in shower and designer finishes. Residents enjoy over 19,000 sq. ft. of luxury amenities, including a lap pool, fitness center, yoga studio, sky lounge, co-working spaces, and 24/7 concierge service.

19. 2025-10-31
    listed $500,000 Active 586-char remark

    Show marketing remark (586 chars)

    Experience elevated downtown living at The Modern Austin Residences, Austin’s newest premier luxury tower. This 1-bedroom, 1-bath home features 10’4” ceilings, floor-to-ceiling windows, quartz countertops, and a top-of-the-line Wolf range and cooktop. Enjoy beautiful views of Lady Bird Lake from the private balcony and unwind in the spa-inspired bathroom with a walk-in shower and designer finishes. Residents enjoy over 19,000 sq. ft. of luxury amenities, including a lap pool, fitness center, yoga studio, sky lounge, co-working spaces, and 24/7 concierge service.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,437
• − Mortgage interest: −$23,302
• − Property taxes: −$6,240
• − Insurance: −$2,080
• − Repairs & maintenance: −$2,595
• − Management: −$2,595
• − HOA: −$5,736
• − Depreciation: −$12,102
• Taxable loss: −$22,213
• Est. tax savings @ 24.0%: +$5,331
• After-tax cash flow: $-9,278/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): 11,824
• Household income: $162,168
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 678.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 17% Two or more races 12% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Romanian 4% Slovak 3%
• Foreign-born: 13% · Canada, China, Dominican Republic
• Languages at home: 83% English-only · Spanish 10% Other Indo-European 3% Chinese 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: ▼ -0.46%
• Current HPI: 183.8877
• Rent YoY: ▲ 2.54%
• 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

-16.8% since first listed

5 events — show timeline

• 2026-03-13 Price Changed $416,000 Unlock MLS
• 2026-01-20 Price Changed $396,200 Unlock MLS
• 2026-01-10 Price Changed $416,010 Unlock MLS
• 2025-12-18 Price Changed $396,200 Unlock MLS
• 2025-10-31 Listed $500,000 Unlock MLS