8201 Riverstone Dr · Austin, TX 78724

$550,000

9 bd · 4.0 ba · 3,120 sqft · MultiFamily public records · 111 Days on market

Built 1984 9,016 sqft lot $176/sqft · 5% below area Est $592k · 7% 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).

• Cash flow +16.2/30.0
• ARV discount +10.7/15.0
• DSCR +5.0/10.0
• 1% rule +4.6/10.0
• Livability +4.1/5.0
• Schools +3.4/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 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

Bring an offer! Great opportunity in a great location! Spacious corner lot with plenty of potential, each unit offers 2 bedrooms, 1 baths, and 780 sq. ft. One Unit has a long term tenant in place. Located near 183 & 130, just 8 miles from Downtown and 10 miles from the airport. Close to Decker & Loyola, the Expo Center, and upcoming Walter E. Long Park redevelopment. Don't miss out on owning a multifamily unit in East Austin

Key facts

• Near expo center
• Corner lot
• 9,016 sq ft lot

Tags

• CORNER LOT
• NEAR EXPO CENTER

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive. Per door: $98/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 $526k (4.3% below list).
• Recommended offer: $500k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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 flat; 179 active listings in the ZIP; solid renter incomes; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
• At $5,265/mo this rent would consume 81% of the median local household income ($78k/yr) (locally 873% 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 111 days — a 9% lower offer ($500k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y 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; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $500,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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. 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 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: 0.96% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 8.7

CMA / ARV

• ARV (median comp): $591,887
• List price: $550,000
• Delta: -7.08%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.45×
• Total profit: $-84,465
• Equity at exit: $82,007

10-year hold

• IRR: -13.2%
• Equity multiple: 0.33×
• Total profit: $-103,909
• Equity at exit: $47,554

Cash invested: $154,000 (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.

Methodology + full state rankings →

ZIP-level market 78724

• Home prices YoY: -13.1%
• Rents YoY: 0.3%
• Active inventory: 179
• Price-to-rent: 26.1×

Monthly cashflow live

• Estimated rent: $5,265 high
• Mortgage (P&I): −$2,884
• Tax from tax record: −$753 /mo · $9,034/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,106
• Net cashflow: $293

Break-even live

Break-even rent $4,894

Max offer price $550,000

Occupancy floor 89%

Sensitivity live

Price	-10% $604	-5% $449	+0% $293	+5% $137	+10% $-18
Rent	-10% $-123	-5% $85	+0% $293	+5% $501	+10% $709
Rate	-1.0pp $570	-0.5pp $433	base $293	+0.5pp $151	+1.0pp $6

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$5,265
Total (3 units)			$5,265

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-22
   days on market $550,000 Active 111 DOM
2. 2026-06-21
   days on market $550,000 Active 110 DOM
3. 2026-06-18
   days on market $550,000 Active 107 DOM
4. 2026-06-17
   days on market $550,000 Active 106 DOM
5. 2026-06-16
   days on market $550,000 Active 105 DOM
6. 2026-06-15
   days on market $550,000 Active 104 DOM
7. 2026-06-13
   days on market $550,000 Active 102 DOM
8. 2026-06-09
   days on market $550,000 Active 98 DOM
9. 2026-06-08
   days on market $550,000 Active 97 DOM
10. 2026-06-07
    days on market $550,000 Active 96 DOM
11. 2026-06-05
    days on market $550,000 Active 93 DOM
12. 2026-06-03
    days on market $550,000 Active 92 DOM
13. 2026-06-02
    days on market $550,000 Active 91 DOM
14. 2026-06-01
    days on market $550,000 Active 90 DOM
15. 2026-05-31
    days on market $550,000 Active 89 DOM
16. 2026-03-03
    listed $550,000 Active 440-char remark

    Show marketing remark (440 chars)

    Bring an offer! Great opportunity in a great location! Spacious corner lot with plenty of potential, each unit offers 2 bedrooms, 1 baths, and 780 sq. ft. One Unit has a long term tenant in place. Located near 183 & 130, just 8 miles from Downtown and 10 miles from the airport. Close to Decker & Loyola, the Expo Center, and upcoming Walter E. Long Park redevelopment. Don't miss out on owning a multifamily unit in East Austin

17. 2025-12-13
    price
18. 2025-11-30
    listed Active
19. 2025-03-14
    listed Active
20. 2022-07-08
    soldstatus
21. 2022-03-16
    soldstatus
22. 2022-03-14
    soldstatus Closed
23. 2022-01-27
    status Pending
24. 2022-01-17
    status Active
25. 2021-11-30
    listed $650,000 Active
26. 2016-11-18
    soldstatus Sold
27. 2016-11-04
    status Pending - Taking Backups
28. 2016-11-03
    listed $285,000 Active
29. 2006-04-05
    soldstatus
30. 1999-02-04
    soldstatus
31. 1999-01-17
    historical
32. 1999-01-10
    listed $97,500
33. 1987-10-01
    soldstatus
34. 1984-06-12
    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: $9,034 · $753/mo
• Projected year-2 tax: $10,065 · $839/mo
• Expected delta: +$1,031/yr (+$86/mo · 11.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $63,180
• − Mortgage interest: −$30,809
• − Property taxes: −$9,034
• − Insurance: −$2,750
• − Repairs & maintenance: −$5,054
• − Management: −$5,054
• − Depreciation: −$16,000
• Taxable loss: −$5,521
• Est. tax savings @ 24.0%: +$1,325
• After-tax cash flow: $4,842/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): 31,103
• Household income: $77,926
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 873.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 30% Black 15% White 15% Asian 3%
• Hispanic origin (detail): Mexican 54% Puerto Rican 2% Cuban 1%
• Common ancestry: Slovak 2% Lithuanian 1%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 48% English-only · Spanish 48% Other Asian/Pacific 1% Other Indo-European 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: ▼ -42.92%
• Current HPI: 284.1007
• Rent YoY: ▲ 0.26%
• 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

+464.1% since first listed

19 events — show timeline

• 2026-03-03 Listed $550,000 Unlock MLS
• 2025-12-13 Price Changed — Unlock MLS
• 2025-11-30 Listed — Unlock MLS
• 2025-03-14 Listed — Unlock MLS
• 2022-07-08 Sold (Public Records) — Public Records
• 2022-03-16 Sold (Public Records) — Public Records
• 2022-03-14 Sold (MLS) — Unlock MLS
• 2022-01-27 Pending — Unlock MLS
• 2022-01-17 Relisted — Unlock MLS
• 2021-11-30 Listed $650,000 Unlock MLS
• 2016-11-18 Sold (MLS) — Unlock MLS
• 2016-11-04 Pending — Unlock MLS
• 2016-11-03 Listed $285,000 Unlock MLS
• 2006-04-05 Sold (Public Records) — Public Records
• 1999-02-04 Sold (MLS) — Unlock MLS
• 1999-01-17 Delisted — Unlock MLS
• 1999-01-10 Listed $97,500 Unlock MLS
• 1987-10-01 Sold (Public Records) — Public Records
• 1984-06-12 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2026): $9,034 · -26.8% YoY. Source: county tax records.