12720 Sky Harbor Dr · Austin, TX 78617

$280,000

4 bd · 3.0 ba · 2,632 sqft · SingleFamily public records · 198 Days on market

Built 2007 6,568 sqft lot $106/sqft · 16% below area Est $333k · 16% under $25/mo HOA · 1% of rent ↓ 5% 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 +14.6/15.0
• Cash flow +6.3/30.0
• Livability +4.1/5.0
• Appreciation +3.4/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• DSCR +0.6/10.0

Listing remarks MLS

Corner Lot | Steps from the Greenbelt | Primary on Main | Upstairs Loft! Positioned just steps from the Dry Creek Greenbelt, 12720 Sky Harbor offers a spacious two-story layout with multiple living areas, a first-floor primary suite, and abundant room to grow. The nearby greenbelt provides a peaceful buffer of open space, natural scenery, and walking areas, giving the home a sense of openness rarely found in this price point. Inside, the main level features a welcoming foyer, two living spaces, and a centrally located kitchen complete with a breakfast nook and formal dining area. The primary bedroom suite is conveniently located on the first floor, providing privacy and ease of access. Upstairs, you'll find a bright and open loft ideal for a game room, office, or second living room, along with three generously sized bedrooms and a full bath. The home offers comfort and functionality throughout. Situated on a corner lot in a desirable Austin location, this property offers strong long-term appeal with a layout that adapts easily to a variety of lifestyles, including work-from-home, multi-generational living, or future value-add enhancements. Its solid structure and flexible design make it an excellent opportunity for buyers seeking a home they can personalize while benefiting from the area’s steady growth and investment potential. Bring your vision and discover the possibilities.

Key facts

• Breakfast nook
• Bright and open loft
• Formal dining area

Tags

• FIRST FLOOR PRIMARY SUITE
• MULTIPLE LIVING AREAS
• CENTRALLY LOCATED KITCHEN
• BREAKFAST NOOK
• FORMAL DINING AREA
• BRIGHT AND OPEN LOFT

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-503 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (31.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (20.1% below list).
• Recommended offer: $191k (31.7% below list) — sets the bar for cash-flow.
• Cap rate 4.1% 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.
• 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.
• Zoned schools: Del Valle El (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 615 students, 89% FRL); Del Valle H S (math 17% / reading 28%, grade F, #1,354 of 1,632 statewide, top 83%, 3,460 students, 90% FRL).
• Market conditions: Rents soft (-0.4%/yr); 251 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
• This rent runs 37% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 198 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,115 (31.7% 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 198 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.80% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.70%
• DSCR: 0.66
• GRM: 10.4

CMA / ARV

• ARV (median comp): $332,804
• List price: $280,000
• Delta: -15.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6512 Wagon Spring St	0.70mi	4/2.5	2,494 (-5%)	1mo	$365,000	$146	56
12408 Hayseed Ct	0.45mi	3/2.5 (-1)	2,497 (-5%)	12mo	$360,000	$144	54
6409 Albany Sleigh Dr	0.55mi	3/2.5 (-1)	2,497 (-5%)	9mo	$325,000	$130	51
5400 Fryman Hill Dr	0.70mi	4/2.5	2,652 (+1%)	16mo	$349,900	$132	50
12312 Ferrystone Glen Dr	0.68mi	4/2.5	2,633 (0%)	20mo	$400,000	$152	50
12001 Foley Dr	0.63mi	4/2.0	2,369 (-10%)	11mo	$865,000	$365	41
6312 Conestoga Wagon Way	0.56mi	3/2.5 (-1)	2,497 (-5%)	23mo	$362,500	$145	39
12109 Plow Handle Dr	0.71mi	3/2.5 (-1)	2,305 (-12%)	7mo	$315,000	$137	33
6505 Wagon Spring St	0.67mi	3/2.5 (-1)	2,305 (-12%)	11mo	$350,000	$152	32
12909 Sexson Ridge Cv	0.65mi	3/2.5 (-1)	2,351 (-11%)	24mo	$325,000	$138	25
12312 Noel Bain Cv	0.75mi	3/2.5 (-1)	2,281 (-13%)	14mo	$338,000	$148	24

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: -33.8%
• Equity multiple: -0.07×
• Total profit: $-83,735
• Equity at exit: $41,749

10-year hold

• IRR: -70.3%
• Equity multiple: -0.77×
• Total profit: $-138,542
• Equity at exit: $24,209

Cash invested: $78,400 (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 78617

• Home prices YoY: -1.7%
• Rents YoY: -0.4%
• Active inventory: 251
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,237 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$660 /mo · $7,926/yr
• Insurance: −$117
• HOA: −$25
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-503

Break-even live

Break-even rent $2,874

Max offer price $191,115

Occupancy floor —

Sensitivity live

Price	-10% $-345	-5% $-424	+0% $-503	+5% $-582	+10% $-662
Rent	-10% $-680	-5% $-592	+0% $-503	+5% $-415	+10% $-326
Rate	-1.0pp $-362	-0.5pp $-432	base $-503	+0.5pp $-576	+1.0pp $-650

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6316 Carriage Pines Dr Del Valle, TX	3.0	2.5	2305	$2,300	$1.00	45d	1	0.64mi
12821 Stoney Ridge Bnd Del Valle, TX	3.0	2.5	2281	$2,250	$0.99	19d	1	0.68mi
6417 Wagon Spring St Del Valle, TX	3.0	2.5	2230	$2,100	$0.94	14d	1	0.69mi
6417 Wagon Spring St Del Valle, TX	3.0	2.5	2230	$2,149	$0.96	45d	1	0.69mi
6408 Wagon Spring St Del Valle, TX	4.0	3.0	2497	$2,495	$1.00	45d	1	0.70mi
6521 Carriage Pines Dr Del Valle, TX	5.0	3.5	2466	$2,500	$1.01	26d	1	0.70mi
13109 Lofton Cliff Dr Del Valle, TX	3.0	2.0	1917	$2,075	$1.08	14d	1	0.72mi
5204 Bahan Dr Del Valle, TX	4.0	2.5	2640	$1,900	$0.72	4d	1	0.72mi
5032 Irvine Ln Del Valle, TX	4.0	2.5	2499	$2,200	$0.88	24d	1	0.77mi
12316 Noel Bain Cv Del Valle, TX	3.0	2.5	2281	$2,100	$0.92	5d	1	0.78mi
4917 Stockton Ln Del Valle, TX	4.0	2.5	2334	$2,400	$1.03	45d	1	0.87mi
5525 Victory Gallop Dr Del Valle, TX	3.0	2.5	1788	$1,850	$1.03	45d	1	0.97mi
5521 Victory Gallop Dr Del Valle, TX	3.0	2.5	1788	$2,000	$1.12	17d	1	0.98mi
5600 War Admiral Dr Del Valle, TX	4.0	2.5	2101	$2,200	$1.05	5d	1	0.98mi
12901 Staywell Way Del Valle, TX	3.0	2.0	1860	$2,200	$1.18	45d	1	1.09mi
11800 Savanna Canyon Ct Del Valle, TX	4.0	3.0	2322	$2,050	$0.88	6d	1	1.15mi
13817 Gilwell Dr Del Valle, TX	4.0	3.0	1878	$2,195	$1.17	45d	1	1.26mi
14005 Edna Maxine Walk Del Valle, TX	3.0	2.5	1932	$2,100	$1.09	45d	1	1.33mi
5804 Swedish Farms TER Del Valle, TX	4.0	3.0	1903	$2,200	$1.16	45d	1	1.42mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 17 events

1. 2026-06-21
   days on market $280,000 Active 198 DOM
2. 2026-06-18
   days on market $280,000 Active 195 DOM
3. 2026-06-17
   days on market $280,000 Active 194 DOM
4. 2026-06-16
   days on market $280,000 Active 193 DOM
5. 2026-06-15
   days on market $280,000 Active 192 DOM
6. 2026-06-13
   days on market $280,000 Active 190 DOM
7. 2026-06-09
   days on market $280,000 Active 186 DOM
8. 2026-06-08
   days on market $280,000 Active 185 DOM
9. 2026-06-07
   days on market $280,000 Active 184 DOM
10. 2026-06-04
    days on market $280,000 Active 181 DOM
11. 2026-06-03
    days on market $280,000 Active 180 DOM
12. 2026-06-02
    days on market $280,000 Active 179 DOM
13. 2026-06-01
    days on market $280,000 Active 178 DOM
14. 2026-05-31
    days on market $280,000 Active 177 DOM
15. 2026-03-01
    price $309,000 1406-char remark

    Show marketing remark (1406 chars)

    Corner Lot | Steps from the Greenbelt | Primary on Main | Upstairs Loft! Positioned just steps from the Dry Creek Greenbelt, 12720 Sky Harbor offers a spacious two-story layout with multiple living areas, a first-floor primary suite, and abundant room to grow. The nearby greenbelt provides a peaceful buffer of open space, natural scenery, and walking areas, giving the home a sense of openness rarely found in this price point. Inside, the main level features a welcoming foyer, two living spaces, and a centrally located kitchen complete with a breakfast nook and formal dining area. The primary bedroom suite is conveniently located on the first floor, providing privacy and ease of access. Upstairs, you'll find a bright and open loft ideal for a game room, office, or second living room, along with three generously sized bedrooms and a full bath. The home offers comfort and functionality throughout. Situated on a corner lot in a desirable Austin location, this property offers strong long-term appeal with a layout that adapts easily to a variety of lifestyles, including work-from-home, multi-generational living, or future value-add enhancements. Its solid structure and flexible design make it an excellent opportunity for buyers seeking a home they can personalize while benefiting from the area’s steady growth and investment potential. Bring your vision and discover the possibilities.

16. 2025-12-05
    listed $325,000 Active 1406-char remark

    Show marketing remark (1406 chars)

    Corner Lot | Steps from the Greenbelt | Primary on Main | Upstairs Loft! Positioned just steps from the Dry Creek Greenbelt, 12720 Sky Harbor offers a spacious two-story layout with multiple living areas, a first-floor primary suite, and abundant room to grow. The nearby greenbelt provides a peaceful buffer of open space, natural scenery, and walking areas, giving the home a sense of openness rarely found in this price point. Inside, the main level features a welcoming foyer, two living spaces, and a centrally located kitchen complete with a breakfast nook and formal dining area. The primary bedroom suite is conveniently located on the first floor, providing privacy and ease of access. Upstairs, you'll find a bright and open loft ideal for a game room, office, or second living room, along with three generously sized bedrooms and a full bath. The home offers comfort and functionality throughout. Situated on a corner lot in a desirable Austin location, this property offers strong long-term appeal with a layout that adapts easily to a variety of lifestyles, including work-from-home, multi-generational living, or future value-add enhancements. Its solid structure and flexible design make it an excellent opportunity for buyers seeking a home they can personalize while benefiting from the area’s steady growth and investment potential. Bring your vision and discover the possibilities.

17. 2020-09-01
    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: $7,926 · $660/mo
• Projected year-2 tax: $7,926 · $660/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 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: $26,845
• − Mortgage interest: −$15,684
• − Property taxes: −$7,926
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − HOA: −$300
• − Depreciation: −$8,145
• Taxable loss: −$10,905
• Est. tax savings @ 24.0%: +$2,617
• After-tax cash flow: $-3,421/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 — 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): 30,756
• Household income: $71,640
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 681.0

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 Hispanic (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 33% White 16% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 68% Puerto Rican 1%
• Common ancestry: Romanian 1%
• Foreign-born: 26% · Canada
• Languages at home: 41% English-only · Spanish 57% 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: ▼ -3.24%
• Current HPI: 192.3518
• Rent YoY: ▼ -0.36%
• 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

-4.9% since first listed

3 events — show timeline

• 2026-03-01 Price Changed $309,000 Unlock MLS
• 2025-12-05 Listed $325,000 Unlock MLS
• 2020-09-01 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2026): $7,926 · +10.0% YoY. Source: county tax records.