709 W Ben White Blvd · Austin, TX 78704

$50,000

2 bd · 1.0 ba · 3,339 sqft · Other · 35 Days on market

Built 2006 Good condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Presented by Emerald City Rentals, this well-maintained 2-bedroom home offers comfortable living in a quiet Austin neighborhood. The home features approximately 950 sq ft of living space, including a bright living room, updated kitchen, and spacious bedrooms. Recent updates completed in 2020 enhance both style and functionality. The property also includes private parking and a manageable lot size, perfect for low-maintenance living. Conveniently located near shopping, schools, and public transportation, this home is ideal for first-time buyers or investors. Contact Emerald City Rentals today to schedule a viewing.

Key facts

• Manageable lot size
• Updated kitchen
• Private parking

Tags

• UPDATED KITCHEN
• PRIVATE PARKING
• MANAGEABLE LOT SIZE

Property features AI

Exterior

• Home design: Built in 2006
• Construction: Living area approximately 3339
• Exterior features: Property on W Ben White Blvd

Interior

• Interior features: Located in the South Austin subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $950 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.1% 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.
• 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 (-2.4%/yr); 521 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $346 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.28% ✓
• Cap rate: 29.10%
• Cash-on-cash: 81.47%
• DSCR: 4.62
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 78.3%
• Equity multiple: 4.40×
• Total profit: $47,651
• Equity at exit: $7,455

10-year hold

• IRR: 81.1%
• Equity multiple: 8.21×
• Total profit: $100,965
• Equity at exit: $4,323

Cash invested: $14,000 (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 78704

• Rents YoY: -2.4%
• Active inventory: 521
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,641 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $950

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 37%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3507 Alpine Cir Unit 3 Austin, TX	2.0	1.5	3870	$1,800	$0.47	43d	1	0.54mi
1322 Southport Dr Apt D Austin, TX	2.0	1.5	3968	$1,275	$0.32	12d	1	0.57mi
4412 Gillis St Unit A Austin, TX	3.0	1.0	2478	$2,200	$0.89	20d	1	0.73mi
3411 Willow Springs Rd Unit B Austin, TX	3.0	2.5	2773	$3,200	$1.15	43d	1	0.87mi
1607 Lightsey Rd Unit A Austin, TX	2.0	1.0	3896	$1,500	$0.39	24d	1	0.89mi
3412 Willowrun Dr Apt A Austin, TX	1.0	1.0	3244	$1,145	$0.35	3d	1	0.94mi
1704 Waterloo Trl Unit B Austin, TX	2.0	2.0	2330	$2,400	$1.03	4d	1	1.02mi
1604 Summer Creek Ct Unit A Austin, TX	2.0	2.0	2336	$1,900	$0.81	43d	1	1.04mi
5000 Weidemar Ln Apt C Austin, TX	2.0	1.0	2976	$950	$0.32	43d	1	1.50mi

Listing history 12 events

1. 2026-06-16
   days on market $50,000 Active 35 DOM
2. 2026-06-15
   days on market $50,000 Active 34 DOM
3. 2026-06-13
   days on market $50,000 Active 32 DOM
4. 2026-06-09
   days on market $50,000 Active 28 DOM
5. 2026-06-08
   days on market $50,000 Active 27 DOM
6. 2026-06-07
   days on market $50,000 Active 26 DOM
7. 2026-06-05
   days on market $50,000 Active 23 DOM
8. 2026-06-03
   days on market $50,000 Active 22 DOM
9. 2026-06-02
   days on market $50,000 Active 21 DOM
10. 2026-06-01
    days on market $50,000 Active 20 DOM
11. 2026-05-31
    days on market $50,000 Active 19 DOM
12. 2026-05-12
    listed $50,000 Active

ⓘ 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: $19,686
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$1,455
• Taxable income: $11,281
• Est. tax owed @ 24.0%: −$2,707
• After-tax cash flow: $8,698/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 · 1 photo

Good 75/100 Cosmetic rehab

This well-maintained 2-bedroom home in Austin, TX, offers comfortable living with recent updates. It is ideal for first-time buyers or investors looking for a low-maintenance property.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can add value.
• Both Landscaping improvements — Can increase curb appeal and attract more tenants/buyers.
• Both New flooring in high-traffic areas — Improves aesthetics and can add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and can add value. ↑
• Both Landscaping improvements — Can increase curb appeal and attract more tenants/buyers. ↑
• Both New flooring in high-traffic areas — Improves aesthetics and can add value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 50,688
• Household income: $106,897
• Rent vs Own: 67.0% rent · 33.0% own
• Severe rent burden: 3283.0

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: White 62% Hispanic / Latino 24% Two or more races 15% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 4% Romanian 2% Italian 2%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 79% English-only · Spanish 16% Other Indo-European 1% 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: ▼ -1348.92%
• Current HPI: 291.6793
• Rent YoY: ▼ -2.41%
• 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

1 event — show timeline

• 2026-05-12 Listed $50,000 FSBO.com