Sterling Plan · Austin, TX 78617

$109,995

3 bd · 2.0 ba · 1,512 sqft · Manufactured · 71 Days on market

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 +4.0/5.0
• Appreciation +3.4/10.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0

Listing remarks MLS

Discover the perfect balance of space and sustainability with the Sterling. This 3-bedroom, 2-bathroom home offers a flexible layout and modern amenities. Enjoy the freedom to customize your living space with a versatile bonus room that can adapt to your family's needs. Built with Clayton's innovative eBuilt system, the Sterling incorporates over 25 eco-friendly features without compromising on comfort or style. Experience the benefits of reduced energy consumption and a smaller environmental footprint.

Key facts

• Listed 71 days

🏗️ New construction. The $109,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $114,912.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $743 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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.
• Market conditions: Rents soft (-0.4%/yr); 246 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
• This rent runs 33% 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 $794 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,395 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.69% ✓
• Cap rate: 14.05%
• Cash-on-cash: 27.70%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $114,912
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5605 Silver Fox Dr #534	0.11mi	3/2.0	1,560 (+3%)	16mo	$119,000	$76	77

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: 18.3%
• Equity multiple: 1.72×
• Total profit: $23,006
• Equity at exit: $17,134

10-year hold

• IRR: 24.6%
• Equity multiple: 2.83×
• Total profit: $59,026
• Equity at exit: $9,935

Cash invested: $32,175 (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: 246
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,945 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $743

Break-even live

Break-even rent $1,005

Max offer price $114,912

Occupancy floor 57%

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: $28,728
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5816 Ross Rd Unit 1 Del Valle, TX	2.0	2.0	1134	$1,725	$1.52	24d	1	0.37mi
5820 Angel Dr Del Valle, TX	3.0	2.0	1203	$1,950	$1.62	18d	1	0.39mi
5820 Angel Dr Del Valle, TX	3.0	2.0	1203	$1,850	$1.54	3d	1	0.39mi
12305 Paloma Blanca Way Del Valle, TX	3.0	2.0	1208	$1,749	$1.45	44d	1	0.51mi
12417 Sky Harbor Dr Del Valle, TX	3.0	2.0	1586	$1,975	$1.25	24d	1	0.55mi
6101 Ross Rd Del Valle, TX	1.0–2.0	10.0	937	$2,140	$2.28	2d	43	0.58mi
12604 Paloma Blanca Way Del Valle, TX	3.0	2.0	1423	$1,700	$1.19	16d	1	0.67mi
5501 Ross Rd Del Valle, TX	1.0–3.0	1.0–2.0	950	$1,876	$1.97	2d	16	0.76mi
6200 Albany Sleigh Dr Del Valle, TX	3.0	2.0	1647	$2,350	$1.43	44d	1	0.76mi
6400 Wagon Spring St Del Valle, TX	3.0	2.5	1665	$1,975	$1.19	4d	1	0.80mi
6409 Wagon Spring St Del Valle, TX	4.0	2.0	1421	$1,895	$1.33	16d	1	0.82mi
6417 Wagon Spring St Del Valle, TX	3.0	2.5	2230	$2,149	$0.96	44d	1	0.84mi
6417 Wagon Spring St Del Valle, TX	3.0	2.5	2230	$2,100	$0.94	13d	1	0.84mi
6420 Carriage Pines Dr Del Valle, TX	3.0	2.5	1665	$1,995	$1.20	44d	1	0.85mi
6514 Ross Rd Del Valle, TX	1.0–2.0	1.0–2.0	877	$1,614	$1.84	2d	19	0.94mi
12100 1/2 Ferrystone Glen Dr Unit 1240330P Del Valle, TX	2.0	2.0	1140	$3,728	$3.27	20d	1	0.98mi
13109 Lofton Cliff Dr Del Valle, TX	3.0	2.0	1917	$2,075	$1.08	13d	1	1.04mi
13229 Coomes Dr Del Valle, TX	3.0	2.0	1703	$1,995	$1.17	13d	1	1.13mi
13400 Coomes Dr Del Valle, TX	3.0	2.5	1625	$1,895	$1.17	3d	1	1.22mi
13400 Coomes Dr Del Valle, TX	3.0	2.0	1625	$1,895	$1.17	4d	1	1.22mi
4700 Ross Rd Del Valle, TX	1.0–3.0	1.0–2.0	932	$1,854	$1.99	15d	11	1.32mi
7100 Dancing Wind Ln Del Valle, TX	3.0	2.5	1568	$1,850	$1.18	44d	1	1.34mi
7121 Elroy Rd Del Valle, TX	1.0–3.0	1.0–2.0	951	$2,006	$2.11	2d	26	1.34mi
5525 Victory Gallop Dr Del Valle, TX	3.0	2.5	1788	$1,850	$1.03	44d	1	1.37mi
5521 Victory Gallop Dr Del Valle, TX	3.0	2.5	1788	$2,000	$1.12	15d	1	1.37mi
7136 Spotted Leaf Way Del Valle, TX	3.0	2.5	1377	$1,900	$1.38	24d	1	1.37mi
5600 War Admiral Dr Del Valle, TX	4.0	2.5	2101	$2,200	$1.05	3d	1	1.39mi
7224 Spotted Leaf Way Del Valle, TX	3.0	2.0	1646	$1,950	$1.18	15d	1	1.41mi
7232 Dancing Wind Ln Del Valle, TX	3.0	2.5	1392	$1,725	$1.24	4d	1	1.43mi
7236 Dancing Wind Ln Del Valle, TX	4.0	2.5	1566	$1,750	$1.12	44d	1	1.44mi

Listing history 14 events

1. 2026-06-18
   days on market $109,995 Active 71 DOM
2. 2026-06-17
   days on market $109,995 Active 70 DOM
3. 2026-06-16
   days on market $109,995 Active 69 DOM
4. 2026-06-15
   days on market $109,995 Active 68 DOM
5. 2026-06-13
   days on market $109,995 Active 66 DOM
6. 2026-06-09
   days on market $109,995 Active 62 DOM
7. 2026-06-08
   days on market $109,995 Active 61 DOM
8. 2026-06-07
   days on market $109,995 Active 60 DOM
9. 2026-06-04
   days on market $109,995 Active 57 DOM
10. 2026-06-03
    days on market $109,995 Active 56 DOM
11. 2026-06-02
    days on market $109,995 Active 55 DOM
12. 2026-06-01
    days on market $109,995 Active 54 DOM
13. 2026-05-31
    days on market $109,995 Active 53 DOM
14. 2026-04-08
    listed $109,995 Active 508-char remark

    Show marketing remark (508 chars)

    Discover the perfect balance of space and sustainability with the Sterling. This 3-bedroom, 2-bathroom home offers a flexible layout and modern amenities. Enjoy the freedom to customize your living space with a versatile bonus room that can adapt to your family's needs. Built with Clayton's innovative eBuilt system, the Sterling incorporates over 25 eco-friendly features without compromising on comfort or style. Experience the benefits of reduced energy consumption and a smaller environmental footprint.

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

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 · 22 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: $23,343
• − Mortgage interest: −$6,437
• − Property taxes: −$1,724
• − Insurance: −$575
• − Repairs & maintenance: −$1,867
• − Management: −$1,867
• − Depreciation: −$3,343
• Taxable income: $7,530
• Est. tax owed @ 24.0%: −$1,807
• After-tax cash flow: $7,104/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 · 12 photos

Good 80/100 Cosmetic rehab

This 3-bedroom, 2-bathroom home is in good condition with modern amenities and a well-maintained exterior. It's ready for a new owner to move in and enjoy.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value.
• Both Replace window treatments — New window treatments can improve both the aesthetic and energy efficiency of the home.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value. ↑
• Both Replace window treatments — New window treatments can improve both the aesthetic and energy efficiency of the home. ↑

ⓘ 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: 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

1 event — show timeline

• 2026-04-08 Listed $109,995 Zillow