2635 Crazyhorse Pass · Austin, TX 78734

$350,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 37 Days on market

Built 1984 Est $354k · at est.

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Why this score? — see what drove the F 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 +8.0/15.0
• Cash flow +6.7/30.0
• Schools +5.5/10.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

DARLING COTTAGE HOME LOCATED IN THE FABULOUS LAKE AREA * GREAT HILL COUNTRY VIEWS & LARGE YARD - 2 LOTS * PROPERTY IS SUPER CLEAN & READY TO GO * GORGEOUS PINE CABINETS IN KITCHEN & TONS OF NATURAL LIGHT, MAKING HOME VERY CHEERFUL * AWESOME OUTDOOR LIVING SPACE IN COVERED, SCREENED IN PORCH/DECK IN FRONT & WONDERFUL DECK IN BACK * MASTER IS ON MAIN FLOOR * GOOD SIZE SHED FOR EXTRA STORAGE * EXCELLENT SCHOOL DISTRICT * REASONABLE TAX RATE * LAKE AUSTIN ACCESS FOR PRIVILEGED PROPERTY OWNERS!!! ENJOY THE RESORT LIFESTYLE!Restrictions: Yes

Key facts

• Hill country views
• Large yard
• Lake area

Tags

• LAKE AREA
• HILL COUNTRY VIEWS
• LARGE YARD
• GORGEOUS PINE CABINETS
• OUTDOOR LIVING SPACE
• COVERED SCREENED PORCH

Property features AI

Exterior

• Home design: Built in 1984
• Exterior features: Located in the Apache Shores subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-560 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (28.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (33.2% below list).
• Recommended offer: $234k (33.2% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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.
• Lake Travis ISD (rural): math 57% / reading 61% proficiency, ranked #39 of 826 in TX (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Lake Travis El (math 31% / reading 42%, grade F, #1,883 of 4,322 statewide, top 44%, 763 students, 38% FRL); Hudson Bend Middle (math 57% / reading 52%, grade B-, #256 of 1,662 statewide, top 16%, 900 students, 0% FRL); Lake Travis H S (math 54% / reading 75%, grade B-, #199 of 1,632 statewide, top 14%, 3,701 students, 0% FRL) — zoned schools at 13% FRL track the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 481 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $10k 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 37 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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: major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,817 (33.2% 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 37 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.67% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.86%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $353,664
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3139 Chisholm Trl	0.48mi	3/2.0	1,271 (+10%)	1mo	$389,900	$307	60
2108 Indian Creek Rd	0.42mi	3/2.0	1,320 (+15%)	1mo	$425,000	$322	56
14508 Thunderhead Rd	0.50mi	3/1.0	1,088 (-6%)	11mo	$330,000	$303	54
14613 Branding Iron Pass	0.50mi	3/2.0	1,032 (-10%)	9mo	$350,000	$339	52
1703 Westward Ho Trl	0.64mi	2/1.0 (-1)	1,029 (-11%)	18mo	$225,000	$219	28

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 · 4.54% rent growth · sell at horizon

5-year hold

• IRR: -26.5%
• Equity multiple: 0.10×
• Total profit: $-88,672
• Equity at exit: $52,186

10-year hold

• IRR: -19.3%
• Equity multiple: -0.10×
• Total profit: $-107,446
• Equity at exit: $30,262

Cash invested: $98,000 (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 78734

• Rents YoY: 4.5%
• Active inventory: 481
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,338 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$426 /mo · $5,110/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-560

Break-even live

Break-even rent $3,047

Max offer price $251,082

Occupancy floor —

Sensitivity live

Price	-10% $-362	-5% $-461	+0% $-560	+5% $-659	+10% $-758
Rent	-10% $-745	-5% $-652	+0% $-560	+5% $-468	+10% $-375
Rate	-1.0pp $-384	-0.5pp $-471	base $-560	+0.5pp $-651	+1.0pp $-743

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3248 Brass Buttons Trl Austin, TX	3.0	2.0	1238	$2,200	$1.78	25d	1	0.53mi
2709 Long Bow Trl Austin, TX	2.0	2.0	1216	$2,200	$1.81	45d	1	0.61mi
15216 Kevin Ln Austin, TX	3.0	2.0	1472	$2,395	$1.63	25d	1	0.74mi
14708 Foy Dr Austin, TX	3.0	2.0	1163	$2,095	$1.80	45d	1	0.91mi
1505 Oreilly Ct Unit C Austin, TX	2.0	2.0	800	$1,475	$1.84	25d	1	0.94mi
2918 Ranch Rd 620 N #265 Austin, TX	2.0	2.0	1204	$2,100	$1.74	4d	1	1.09mi
2918 Ranch Rd 620 N Apt 272 Austin, TX	2.0	2.5	1395	$2,195	$1.57	4d	1	1.09mi
15104 Texas St Austin, TX	2.0	1.0	804	$1,875	$2.33	45d	1	1.12mi
15303 Texas St Austin, TX	2.0	2.0	1240	$2,400	$1.94	25d	1	1.13mi
2208 N FM 620 Austin, TX	1.0–3.0	1.0–2.0	1126	$2,700	$2.40	0d	10	1.13mi
2918 Ranch Road 620 N Unit Y194 Austin, TX	2.0	2.0	1204	$2,195	$1.82	6d	1	1.13mi
2918 Ranch Road 620 N Unit V267 Austin, TX	2.0	2.0	1160	$2,100	$1.81	45d	1	1.13mi
2918 Ranch to Market Road 620 Unit 172 Austin, TX	2.0	2.0	1161	$1,995	$1.72	45d	1	1.14mi
3904 Hudson Bend Rd Unit A Austin, TX	2.0	1.5	1160	$1,495	$1.29	23d	1	1.35mi
3904 Hudson Bend Rd Unit D Austin, TX	2.0	1.5	1160	$1,415	$1.22	25d	1	1.35mi
3904 Hudson Bend Rd Austin, TX	2.0	2.0	1160	$1,600	$1.38	45d	1	1.35mi
3904 Hudson Bend Rd Unit D Austin, TX	2.0	1.5	1160	$1,379	$1.19	0d	1	1.35mi
15302 Cavalier Canyon Dr Apt B Lakeway, TX	2.0	2.0	1000	$1,895	$1.90	16d	1	1.47mi

Listing history 32 events

1. 2026-06-21
   days on market $350,000 Active 37 DOM
2. 2026-06-18
   days on market $350,000 Active 34 DOM
3. 2026-06-17
   days on market $350,000 Active 33 DOM
4. 2026-06-16
   days on market $350,000 Active 32 DOM
5. 2026-06-15
   days on market $350,000 Active 31 DOM
6. 2026-06-13
   days on market $350,000 Active 29 DOM
7. 2026-06-09
   days on market $350,000 Active 25 DOM
8. 2026-06-08
   days on market $350,000 Active 24 DOM
9. 2026-06-07
   days on market $350,000 Active 23 DOM
10. 2026-06-04
    days on market $350,000 Active 20 DOM
11. 2026-06-03
    days on market $350,000 Active 19 DOM
12. 2026-06-02
    days on market $350,000 Active 18 DOM
13. 2026-06-01
    days on market $350,000 Active 17 DOM
14. 2026-05-31
    days on market $350,000 Active 16 DOM
15. 2026-05-16
    listed $350,000 Active 504-char remark
16. 2017-09-18
    soldstatus
17. 2017-09-15
    soldstatus Sold 567-char remark

    Show marketing remark (567 chars)

    DARLING COTTAGE HOME LOCATED IN THE FABULOUS LAKE AREA * GREAT HILL COUNTRY VIEWS & LARGE YARD - 2 LOTS * PROPERTY IS SUPER CLEAN & READY TO GO * GORGEOUS PINE CABINETS IN KITCHEN & TONS OF NATURAL LIGHT, MAKING HOME VERY CHEERFUL * AWESOME OUTDOOR LIVING SPACE IN COVERED, SCREENED IN PORCH/DECK IN FRONT & WONDERFUL DECK IN BACK * MASTER IS ON MAIN FLOOR * GOOD SIZE SHED FOR EXTRA STORAGE * EXCELLENT SCHOOL DISTRICT * REASONABLE TAX RATE * LAKE AUSTIN ACCESS FOR PRIVILEGED PROPERTY OWNERS!!! ENJOY THE RESORT LIFESTYLE!Restrictions: Yes

18. 2017-08-15
    status Pending - Taking Backups 567-char remark

    Show marketing remark (567 chars)

    DARLING COTTAGE HOME LOCATED IN THE FABULOUS LAKE AREA * GREAT HILL COUNTRY VIEWS & LARGE YARD - 2 LOTS * PROPERTY IS SUPER CLEAN & READY TO GO * GORGEOUS PINE CABINETS IN KITCHEN & TONS OF NATURAL LIGHT, MAKING HOME VERY CHEERFUL * AWESOME OUTDOOR LIVING SPACE IN COVERED, SCREENED IN PORCH/DECK IN FRONT & WONDERFUL DECK IN BACK * MASTER IS ON MAIN FLOOR * GOOD SIZE SHED FOR EXTRA STORAGE * EXCELLENT SCHOOL DISTRICT * REASONABLE TAX RATE * LAKE AUSTIN ACCESS FOR PRIVILEGED PROPERTY OWNERS!!! ENJOY THE RESORT LIFESTYLE!Restrictions: Yes

19. 2017-08-08
    listed $235,000 Active 567-char remark

    Show marketing remark (567 chars)

    DARLING COTTAGE HOME LOCATED IN THE FABULOUS LAKE AREA * GREAT HILL COUNTRY VIEWS & LARGE YARD - 2 LOTS * PROPERTY IS SUPER CLEAN & READY TO GO * GORGEOUS PINE CABINETS IN KITCHEN & TONS OF NATURAL LIGHT, MAKING HOME VERY CHEERFUL * AWESOME OUTDOOR LIVING SPACE IN COVERED, SCREENED IN PORCH/DECK IN FRONT & WONDERFUL DECK IN BACK * MASTER IS ON MAIN FLOOR * GOOD SIZE SHED FOR EXTRA STORAGE * EXCELLENT SCHOOL DISTRICT * REASONABLE TAX RATE * LAKE AUSTIN ACCESS FOR PRIVILEGED PROPERTY OWNERS!!! ENJOY THE RESORT LIFESTYLE!Restrictions: Yes

20. 2013-06-20
    soldstatus
21. 2013-06-19
    soldstatus Sold

    Show marketing remark (503 chars)

    Perfect cottage style home in LTISD for anyone looking for extra acreage and ability to have extra vehicles without worry! Great wrap around front porch and rear deck for relaxing. Interior decor has been extensively remodeled with updated flooring and a new kitchen. Master bedroom on the main floor with plenty of closet space. The upstairs has two bedrooms, half bath, and a balcony overlooking the hill country. Outside shed has power for running tools. Can park commercial vehicles in the driveway.

22. 2013-06-10
    status Pending

    Show marketing remark (503 chars)

    Perfect cottage style home in LTISD for anyone looking for extra acreage and ability to have extra vehicles without worry! Great wrap around front porch and rear deck for relaxing. Interior decor has been extensively remodeled with updated flooring and a new kitchen. Master bedroom on the main floor with plenty of closet space. The upstairs has two bedrooms, half bath, and a balcony overlooking the hill country. Outside shed has power for running tools. Can park commercial vehicles in the driveway.

23. 2013-05-15
    status Pending - Taking Backups

    Show marketing remark (503 chars)

    Perfect cottage style home in LTISD for anyone looking for extra acreage and ability to have extra vehicles without worry! Great wrap around front porch and rear deck for relaxing. Interior decor has been extensively remodeled with updated flooring and a new kitchen. Master bedroom on the main floor with plenty of closet space. The upstairs has two bedrooms, half bath, and a balcony overlooking the hill country. Outside shed has power for running tools. Can park commercial vehicles in the driveway.

24. 2013-05-10
    listed $149,900 Active

    Show marketing remark (503 chars)

    Perfect cottage style home in LTISD for anyone looking for extra acreage and ability to have extra vehicles without worry! Great wrap around front porch and rear deck for relaxing. Interior decor has been extensively remodeled with updated flooring and a new kitchen. Master bedroom on the main floor with plenty of closet space. The upstairs has two bedrooms, half bath, and a balcony overlooking the hill country. Outside shed has power for running tools. Can park commercial vehicles in the driveway.

25. 2006-09-07
    soldstatus
26. 2004-06-11
    soldstatus
27. 2004-04-21
    historical
28. 2004-03-30
    listed $27,500
29. 2001-09-06
    soldstatus
30. 2001-08-10
    historical
31. 2001-07-27
    listed $89,900
32. 1987-07-30
    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: $5,110 · $426/mo
• Projected year-2 tax: $6,405 · $534/mo
• Expected delta: +$1,295/yr (+$108/mo · 25.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,058
• − Mortgage interest: −$19,605
• − Property taxes: −$5,110
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,245
• − Management: −$2,245
• − Depreciation: −$10,182
• Taxable loss: −$13,078
• Est. tax savings @ 24.0%: +$3,139
• After-tax cash flow: $-3,581/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: Lake Travis ISD
• NCES district ID: 4826470
• Math proficiency: 57% ▼ -12.00%
• Reading proficiency: 61% ▼ -9.00%
• Median HH income: $101,194
• Composite: 55.13/100
• National rank: #1283
• State rank: #39 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

• County: Travis County · 1,299,254 people
• City population: 1,066,854
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 22,145
• Household income: $130,784
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 296.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 15% Two or more races 10% Asian 4% Black 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 6% Iranian 4% Slovak 3%
• Foreign-born: 13% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -227.08%
• Current HPI: 216.0323
• Rent YoY: ▲ 4.54%
• 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

+289.3% since first listed

18 events — show timeline

• 2026-05-16 Listed $350,000 FSBO.com
• 2017-09-18 Sold (Public Records) — Public Records
• 2017-09-15 Sold (MLS) — Unlock MLS
• 2017-08-15 Pending — Unlock MLS
• 2017-08-08 Listed $235,000 Unlock MLS
• 2013-06-20 Sold (Public Records) — Public Records
• 2013-06-19 Sold (MLS) — Unlock MLS
• 2013-06-10 Pending — Unlock MLS
• 2013-05-15 Pending — Unlock MLS
• 2013-05-10 Listed $149,900 Unlock MLS
• 2006-09-07 Sold (Public Records) — Public Records
• 2004-06-11 Sold (MLS) — Unlock MLS
• 2004-04-21 Delisted — Unlock MLS
• 2004-03-30 Listed $27,500 Unlock MLS
• 2001-09-06 Sold (MLS) — Unlock MLS
• 2001-08-10 Delisted — Unlock MLS
• 2001-07-27 Listed $89,900 Unlock MLS
• 1987-07-30 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2026): $5,110 · +10.0% YoY. Source: county tax records.