7105 Cannonleague Dr · Austin, TX 78745

$439,500

4 bd · 4.0 ba · 2,276 sqft · MultiFamily public records · 79 Days on market

Built 1976 8,145 sqft lot $193/sqft · 21% below area Est $558k · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +9.5/30.0
• Livability +4.1/5.0
• 1% rule +3.4/10.0
• Schools +3.4/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Well maintained duplex in prime location! Both units have 2 bedrooms, 1 bathroom, dining area, large living room, laundry room and nice size backyards. Updates have been done to both sides with Side A having new flooring in the bedrooms, all new paint and kitchen countertops. Side B has new laminate flooring in the living room and bedrooms. Exterior was painted in January and roof was replaced in August 2025. Side A is vacant and is a GO. Side B can be shown with offer. Please do not disturb the tenant. Great opportunity for owner/occupant or investor in amazing South Austin location.

Key facts

• Nice size backyards
• Laundry room
• New flooring

Tags

• PRIME LOCATION
• DINING AREA
• LARGE LIVING ROOM
• LAUNDRY ROOM
• NICE SIZE BACKYARDS
• NEW FLOORING

🏷️ Possibly a rental listed for sale. The $439,500 price doesn't fit this home's estimated sale value (~$558,191) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $440k.

Deal economics

• At list price, monthly cash flow is $-308 ($-4k/yr) — negative. Per door: $-154/mo.
• To cash-flow at today's rent, offer at most $385k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $369k (16.1% below list).
• Recommended offer: $369k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 (-2.2%/yr); 450 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
• At $3,688/mo this rent would consume 51% of the median local household income ($86k/yr) (locally 3006% 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 $3k of loan paydown is wiped out by about $13k 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 79 days — a 6% lower offer ($413k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $34k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $214k; list at $440k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $368,800 (16.1% 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 79 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.84% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.01%
• DSCR: 0.87
• GRM: 9.9

CMA / ARV

• ARV (median comp): $558,191
• List price: $439,500
• Delta: -21.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2104 Courtney St	0.25mi	4/4.0	2,035 (-11%)	8mo	$499,000	$245	64
7825 Beauregard Cir #22	0.55mi	4/4.0	2,156 (-5%)	3mo	$380,000	$176	63
6714 Windrift Way	0.49mi	4/4.0	2,410 (+6%)	9mo	$441,000	$183	60
7825 Beauregard Cir #26	0.55mi	4/5.0	2,212 (-3%)	10mo	$369,900	$167	57
7825 Beauregard Cir #14	0.55mi	4/4.0	2,156 (-5%)	11mo	$430,000	$199	56
7825 Beauregard Cir #6	0.55mi	4/4.0	2,186 (-4%)	16mo	$399,000	$183	55
8105 Dowling Cv	0.72mi	4/4.0	1,968 (-14%)	5mo	$420,000	$213	40
8106 Hood Cir	0.74mi	4/3.0	2,014 (-12%)	11mo	$495,000	$246	33

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: -24.9%
• Equity multiple: 0.18×
• Total profit: $-101,503
• Equity at exit: $65,531

10-year hold

• IRR: -34.5%
• Equity multiple: -0.26×
• Total profit: $-154,767
• Equity at exit: $38,000

Cash invested: $123,060 (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 78745

• Rents YoY: -2.2%
• Active inventory: 450
• Price-to-rent: 19.9×

Monthly cashflow live

• Estimated rent: $3,688 high
• Mortgage (P&I): −$2,305
• Tax from tax record: −$734 /mo · $8,809/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$774
• Net cashflow: $-308

Break-even live

Break-even rent $4,078

Max offer price $385,008

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-184	+0% $-308	+5% $-433	+10% $-557
Rent	-10% $-600	-5% $-454	+0% $-308	+5% $-163	+10% $-17
Rate	-1.0pp $-87	-0.5pp $-197	base $-308	+0.5pp $-422	+1.0pp $-538

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,688
Total (2 units)			$3,688

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: $109,875
• Closing costs: $13,185
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7200 Dan Jean Dr Austin, TX	3.0	4.0	1640	$2,600	$1.59	45d	1	0.08mi
6800 Menchaca Rd #45 Austin, TX	3.0	2.5	1865	$2,500	$1.34	0d	1	0.29mi
2114 Lear Ln Austin, TX	3.0	2.0	1652	$2,500	$1.51	45d	1	0.47mi
6504 Libyan Dr Austin, TX	3.0	2.0	1592	$3,000	$1.88	6d	1	0.65mi
1204 Spearson Ln Austin, TX	3.0	2.0	1618	$3,200	$1.98	6d	1	0.67mi
1204 Spearson Ln Austin, TX	4.0	3.0	1618	$3,200	$1.98	4d	1	0.67mi
2525 Berkeley Ave Austin, TX	3.0	2.0	1650	$2,650	$1.61	26d	1	0.68mi
2502 Aldford Dr Austin, TX	3.0	2.0	2100	$3,500	$1.67	26d	1	0.69mi
2508 Aldford Dr Austin, TX	3.0	3.0	1927	$3,700	$1.92	17d	1	0.73mi
7901 Keswick Dr Austin, TX	3.0	2.0	1598	$3,399	$2.13	45d	1	0.79mi
718 Ann Taylor Dr Austin, TX	3.0	2.0	2120	$2,850	$1.34	45d	1	0.87mi
8353 Steamline Cir Austin, TX	3.0	2.5	2526	$3,250	$1.29	0d	1	0.93mi
1507 Homespun Rd Austin, TX	3.0	2.5	2035	$3,300	$1.62	6d	1	0.95mi
7102 Moat Cv Austin, TX	3.0	2.0	1600	$2,500	$1.56	26d	1	1.01mi
8301 Winterstein Dr Austin, TX	3.0	2.5	2163	$2,750	$1.27	18d	1	1.01mi
5915 Swayden Ln Austin, TX	3.0	2.5	1844	$3,200	$1.74	0d	1	1.01mi
5915 Swayden Ln Austin, TX	3.0	3.0	1844	$3,200	$1.74	18d	1	1.01mi
1410 Casa Dr Austin, TX	4.0	2.5	2289	$3,495	$1.53	4d	1	1.02mi
5809 Swayden Ln Austin, TX	3.0	2.5	1873	$3,200	$1.71	19d	1	1.08mi
7900 W Gate Blvd Unit B Austin, TX	3.0	2.0	1984	$1,795	$0.90	17d	1	1.09mi
7601 Cooper Ln #4 Austin, TX	3.0	2.5	1949	$3,150	$1.62	26d	1	1.21mi
7601 Cooper Ln #4 Austin, TX	3.0	2.5	1949	$3,150	$1.62	6d	1	1.21mi
5504 Kings Hwy Austin, TX	3.0	2.0	1800	$3,850	$2.14	26d	1	1.24mi
323 W William Cannon Dr Unit A Austin, TX	3.0	1.5	1905	$1,595	$0.84	45d	1	1.29mi
8110 Ranch Rd Unit 98 Austin, TX	3.0	2.5	2133	$4,300	$2.02	45d	1	1.30mi
11203 Ranch Rd Unit 501 Austin, TX	3.0	3.0	1730	$2,400	$1.39	19d	1	1.30mi
1308 Central Park Ct Austin, TX	3.0	2.5	2012	$3,150	$1.57	14d	1	1.31mi
1201 Salem Park Ct Austin, TX	4.0	3.0	2061	$3,095	$1.50	0d	1	1.33mi
5420 Fairmont Cir Austin, TX	3.0	2.0	1800	$3,700	$2.06	26d	1	1.34mi
2406 Sheri Oak Ln Austin, TX	4.0	2.0	1686	$2,250	$1.33	45d	1	1.38mi
8900 Jodie Ln Austin, TX	4.0	2.5	2586	$3,200	$1.24	45d	1	1.42mi
1803 Fair Oaks Dr Austin, TX	3.0	2.5	1896	$6,000	$3.16	18d	1	1.46mi
6509 Skycrest Dr Austin, TX	4.0	2.0	2246	$2,700	$1.20	22d	1	1.48mi

Listing history 29 events

1. 2026-05-09
   status Pending 591-char remark

   Show marketing remark (591 chars)

   Well maintained duplex in prime location! Both units have 2 bedrooms, 1 bathroom, dining area, large living room, laundry room and nice size backyards. Updates have been done to both sides with Side A having new flooring in the bedrooms, all new paint and kitchen countertops. Side B has new laminate flooring in the living room and bedrooms. Exterior was painted in January and roof was replaced in August 2025. Side A is vacant and is a GO. Side B can be shown with offer. Please do not disturb the tenant. Great opportunity for owner/occupant or investor in amazing South Austin location.

2. 2026-04-17
   price $439,500 591-char remark

   Show marketing remark (591 chars)

   Well maintained duplex in prime location! Both units have 2 bedrooms, 1 bathroom, dining area, large living room, laundry room and nice size backyards. Updates have been done to both sides with Side A having new flooring in the bedrooms, all new paint and kitchen countertops. Side B has new laminate flooring in the living room and bedrooms. Exterior was painted in January and roof was replaced in August 2025. Side A is vacant and is a GO. Side B can be shown with offer. Please do not disturb the tenant. Great opportunity for owner/occupant or investor in amazing South Austin location.

3. 2026-04-02
   price $455,000 591-char remark

   Show marketing remark (591 chars)

   Well maintained duplex in prime location! Both units have 2 bedrooms, 1 bathroom, dining area, large living room, laundry room and nice size backyards. Updates have been done to both sides with Side A having new flooring in the bedrooms, all new paint and kitchen countertops. Side B has new laminate flooring in the living room and bedrooms. Exterior was painted in January and roof was replaced in August 2025. Side A is vacant and is a GO. Side B can be shown with offer. Please do not disturb the tenant. Great opportunity for owner/occupant or investor in amazing South Austin location.

4. 2026-03-07
   price $465,000 591-char remark

   Show marketing remark (591 chars)

   Well maintained duplex in prime location! Both units have 2 bedrooms, 1 bathroom, dining area, large living room, laundry room and nice size backyards. Updates have been done to both sides with Side A having new flooring in the bedrooms, all new paint and kitchen countertops. Side B has new laminate flooring in the living room and bedrooms. Exterior was painted in January and roof was replaced in August 2025. Side A is vacant and is a GO. Side B can be shown with offer. Please do not disturb the tenant. Great opportunity for owner/occupant or investor in amazing South Austin location.

5. 2026-02-19
   listed $474,000 Active 591-char remark

   Show marketing remark (591 chars)

   Well maintained duplex in prime location! Both units have 2 bedrooms, 1 bathroom, dining area, large living room, laundry room and nice size backyards. Updates have been done to both sides with Side A having new flooring in the bedrooms, all new paint and kitchen countertops. Side B has new laminate flooring in the living room and bedrooms. Exterior was painted in January and roof was replaced in August 2025. Side A is vacant and is a GO. Side B can be shown with offer. Please do not disturb the tenant. Great opportunity for owner/occupant or investor in amazing South Austin location.

6. 2023-04-13
   price
7. 2023-03-15
   listed Active
8. 2014-01-29
   soldstatus
9. 2014-01-27
   soldstatus Sold
10. 2013-12-13
    status Pending - Taking Backups
11. 2013-11-21
    price $230,000 Active
12. 2013-11-21
    status Active
13. 2013-10-24
    historical Temporarily Off Market
14. 2013-09-06
    price $218,900
15. 2013-07-16
    listed $230,000 Active
16. 2011-06-14
    soldstatus Sold
17. 2011-05-03
    status Pending
18. 2011-04-12
    listed $169,900 Active
19. 2008-11-28
    historical
20. 2008-05-28
    listed
21. 2006-09-08
    soldstatus $214,000
22. 2006-09-06
    soldstatus
23. 2006-07-30
    historical
24. 2006-04-13
    listed $209,900
25. 1996-01-02
    soldstatus $95,000
26. 1992-04-30
    soldstatus
27. 1984-07-10
    soldstatus
28. 1983-07-28
    soldstatus
29. 1978-05-26
    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: $8,809 · $734/mo
• Projected year-2 tax: $8,809 · $734/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 3/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,256
• − Mortgage interest: −$24,619
• − Property taxes: −$8,809
• − Insurance: −$2,198
• − Repairs & maintenance: −$3,540
• − Management: −$3,540
• − Depreciation: −$12,785
• Taxable loss: −$11,236
• Est. tax savings @ 24.0%: +$2,697
• After-tax cash flow: $-1,005/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): 61,219
• Household income: $86,109
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 3006.0

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 0.58)
• Race & ethnicity: White 54% Hispanic / Latino 35% Two or more races 12% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 27% Puerto Rican 2%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 76% English-only · Spanish 20% 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: ▼ -596.81%
• Current HPI: 278.8433
• Rent YoY: ▼ -2.17%
• 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

+362.6% since first listed

29 events — show timeline

• 2026-05-09 Pending — Unlock MLS
• 2026-04-17 Price Changed $439,500 Unlock MLS
• 2026-04-02 Price Changed $455,000 Unlock MLS
• 2026-03-07 Price Changed $465,000 Unlock MLS
• 2026-02-19 Listed $474,000 Unlock MLS
• 2023-04-13 Price Changed — Unlock MLS
• 2023-03-15 Listed — Unlock MLS
• 2014-01-29 Sold (Public Records) — Public Records
• 2014-01-27 Sold (MLS) — Unlock MLS
• 2013-12-13 Pending — Unlock MLS
• 2013-11-21 Relisted — Unlock MLS
• 2013-11-21 Price Changed $230,000 Unlock MLS
• 2013-10-24 Delisted — Unlock MLS
• 2013-09-06 Price Changed $218,900 Unlock MLS
• 2013-07-16 Listed $230,000 Unlock MLS
• 2011-06-14 Sold (MLS) — Unlock MLS
• 2011-05-03 Pending — Unlock MLS
• 2011-04-12 Listed $169,900 Unlock MLS
• 2008-11-28 Delisted — Unlock MLS
• 2008-05-28 Listed — Unlock MLS
• 2006-09-08 Sold (Public Records) $214,000 Public Records
• 2006-09-06 Sold (MLS) — Unlock MLS
• 2006-07-30 Delisted — Unlock MLS
• 2006-04-13 Listed $209,900 Unlock MLS
• 1996-01-02 Sold (Public Records) $95,000 Public Records
• 1992-04-30 Sold (Public Records) — Public Records
• 1984-07-10 Sold (Public Records) — Public Records
• 1983-07-28 Sold (Public Records) — Public Records
• 1978-05-26 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2026): $8,809 · -9.3% YoY. Source: county tax records.