11904 Morning View Dr · Austin, TX 78617

$179,000

3 bd · 1.0 ba · 867 sqft · SingleFamily public records · 119 Days on market

Built 2006 6,250 sqft lot $206/sqft · 24% below area Est $299k · 40% under

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Why this score? — see what drove the C 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 +17.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.7/10.0
• DSCR +5.3/10.0
• Livability +4.1/5.0
• Appreciation +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0

Listing remarks MLS

Nestled at 11904 Morning View Dr, Del Valle, TX 78617, this single-family residence offers comfort, functionality, and an inviting atmosphere. The living room provides a warm and welcoming space for relaxation and conversation—an ideal setting for cozy evenings and everyday gatherings. The kitchen features shaker-style cabinets, blending both style and practicality, creating a thoughtfully designed space where culinary creativity can flourish. This home offers three bedrooms and one bathroom, with the third bedroom created from a garage conversion, adding valuable interior living space. Outside, the property features a fenced backyard along with a covered pergola, perfect for outdoor dining, grilling, or simply unwinding in a shaded retreat. This property presents a wonderful opportunity to make an inviting and well-located home your own in the heart of Del Valle.

Key facts

• Fenced backyard
• Covered pergola
• 6,250 sq ft lot

Tags

• FENCED BACKYARD
• COVERED PERGOLA
• SHAKER-STYLE CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $163k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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.
• Market conditions: Rents soft (-0.4%/yr); 251 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
• This rent runs 32% 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 $1k of loan paydown is wiped out by about $5k 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 119 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $46k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $162,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.07% ✓
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 7.8

CMA / ARV

• ARV (median comp): $299,296
• List price: $179,000
• Delta: -40.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.4%
• Equity multiple: 0.47×
• Total profit: $-26,637
• Equity at exit: $26,689

10-year hold

• IRR: -13.9%
• Equity multiple: 0.32×
• Total profit: $-34,229
• Equity at exit: $15,477

Cash invested: $50,120 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,909 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$372 /mo · $4,459/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $123

Break-even live

Break-even rent $1,753

Max offer price $179,000

Occupancy floor 89%

Sensitivity live

Price	-10% $224	-5% $174	+0% $123	+5% $72	+10% $22
Rent	-10% $-28	-5% $48	+0% $123	+5% $199	+10% $274
Rate	-1.0pp $213	-0.5pp $169	base $123	+0.5pp $77	+1.0pp $30

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11724 Gemmer St Del Valle, TX	3.0	2.0	1032	$1,750	$1.70	25d	1	0.44mi
7121 Elroy Rd Del Valle, TX	1.0–3.0	1.0–2.0	951	$2,006	$2.11	3d	26	0.57mi
6514 Ross Rd Del Valle, TX	1.0–2.0	1.0–2.0	877	$1,614	$1.84	3d	19	0.93mi
6101 Ross Rd Del Valle, TX	1.0–2.0	10.0	937	$2,140	$2.28	3d	43	1.34mi

Listing history 14 events

1. 2026-05-14
   price $179,000 882-char remark

   Show marketing remark (882 chars)

   Nestled at 11904 Morning View Dr, Del Valle, TX 78617, this single-family residence offers comfort, functionality, and an inviting atmosphere. The living room provides a warm and welcoming space for relaxation and conversation—an ideal setting for cozy evenings and everyday gatherings. The kitchen features shaker-style cabinets, blending both style and practicality, creating a thoughtfully designed space where culinary creativity can flourish. This home offers three bedrooms and one bathroom, with the third bedroom created from a garage conversion, adding valuable interior living space. Outside, the property features a fenced backyard along with a covered pergola, perfect for outdoor dining, grilling, or simply unwinding in a shaded retreat. This property presents a wonderful opportunity to make an inviting and well-located home your own in the heart of Del Valle.

2. 2026-04-29
   price $180,000 882-char remark

   Show marketing remark (882 chars)

   Nestled at 11904 Morning View Dr, Del Valle, TX 78617, this single-family residence offers comfort, functionality, and an inviting atmosphere. The living room provides a warm and welcoming space for relaxation and conversation—an ideal setting for cozy evenings and everyday gatherings. The kitchen features shaker-style cabinets, blending both style and practicality, creating a thoughtfully designed space where culinary creativity can flourish. This home offers three bedrooms and one bathroom, with the third bedroom created from a garage conversion, adding valuable interior living space. Outside, the property features a fenced backyard along with a covered pergola, perfect for outdoor dining, grilling, or simply unwinding in a shaded retreat. This property presents a wonderful opportunity to make an inviting and well-located home your own in the heart of Del Valle.

3. 2026-03-31
   status Active 882-char remark

   Show marketing remark (882 chars)

   Nestled at 11904 Morning View Dr, Del Valle, TX 78617, this single-family residence offers comfort, functionality, and an inviting atmosphere. The living room provides a warm and welcoming space for relaxation and conversation—an ideal setting for cozy evenings and everyday gatherings. The kitchen features shaker-style cabinets, blending both style and practicality, creating a thoughtfully designed space where culinary creativity can flourish. This home offers three bedrooms and one bathroom, with the third bedroom created from a garage conversion, adding valuable interior living space. Outside, the property features a fenced backyard along with a covered pergola, perfect for outdoor dining, grilling, or simply unwinding in a shaded retreat. This property presents a wonderful opportunity to make an inviting and well-located home your own in the heart of Del Valle.

4. 2026-02-23
   status Active 882-char remark

   Show marketing remark (882 chars)

   Nestled at 11904 Morning View Dr, Del Valle, TX 78617, this single-family residence offers comfort, functionality, and an inviting atmosphere. The living room provides a warm and welcoming space for relaxation and conversation—an ideal setting for cozy evenings and everyday gatherings. The kitchen features shaker-style cabinets, blending both style and practicality, creating a thoughtfully designed space where culinary creativity can flourish. This home offers three bedrooms and one bathroom, with the third bedroom created from a garage conversion, adding valuable interior living space. Outside, the property features a fenced backyard along with a covered pergola, perfect for outdoor dining, grilling, or simply unwinding in a shaded retreat. This property presents a wonderful opportunity to make an inviting and well-located home your own in the heart of Del Valle.

5. 2026-02-23
   price $195,000 882-char remark

   Show marketing remark (882 chars)

   Nestled at 11904 Morning View Dr, Del Valle, TX 78617, this single-family residence offers comfort, functionality, and an inviting atmosphere. The living room provides a warm and welcoming space for relaxation and conversation—an ideal setting for cozy evenings and everyday gatherings. The kitchen features shaker-style cabinets, blending both style and practicality, creating a thoughtfully designed space where culinary creativity can flourish. This home offers three bedrooms and one bathroom, with the third bedroom created from a garage conversion, adding valuable interior living space. Outside, the property features a fenced backyard along with a covered pergola, perfect for outdoor dining, grilling, or simply unwinding in a shaded retreat. This property presents a wonderful opportunity to make an inviting and well-located home your own in the heart of Del Valle.

6. 2026-02-06
   status Pending 882-char remark

   Show marketing remark (882 chars)

   Nestled at 11904 Morning View Dr, Del Valle, TX 78617, this single-family residence offers comfort, functionality, and an inviting atmosphere. The living room provides a warm and welcoming space for relaxation and conversation—an ideal setting for cozy evenings and everyday gatherings. The kitchen features shaker-style cabinets, blending both style and practicality, creating a thoughtfully designed space where culinary creativity can flourish. This home offers three bedrooms and one bathroom, with the third bedroom created from a garage conversion, adding valuable interior living space. Outside, the property features a fenced backyard along with a covered pergola, perfect for outdoor dining, grilling, or simply unwinding in a shaded retreat. This property presents a wonderful opportunity to make an inviting and well-located home your own in the heart of Del Valle.

7. 2026-01-16
   price $220,000 882-char remark

   Show marketing remark (882 chars)

   Nestled at 11904 Morning View Dr, Del Valle, TX 78617, this single-family residence offers comfort, functionality, and an inviting atmosphere. The living room provides a warm and welcoming space for relaxation and conversation—an ideal setting for cozy evenings and everyday gatherings. The kitchen features shaker-style cabinets, blending both style and practicality, creating a thoughtfully designed space where culinary creativity can flourish. This home offers three bedrooms and one bathroom, with the third bedroom created from a garage conversion, adding valuable interior living space. Outside, the property features a fenced backyard along with a covered pergola, perfect for outdoor dining, grilling, or simply unwinding in a shaded retreat. This property presents a wonderful opportunity to make an inviting and well-located home your own in the heart of Del Valle.

8. 2025-12-02
   listed $225,000 Active 882-char remark

   Show marketing remark (882 chars)

   Nestled at 11904 Morning View Dr, Del Valle, TX 78617, this single-family residence offers comfort, functionality, and an inviting atmosphere. The living room provides a warm and welcoming space for relaxation and conversation—an ideal setting for cozy evenings and everyday gatherings. The kitchen features shaker-style cabinets, blending both style and practicality, creating a thoughtfully designed space where culinary creativity can flourish. This home offers three bedrooms and one bathroom, with the third bedroom created from a garage conversion, adding valuable interior living space. Outside, the property features a fenced backyard along with a covered pergola, perfect for outdoor dining, grilling, or simply unwinding in a shaded retreat. This property presents a wonderful opportunity to make an inviting and well-located home your own in the heart of Del Valle.

9. 2024-01-11
   soldstatus
10. 2017-06-28
    soldstatus
11. 2017-06-13
    soldstatus
12. 2006-12-21
    soldstatus 17-char remark

    Show marketing remark (17 chars)

    Restrictions: Yes

13. 2006-11-20
    historical 17-char remark

    Show marketing remark (17 chars)

    Restrictions: Yes

14. 2006-05-17
    listed $91,155 17-char remark

    Show marketing remark (17 chars)

    Restrictions: Yes

ⓘ 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: $4,459 · $372/mo
• Projected year-2 tax: $4,459 · $372/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 ≥110°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: $22,906
• − Mortgage interest: −$10,027
• − Property taxes: −$4,459
• − Insurance: −$895
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − Depreciation: −$5,207
• Taxable loss: −$1,347
• Est. tax savings @ 24.0%: +$323
• After-tax cash flow: $1,801/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

+96.4% since first listed

14 events — show timeline

• 2026-05-14 Price Changed $179,000 Unlock MLS
• 2026-04-29 Price Changed $180,000 Unlock MLS
• 2026-03-31 Relisted — Unlock MLS
• 2026-02-23 Relisted — Unlock MLS
• 2026-02-23 Price Changed $195,000 Unlock MLS
• 2026-02-06 Pending — Unlock MLS
• 2026-01-16 Price Changed $220,000 Unlock MLS
• 2025-12-02 Listed $225,000 Unlock MLS
• 2024-01-11 Sold (Public Records) — Public Records
• 2017-06-28 Sold (Public Records) — Public Records
• 2017-06-13 Sold (Public Records) — Public Records
• 2006-12-21 Sold (MLS) — Unlock MLS
• 2006-11-20 Delisted — Unlock MLS
• 2006-05-17 Listed $91,155 Unlock MLS

Property tax history

+3.7%/yr

Latest (2026): $4,459 · -5.7% YoY. Source: county tax records.