1314 Southport Dr · Austin, TX 78704

$829,900

8 bd · 6.0 ba · 3,956 sqft · MultiFamily public records · 62 Days on market

Built 1982 8,189 sqft lot $210/sqft · 17% below area Est $1000k · 17% 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 +8.5/30.0
• Livability +4.1/5.0
• 1% rule +3.4/10.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Don't miss out on this Rare Find in Vibrant, High Demand 78704! Income producing Fourplex with Charming Bungalow Style, 2/1,5 Townhome Floorplans. Well Kept, Diligently Maintained, Fully Updated, Turnkey Investment Opportunity! Choose immediate passive income, value add to raise rents higher or look into Condo Conversions for Individual Resale. Significant improvements include roof replacement (2022), exterior wood replacement and repaint (2025), full renovation in Unit C including new appliances, new flooring, fixtures and paint (2025), foundation repair (2026), new flooring in Unit B (2026). This premier location provides tenants with easy access to 290/71, Mopac and I35 and makes this property easy to lease. Located only minutes to many employers as well as 78704 many eclectic cafes, local merchants, downtown venues, Lady Bird Lake, miles of hike & bike trails, The SOCO District, South 1st and South Lamar entertainment districts adds to the ability to acquire stable renters and see long term appreciation. All floorplans have front door porches, large verandah style covered decks, open living room layouts with plank flooring through out downstairs and spacious laundry rooms off the kitchen with full size washer/dryer connections. Pictures of each unit reflect current updates. The video is of Unit #C. See attached MLS docs for Seller's Disclosure, Survey, ECAD, Rent Roll, Cash Flow for 2025 & 2026, Foundation Repair Work & Warranty and List of updates/improvements done from 2017-2026. Individual leases and the City's planned drainage work letter are available upon request.

Key facts

• Fully updated
• Bungalow style
• Roof replacement

Tags

• INCOME PRODUCING FOURPLEX
• BUNGALOW STYLE
• FULLY UPDATED
• ROOF REPLACEMENT
• EXTERIOR WOOD REPLACEMENT
• FULL RENOVATION IN UNIT C

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.5-bath units multifamily listed at $830k.

Deal economics

• At list price, monthly cash flow is $-722 ($-9k/yr) — negative. Per door: $-181/mo.
• To cash-flow at today's rent, offer at most $702k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $696k (16.1% below list).
• Recommended offer: $696k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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; solid renter incomes; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
• At $6,960/mo this rent would consume 78% of the median local household income ($107k/yr) (locally 3283% 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 $6k of loan paydown is wiped out by about $25k 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 62 days — a 6% lower offer ($780k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 22y 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.
• Current owner paid $238k; list at $830k implies a 249% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $696,000 (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 62 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 5.25%
• Cash-on-cash: -3.73%
• DSCR: 0.83
• GRM: 9.9

CMA / ARV

• ARV (median comp): $999,853
• List price: $829,900
• Delta: -17.00%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1320 Southport Dr	0.03mi	8/6.0	3,968 (+0%)	8mo	$849,900	$214	92

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: -26.2%
• Equity multiple: 0.14×
• Total profit: $-200,474
• Equity at exit: $123,741

10-year hold

• IRR: -39.4%
• Equity multiple: -0.34×
• Total profit: $-310,990
• Equity at exit: $71,755

Cash invested: $232,372 (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: 39.7×

Monthly cashflow live

• Estimated rent: $6,960 high
• Mortgage (P&I): −$4,352
• Tax from tax record: −$1,523 /mo · $18,273/yr
• Insurance: −$346
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,462
• Net cashflow: $-722

Break-even live

Break-even rent $7,874

Max offer price $702,312

Occupancy floor —

Sensitivity live

Price	-10% $-252	-5% $-487	+0% $-722	+5% $-957	+10% $-1,192
Rent	-10% $-1,272	-5% $-997	+0% $-722	+5% $-447	+10% $-172
Rate	-1.0pp $-304	-0.5pp $-511	base $-722	+0.5pp $-937	+1.0pp $-1,156

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.5	$6,960
Total (4 units)			$6,960

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: $207,475
• Closing costs: $24,897
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-18
   days on market $829,900 Active 62 DOM
2. 2026-06-17
   days on market $829,900 Active 61 DOM
3. 2026-06-16
   days on market $829,900 Active 60 DOM
4. 2026-06-15
   days on market $829,900 Active 59 DOM
5. 2026-06-13
   days on market $829,900 Active 57 DOM
6. 2026-06-09
   days on market $829,900 Active 53 DOM
7. 2026-06-08
   days on market $829,900 Active 52 DOM
8. 2026-06-07
   days on market $829,900 Active 51 DOM
9. 2026-06-05
   days on market $829,900 Active 48 DOM
10. 2026-06-03
    days on market $829,900 Active 47 DOM
11. 2026-06-02
    days on market $829,900 Active 46 DOM
12. 2026-06-01
    days on market $829,900 Active 45 DOM
13. 2026-05-31
    days on market $829,900 Active 44 DOM
14. 2026-04-18
    listed $829,000 Active 1619-char remark

    Show marketing remark (1619 chars)

    Don't miss out on this Rare Find in Vibrant, High Demand 78704! Income producing Fourplex with Charming Bungalow Style, 2/1,5 Townhome Floorplans. Well Kept, Diligently Maintained, Fully Updated, Turnkey Investment Opportunity! Choose immediate passive income, value add to raise rents higher or look into Condo Conversions for Individual Resale. Significant improvements include roof replacement (2022), exterior wood replacement and repaint (2025), full renovation in Unit C including new appliances, new flooring, fixtures and paint (2025), foundation repair (2026), new flooring in Unit B (2026). This premier location provides tenants with easy access to 290/71, Mopac and I35 and makes this property easy to lease. Located only minutes to many employers as well as 78704 many eclectic cafes, local merchants, downtown venues, Lady Bird Lake, miles of hike & bike trails, The SOCO District, South 1st and South Lamar entertainment districts adds to the ability to acquire stable renters and see long term appreciation. All floorplans have front door porches, large verandah style covered decks, open living room layouts with plank flooring through out downstairs and spacious laundry rooms off the kitchen with full size washer/dryer connections. Pictures of each unit reflect current updates. The video is of Unit #C. See attached MLS docs for Seller's Disclosure, Survey, ECAD, Rent Roll, Cash Flow for 2025 & 2026, Foundation Repair Work & Warranty and List of updates/improvements done from 2017-2026. Individual leases and the City's planned drainage work letter are available upon request.

15. 2026-04-18
    price $829,900 1619-char remark

    Show marketing remark (1619 chars)

    Don't miss out on this Rare Find in Vibrant, High Demand 78704! Income producing Fourplex with Charming Bungalow Style, 2/1,5 Townhome Floorplans. Well Kept, Diligently Maintained, Fully Updated, Turnkey Investment Opportunity! Choose immediate passive income, value add to raise rents higher or look into Condo Conversions for Individual Resale. Significant improvements include roof replacement (2022), exterior wood replacement and repaint (2025), full renovation in Unit C including new appliances, new flooring, fixtures and paint (2025), foundation repair (2026), new flooring in Unit B (2026). This premier location provides tenants with easy access to 290/71, Mopac and I35 and makes this property easy to lease. Located only minutes to many employers as well as 78704 many eclectic cafes, local merchants, downtown venues, Lady Bird Lake, miles of hike & bike trails, The SOCO District, South 1st and South Lamar entertainment districts adds to the ability to acquire stable renters and see long term appreciation. All floorplans have front door porches, large verandah style covered decks, open living room layouts with plank flooring through out downstairs and spacious laundry rooms off the kitchen with full size washer/dryer connections. Pictures of each unit reflect current updates. The video is of Unit #C. See attached MLS docs for Seller's Disclosure, Survey, ECAD, Rent Roll, Cash Flow for 2025 & 2026, Foundation Repair Work & Warranty and List of updates/improvements done from 2017-2026. Individual leases and the City's planned drainage work letter are available upon request.

16. 2025-11-19
    listed Active
17. 2025-01-15
    historical $1,295
18. 2024-11-20
    listed $1,295
19. 2023-12-14
    historical $1,295
20. 2023-12-14
    listed $1,295
21. 2017-08-08
    soldstatus
22. 2013-03-07
    soldstatus Sold
23. 2013-03-07
    soldstatus
24. 2013-02-22
    status Pending - Taking Backups
25. 2013-02-20
    listed $280,000 Active
26. 2008-07-09
    soldstatus
27. 2008-07-09
    historical
28. 2008-01-02
    historical
29. 2007-12-20
    listed $193,900
30. 2007-10-02
    listed
31. 2007-06-29
    historical
32. 2007-05-17
    listed
33. 2006-04-06
    soldstatus $238,000
34. 2006-03-31
    soldstatus
35. 2006-01-19
    historical
36. 2005-11-13
    listed $238,000
37. 2005-04-12
    soldstatus
38. 2004-12-30
    soldstatus
39. 2004-08-31
    soldstatus
40. 2004-06-08
    historical
41. 2004-03-11
    listed $166,200
42. 1993-06-25
    soldstatus $86,900
43. 1993-02-25
    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: $18,273 · $1,523/mo
• Projected year-2 tax: $18,273 · $1,523/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $83,520
• − Mortgage interest: −$46,487
• − Property taxes: −$18,273
• − Insurance: −$4,150
• − Repairs & maintenance: −$6,682
• − Management: −$6,682
• − Depreciation: −$24,143
• Taxable loss: −$22,896
• Est. tax savings @ 24.0%: +$5,495
• After-tax cash flow: $-3,172/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): 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

+854.0% since first listed

30 events — show timeline

• 2026-04-18 Listed $829,000 Unlock MLS
• 2026-04-18 Price Changed $829,900 Unlock MLS
• 2025-11-19 Listed — Unlock MLS
• 2025-01-15 Rental Removed $1,295 LISTANZA
• 2024-11-20 Listed for Rent $1,295 LISTANZA
• 2023-12-14 Rental Removed $1,295 APPFOLIO
• 2023-12-14 Listed for Rent $1,295 APPFOLIO
• 2017-08-08 Sold (Public Records) — Public Records
• 2013-03-07 Sold (Public Records) — Public Records
• 2013-03-07 Sold (MLS) — Unlock MLS
• 2013-02-22 Pending — Unlock MLS
• 2013-02-20 Listed $280,000 Unlock MLS
• 2008-07-09 Delisted — Unlock MLS
• 2008-07-09 Sold (MLS) — Unlock MLS
• 2008-01-02 Delisted — Unlock MLS
• 2007-12-20 Listed $193,900 Unlock MLS
• 2007-10-02 Listed — Unlock MLS
• 2007-06-29 Delisted — Unlock MLS
• 2007-05-17 Listed — Unlock MLS
• 2006-04-06 Sold (Public Records) $238,000 Public Records
• 2006-03-31 Sold (MLS) — Unlock MLS
• 2006-01-19 Delisted — Unlock MLS
• 2005-11-13 Listed $238,000 Unlock MLS
• 2005-04-12 Sold (Public Records) — Public Records
• 2004-12-30 Sold (Public Records) — Public Records
• 2004-08-31 Sold (MLS) — Unlock MLS
• 2004-06-08 Delisted — Unlock MLS
• 2004-03-11 Listed $166,200 Unlock MLS
• 1993-06-25 Sold (Public Records) $86,900 Public Records
• 1993-02-25 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2026): $18,273 · +19.3% YoY. Source: county tax records.