1808 Rio Grande St #6 · Austin, TX 78701

$249,500

2 bd · 2.0 ba · 698 sqft · Condo public records · 66 Days on market

Built 1982 $357/sqft · 18% below area Est $304k · 18% under $259/mo HOA · 14% of rent

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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
• Appreciation +4.8/10.0
• Cash flow +4.3/30.0
• Livability +4.1/5.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Best of West Campus and Downtown. Two Story 2BD /1.5BA Gables Condo. End Unit with Spacious Walk Out Patio. Open Living / Dining Combination with Wood Fireplace. . Galley Style Kitchen. Large Pantry, Modern Updated Appliances. Granite Counters. Vinyl Wood Plank Floors. Modern Recessed Lighting. Elegant half Bath. Rich laminate Wood Stairway. Hallway Laundry Center. One Bedroom boasts a Private Patio and other with walk in closet and built in desk space. Shared Bath with free standing vanity and framed mirror. Private Reserved Parking. Recent New HVAC System. Close to Everything UT and Downtown. Across the Street from Approved Twin Tower Mixed Use Condo, Retail , Business Center.

Key facts

• Walk out patio
• Large pantry
• Galley style kitchen

Tags

• WALK OUT PATIO
• GALLEY STYLE KITCHEN
• LARGE PANTRY
• MODERN UPDATED APPLIANCES
• GRANITE COUNTERS
• VINYL WOOD PLANK FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-663 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (47.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (25.8% below list).
• Recommended offer: $132k (47.0% below list) — sets the bar for cash-flow.
• Cap rate 3.1% 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.
• 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 rising (+2.5%/yr); 297 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent is only 14% of the median local income ($162k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $586 of equity ($2k loan paydown + $-1k appreciation (-0.5% local appreciation)).
• 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 66 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 27y ago; this cycle's ask has dropped $26k (9%) 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,351 (47.0% 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 66 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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: 0.74% ✗
• Cap rate: 3.10%
• Cash-on-cash: -11.39%
• DSCR: 0.49
• GRM: 11.2

CMA / ARV

• ARV (median comp): $303,610
• List price: $249,500
• Delta: -17.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-0.46% appreciation · 2.54% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.21×
• Total profit: $-55,419
• Equity at exit: $66,803

10-year hold

• IRR: -11.6%
• Equity multiple: -0.12×
• Total profit: $-78,136
• Equity at exit: $75,924

Cash invested: $69,860 (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 78701

• Home prices YoY: -0.2%
• Rents YoY: 2.5%
• Active inventory: 297
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,852 high
• Mortgage (P&I): −$1,308
• Tax from tax record: −$455 /mo · $5,460/yr
• Insurance: −$104
• HOA: −$259
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-663

Break-even live

Break-even rent $2,692

Max offer price $132,351

Occupancy floor —

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: $62,375
• Closing costs: $7,485
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1801 Rio Grande St Unit 2025 Austin, TX	1.0	1.0	730	$1,250	$1.71	24d	1	0.02mi
1801 Rio Grande St Austin, TX	1.0–3.0	1.0–2.0	870	$1,597	$1.84	4d	5	0.02mi
1800 Rio Grande St #100 Austin, TX	1.0	1.0	600	$1,196	$1.99	24d	1	0.03mi
1802 West Ave Austin, TX	1.0–3.0	1.0–2.0	766	$1,625	$2.12	4d	31	0.08mi
1812 West Ave #200 Austin, TX	1.0	1.0	674	$1,800	$2.67	4d	1	0.09mi
1903 Nueces St Unit B Austin, TX	1.0	1.0	750	$1,500	$2.00	43d	1	0.09mi
502 W 17th St Unit K Austin, TX	2.0	1.0	740	$1,395	$1.89	24d	1	0.13mi
2008 San Antonio St Unit 101 Austin, TX	1.0	1.0	585	$1,350	$2.31	43d	1	0.14mi
1600 West Ave Unit 25 Austin, TX	1.0	1.0	700	$1,520	$2.17	43d	1	0.17mi
1600 West Ave Unit 19 Austin, TX	1.0	1.0	400	$1,020	$2.55	24d	1	0.17mi
1600 West Ave Unit 18 Austin, TX	1.0	1.0	700	$1,520	$2.17	22d	1	0.17mi
2107 Rio Grande St Austin, TX	1.0	1.0	681	$1,599	$2.35	43d	1	0.18mi
1905 San Gabriel St #101 Austin, TX	1.0	1.0	369	$1,100	$2.98	20d	1	0.22mi
709 W 22nd St Austin, TX	1.0–3.0	1.0–3.0	985	$1,221	$1.24	24d	1	0.23mi
904 W 21st St Austin, TX	1.0–3.0	1.0–3.0	659	$1,475	$2.24	4d	14	0.24mi
908 W 21st St Unit 101 Austin, TX	2.0	1.0	700	$1,395	$1.99	43d	1	0.25mi
915 W 21st St #1 Austin, TX	1.0	1.0	400	$1,200	$3.00	24d	1	0.26mi
1406 Rio Grande St Austin, TX	1.0	1.0	606	$1,100	$1.82	24d	1	0.26mi
911 W 22nd St Austin, TX	1.0–4.0	0.5–2.0	1150	$1,283	$1.12	4d	10	0.28mi
2300 Nueces St Austin, TX	3.0	1.0–3.0	813	$1,756	$2.16	43d	1	0.36mi
2306 Nueces St Austin, TX	1.0	1.0	520	$1,225	$2.36	24d	1	0.37mi
2207 Leon St Austin, TX	1.0–2.0	1.0–2.0	664	$2,300	$3.46	12d	1	0.38mi
1106 W 22nd St Austin, TX	1.0	1.0	500	$1,200	$2.40	20d	1	0.41mi
1106 W 22nd St #9 Austin, TX	1.0	1.0	504	$1,200	$2.38	24d	1	0.41mi
1212 Guadalupe St Austin, TX	2.0	1.0–2.0	698	$2,950	$4.22	17d	4	0.43mi
1212 Guadalupe St Austin, TX	2.0	1.0–2.0	704	$2,950	$4.19	4d	3	0.43mi
1010 W 23rd St Austin, TX	1.0	1.0	525	$1,238	$2.36	16d	1	0.44mi
806 W 24th St #200 Austin, TX	2.0	1.0	715	$1,800	$2.52	4d	1	0.45mi
827 W 12th St Austin, TX	2.0	1.0–2.0	571	$2,185	$3.82	4d	3	0.48mi
807 W 25th St Austin, TX	2.0	1.0–2.0	806	$1,800	$2.23	22d	2	0.50mi
1212 Castle Hill St #3 Austin, TX	1.0	1.0	491	$1,795	$3.66	43d	1	0.50mi
2409 Leon St Austin, TX	1.0–2.0	1.0–2.0	731	$1,500	$2.05	12d	1	0.54mi
607 W 11th St Austin, TX	1.0	1.0	696	$1,150	$1.65	24d	1	0.55mi
2500 San Gabriel St Austin, TX	4.0	1.0–4.0	869	$3,549	$4.08	20d	1	0.55mi
1122 Colorado St Austin, TX	1.0–2.0	1.0–2.0	917	$3,200	$3.49	43d	2	0.56mi
2408 Leon St Austin, TX	4.0	1.0–4.0	1023	$2,150	$2.10	24d	33	0.56mi
1208 Enfield Rd #204 Austin, TX	1.0	1.0	540	$1,900	$3.52	43d	1	0.56mi
708 Graham Pl Austin, TX	2.0	2.0	775	$1,495	$1.93	24d	1	0.57mi
711 W 26th St Austin, TX	2.0	1.0–2.0	906	$2,133	$2.35	43d	4	0.59mi
2404 Longview St #101 Austin, TX	1.0	1.0	600	$1,200	$2.00	24d	1	0.59mi

HOA detail condo

• Monthly dues: $259 · $3,108/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $249,500 Active 66 DOM
2. 2026-06-17
   days on market $249,500 Active 65 DOM
3. 2026-06-16
   days on market $249,500 Active 64 DOM
4. 2026-06-15
   days on market $249,500 Active 63 DOM
5. 2026-06-13
   days on market $249,500 Active 61 DOM
6. 2026-06-09
   days on market $249,500 Active 57 DOM
7. 2026-06-08
   pricedays on market $249,500 Active 56 DOM
8. 2026-06-07
   days on market $275,000 Active 55 DOM
9. 2026-06-05
   days on market $275,000 Active 52 DOM
10. 2026-06-03
    days on market $275,000 Active 51 DOM
11. 2026-06-02
    days on market $275,000 Active 50 DOM
12. 2026-06-01
    days on market $275,000 Active 49 DOM
13. 2026-05-31
    days on market $275,000 Active 48 DOM
14. 2026-04-13
    historical $1,600

    Show marketing remark (690 chars)

    Best of West Campus and Downtown. Two Story 2BD /1.5BA Gables Condo. End Unit with Spacious Walk Out Patio. Open Living / Dining Combination with Wood Fireplace. . Galley Style Kitchen. Large Pantry, Modern Updated Appliances. Granite Counters. Vinyl Wood Plank Floors. Modern Recessed Lighting. Elegant half Bath. Rich laminate Wood Stairway. Hallway Laundry Center. One Bedroom boasts a Private Patio and other with walk in closet and built in desk space. Shared Bath with free standing vanity and framed mirror. Private Reserved Parking. Recent New HVAC System. Close to Everything UT and Downtown. Across the Street from Approved Twin Tower Mixed Use Condo, Retail , Business Center.

15. 2026-04-13
    listed $275,000 Active 690-char remark

    Show marketing remark (690 chars)

    Best of West Campus and Downtown. Two Story 2BD /1.5BA Gables Condo. End Unit with Spacious Walk Out Patio. Open Living / Dining Combination with Wood Fireplace. . Galley Style Kitchen. Large Pantry, Modern Updated Appliances. Granite Counters. Vinyl Wood Plank Floors. Modern Recessed Lighting. Elegant half Bath. Rich laminate Wood Stairway. Hallway Laundry Center. One Bedroom boasts a Private Patio and other with walk in closet and built in desk space. Shared Bath with free standing vanity and framed mirror. Private Reserved Parking. Recent New HVAC System. Close to Everything UT and Downtown. Across the Street from Approved Twin Tower Mixed Use Condo, Retail , Business Center.

16. 2026-04-11
    listed $1,600
17. 2026-04-10
    historical $1,600
18. 2026-02-06
    price $1,600
19. 2026-01-23
    listed $1,800
20. 2025-08-21
    historical $1,600
21. 2025-06-15
    price $1,600
22. 2025-04-24
    listed $1,800
23. 2025-04-24
    historical $1,800
24. 2025-01-21
    listed $1,800
25. 2024-05-31
    historical $1,600
26. 2023-12-28
    listed $1,600
27. 2008-04-04
    historical 278-char remark

    Show marketing remark (278 chars)

    Beautiful well maintained complex and unit. Blocks to U. T. ,ACC, close to downtown. Two story'townhomestyle'corner unit, tile floors, track lighting, UT Tower/Stadium Views, private patio area, perfect for investors/students/professionals. Leased@$1150 7/31/08Restrictions: Yes

28. 2008-04-04
    soldstatus 278-char remark

    Show marketing remark (278 chars)

    Beautiful well maintained complex and unit. Blocks to U. T. ,ACC, close to downtown. Two story'townhomestyle'corner unit, tile floors, track lighting, UT Tower/Stadium Views, private patio area, perfect for investors/students/professionals. Leased@$1150 7/31/08Restrictions: Yes

29. 2007-06-04
    listed $164,900 278-char remark

    Show marketing remark (278 chars)

    Beautiful well maintained complex and unit. Blocks to U. T. ,ACC, close to downtown. Two story'townhomestyle'corner unit, tile floors, track lighting, UT Tower/Stadium Views, private patio area, perfect for investors/students/professionals. Leased@$1150 7/31/08Restrictions: Yes

30. 2005-04-25
    soldstatus
31. 2005-02-21
    historical
32. 2005-02-16
    listed
33. 1999-08-15
    soldstatus
34. 1999-06-13
    historical
35. 1999-06-03
    listed $84,500

ⓘ 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: $5,460 · $455/mo
• Projected year-2 tax: $5,460 · $455/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $22,226
• − Mortgage interest: −$13,976
• − Property taxes: −$5,460
• − Insurance: −$1,248
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − HOA: −$3,108
• − Depreciation: −$7,258
• Taxable loss: −$12,380
• Est. tax savings @ 24.0%: +$2,971
• After-tax cash flow: $-4,987/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): 11,824
• Household income: $162,168
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 678.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 17% Two or more races 12% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Romanian 4% Slovak 3%
• Foreign-born: 13% · Canada, China, Dominican Republic
• Languages at home: 83% English-only · Spanish 10% Other Indo-European 3% Chinese 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: ▼ -0.46%
• Current HPI: 183.8877
• Rent YoY: ▲ 2.54%
• 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

-98.1% since first listed

22 events — show timeline

• 2026-04-13 Rental Removed $1,600 APPFOLIO
• 2026-04-13 Listed $275,000 Unlock MLS
• 2026-04-11 Listed for Rent $1,600 APPFOLIO
• 2026-04-10 Rental Removed $1,600 ACTRIS
• 2026-02-06 Price Changed $1,600 ACTRIS
• 2026-01-23 Listed for Rent $1,800 ACTRIS
• 2025-08-21 Rental Removed $1,600 ACTRIS
• 2025-06-15 Price Changed $1,600 ACTRIS
• 2025-04-24 Listed for Rent $1,800 ACTRIS
• 2025-04-24 Rental Removed $1,800 APPFOLIO
• 2025-01-21 Listed for Rent $1,800 APPFOLIO
• 2024-05-31 Rental Removed $1,600 ACTRIS
• 2023-12-28 Listed for Rent $1,600 ACTRIS
• 2008-04-04 Sold (MLS) — Unlock MLS
• 2008-04-04 Delisted — Unlock MLS
• 2007-06-04 Listed $164,900 Unlock MLS
• 2005-04-25 Sold (Public Records) — Public Records
• 2005-02-21 Delisted — Unlock MLS
• 2005-02-16 Listed — Unlock MLS
• 1999-08-15 Sold (MLS) — Unlock MLS
• 1999-06-13 Delisted — Unlock MLS
• 1999-06-03 Listed $84,500 Unlock MLS

Property tax history

+2.7%/yr

Latest (2026): $5,460 · -5.6% YoY. Source: county tax records.