13021 Dessau Rd · Austin, TX 78754

$116,995

3 bd · 2.0 ba · 1,475 sqft · MultiFamily · 37 Days on market

Built 2024 Fair condition ↓ 2% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Schools +3.4/10.0
• Condition / age +2.2/5.0
• Rent growth +0.9/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Beautiful modern home built in 2024 with drywall through out the house, located in a River Ranch Community. -8 & acirc; & euro; & trade; 5ft tall ceiling, making the home feels spacious -garden tub and shower combo in masterbath -open concept from kitchen to living room area -big porch and slide back door to big patio -220V outlet for EV car charger -Reversed osmosis installed -pantry room and a separated laundry room with extra space for freezer -Included all appliances: mounted 75in TV, sofa, dryer, washer, refrigerator, microwave. .etc -ceiling fans in master room and living area -lots of windows for natural light

Key facts

• Big porch
• Open concept
• Pantry room

Tags

• GARDEN TUB AND SHOWER COMBO
• OPEN CONCEPT
• BIG PORCH
• 220V OUTLET FOR EV CAR CHARGER
• REVERSED OSMOSIS INSTALLED
• PANTRY ROOM

Property features AI

Exterior

• Home design: Single-family property built in 2024
• Construction: Built in 2024
• Exterior features: Located in the River Ranch subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $117k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).
• Recommended offer: $113k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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.
• Pflugerville ISD (suburban): math 33% / reading 42% proficiency, ranked #421 of 826 in TX (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-6.4%/yr); 184 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $809 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,485 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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: 1.52% ✓
• Cap rate: 12.38%
• Cash-on-cash: 21.74%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.9%
• Equity multiple: 1.42×
• Total profit: $13,665
• Equity at exit: $17,444

10-year hold

• IRR: 17.4%
• Equity multiple: 2.24×
• Total profit: $40,578
• Equity at exit: $10,116

Cash invested: $32,759 (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 78754

• Home prices YoY: -32.1%
• Rents YoY: -6.4%
• Active inventory: 184
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,775 high
• Mortgage (P&I): −$614
• Tax est. 1.5%: −$146 /mo · $1,755/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $593

Break-even live

Break-even rent $1,023

Max offer price $116,995

Occupancy floor 62%

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: $29,249
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
462 Tequesta Blvd Austin, TX	4.0	2.0	1568	$1,399	$0.89	43d	1	0.05mi
12609 Dessau Rd #410 Austin, TX	4.0	2.0	1624	$1,550	$0.95	43d	1	0.35mi
13021 Dessau Rd #231 Austin, TX	3.0	2.0	1456	$1,700	$1.17	20d	1	0.41mi
13301 Dessau Rd Austin, TX	1.0–2.0	1.0–2.0	887	$1,443	$1.63	2d	10	0.41mi
12609 Linford Dr Austin, TX	3.0	2.5	1393	$2,100	$1.51	43d	1	0.48mi
2500 E Howard Ln Unit 2523 Pflugerville, TX	2.0	2.0	1034	$1,839	$1.78	3d	1	0.49mi
2500 E Howard Ln Unit 2533 Pflugerville, TX	3.0	2.0	1537	$2,124	$1.38	3d	1	0.49mi
13510 Lazyridge Dr Pflugerville, TX	2.0	2.0	1046	$1,810	$1.73	43d	1	0.55mi
13510 Lazyridge Dr Unit 1 Pflugerville, TX	2.0	2.0	1046	$1,810	$1.73	24d	1	0.55mi
2500 E Howard Ln Manor, TX	3.0	1.0–3.5	1245	$3,166	$2.54	2d	50	0.55mi
1507 E Howard Ln Austin, TX	2.0	2.0	919	$1,210	$1.32	43d	1	0.56mi
13309 Riding Dr Pflugerville, TX	4.0	2.0	1468	$2,195	$1.50	17d	1	0.59mi
2606 Totley Rd Pflugerville, TX	3.0	2.0	1234	$2,190	$1.77	2d	1	0.59mi
2700 E Howard Ln Manor, TX	2.0	1.0–2.0	890	$1,819	$2.04	2d	52	0.65mi
1705 Garamond Ln Austin, TX	3.0	2.0	1647	$2,173	$1.32	22d	1	0.65mi
1501 E Howard Ln Austin, TX	1.0–4.0	1.0–2.0	1054	$1,316	$1.25	15d	1	0.67mi
12435 Dessau Rd Austin, TX	1.0–3.0	1.0–2.0	908	$1,300	$1.43	2d	9	0.68mi
2702 Paragon Fox Dr Pflugerville, TX	2.0	2.0	1320	$1,900	$1.44	43d	1	0.69mi
2612 Towy Rd Pflugerville, TX	3.0	2.0	1533	$2,195	$1.43	4d	1	0.70mi
12435 Dessau Rd Apt 712 Austin, TX	3.0	2.0	1116	$1,314	$1.18	10d	1	0.70mi
12435 Dessau Rd Unit 12492 Austin, TX	2.0	2.0	1012	$1,115	$1.10	12d	1	0.70mi
12435 Dessau Rd Unit 12468 Austin, TX	3.0	2.0	1116	$1,375	$1.23	12d	1	0.70mi
12435 Dessau Rd Apt 612 Austin, TX	2.0	2.0	1012	$1,064	$1.05	10d	1	0.70mi
12441 Dessau Rd Austin, TX	3.0	2.0	1116	$1,421	$1.27	43d	1	0.71mi
2805 Totley Rd Pflugerville, TX	3.0	2.0	1450	$2,099	$1.45	43d	1	0.71mi
2710 Paragon Fox Dr Pflugerville, TX	3.0	2.5	1796	$2,300	$1.28	43d	1	0.71mi
2615 Derwent Dr Pflugerville, TX	4.0	2.0	1468	$2,195	$1.50	2d	1	0.71mi
13624 Dessau Rd Pflugerville, TX	1.0–3.0	1.0–2.0	919	$2,095	$2.28	3d	24	0.73mi
12408 Dessau Rd Austin, TX	1.0–3.0	1.0–2.0	1077	$2,145	$1.99	2d	28	0.74mi
1402 Weatherford Dr Austin, TX	3.0	2.0	1844	$2,100	$1.14	22d	1	0.75mi
2714 Towy Rd Pflugerville, TX	3.0	2.0	1450	$2,000	$1.38	24d	1	0.76mi
13527 Harrisglenn Dr Pflugerville, TX	1.0–2.0	1.0–2.0	961	$1,199	$1.25	2d	21	0.76mi
2908 E Howard Ln Manor, TX	1.0–3.0	1.0–2.0	970	$2,151	$2.22	2d	66	0.78mi
1236 Dexford Dr Austin, TX	3.0	2.0	1643	$2,100	$1.28	22d	1	0.84mi
12309 Dessau Rd Austin, TX	2.0	2.0	1064	$1,825	$1.72	43d	1	0.84mi
1308 Hazleton Cv Austin, TX	3.0	2.0	1205	$2,100	$1.74	4d	1	0.85mi
1900 E Parmer Ln Unit 10-2214 Austin, TX	2.0	2.0	1070	$1,495	$1.40	3d	1	0.86mi
1900 E Parmer Ln Unit 1256 Austin, TX	2.0	2.0	1065	$1,499	$1.41	3d	1	0.86mi
1900 E Parmer Ln Unit 611 Austin, TX	2.0	2.0	1064	$1,629	$1.53	3d	1	0.86mi
1500 E Parmer Ln Austin, TX	1.0–3.0	1.0–2.0	977	$1,310	$1.34	43d	1	0.88mi

Listing history 15 events

1. 2026-06-18
   days on market $116,995 Active 37 DOM
2. 2026-06-17
   days on market $116,995 Active 36 DOM
3. 2026-06-16
   days on market $116,995 Active 35 DOM
4. 2026-06-15
   days on market $116,995 Active 34 DOM
5. 2026-06-13
   days on market $116,995 Active 32 DOM
6. 2026-06-09
   days on market $116,995 Active 28 DOM
7. 2026-06-08
   days on market $116,995 Active 27 DOM
8. 2026-06-07
   days on market $116,995 Active 26 DOM
9. 2026-06-05
   days on market $116,995 Active 23 DOM
10. 2026-06-03
    days on market $116,995 Active 22 DOM
11. 2026-06-02
    days on market $116,995 Active 21 DOM
12. 2026-06-01
    days on market $116,995 Active 20 DOM
13. 2026-05-31
    days on market $116,995 Active 19 DOM
14. 2026-05-13
    price $116,995 618-char remark
15. 2026-05-12
    listed $119,000 Active 618-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 24 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: $21,296
• − Mortgage interest: −$6,554
• − Property taxes: −$1,755
• − Insurance: −$585
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$3,403
• Taxable income: $5,592
• Est. tax owed @ 24.0%: −$1,342
• After-tax cash flow: $5,779/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab

The home has a fair condition with some cosmetic repairs needed, particularly in the exterior and landscaping. Painting the siding and trimming the landscaping would significantly increase its value.

Repairs flagged

• Minor Landscaping — The landscaping appears to be overgrown and could benefit from trimming and maintenance.

Value-add opportunities

• Both Paint exterior siding — Painting the exterior siding would improve the home's curb appeal and increase its value.
• Both Trim landscaping — Trimming the landscaping would enhance the home's curb appeal and make it more inviting for potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · The landscaping appears to be overgrown and could benefit from trimming and maintenance.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Paint exterior siding — Painting the exterior siding would improve the home's curb appeal and increase its value. ↑
• Both Trim landscaping — Trimming the landscaping would enhance the home's curb appeal and make it more inviting for potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pflugerville ISD
• NCES district ID: 4834830
• Math proficiency: 33% ▼ -16.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $66,723
• Composite: 33.99/100
• National rank: #5321
• State rank: #421 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): 32,690
• Household income: $90,121
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 1520.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: Hispanic / Latino 37% White 28% Black 16% Asian 14% Two or more races 12% Native American 2%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Romanian 1% Arab 1% German 1%
• Foreign-born: 30% · Canada, Vietnam, China
• Languages at home: 53% English-only · Spanish 28% Vietnamese 10% Other Asian/Pacific 2%

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: ▼ -107.76%
• Current HPI: 228.2009
• Rent YoY: ▼ -6.43%
• 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

-1.7% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $116,995 FSBO.com
• 2026-05-12 Listed $119,000 FSBO.com