1805 Mckinley Ave · Austin, TX 78702

$200,000

1 bd · 1.0 ba · 1,424 sqft · SingleFamily public records · 93 Days on market

Built 1940 5,013 sqft lot ↓ 33% since listing

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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).

• Cash flow +12.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +4.1/5.0
• DSCR +3.6/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great Neighborhood and location Within shorty distance to Mueller, UT baseball and football stadiums, close to bus line, Rear of property backs up to the west of Airport Blvd. Property has fire damages and has been abandoned for significant time. Needs major renovation or re-build.

Key facts

• 5,013 sq ft lot
• Built 1940
• Listed 93 days

Property features AI

Finance

• HOA & community: Community offers internet access and curbs

Exterior

• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story property; Faces west; Condition listed as tear down / value in land
• Construction: Frame construction; Composition roof; Pillar/post/pier foundation; Year built per public records
• Exterior features: Chain link fencing; Storage structure on site; No other exterior features reported; Located near public transit

Interior

• Bedrooms: One main-level bedroom
• Flooring: Vinyl flooring; Wood flooring; No carpet (carpet-free)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Heating present
• Interior features: Aluminum and wood window frames; High-speed internet available; No additional built-in interior features reported

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-40 ($-485/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (3.6% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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 soft (-0.1%/yr); 316 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 93 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $100k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $182,000 (9.0% 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 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.17% ✓
• Cap rate: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $580,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1601 Miriam Ave #304	0.47mi	2/2.0 (+1)	1,428 (+0%)	14mo	$535,000	$375	57
1931 E 38 1/2 St #43	0.53mi	2/2.5 (+1)	1,359 (-5%)	3mo	$489,900	$360	54
2108 Tillery St #2105	0.28mi	2/2.5 (+1)	1,528 (+7%)	12mo	$549,000	$359	54
2015 Greenwood Ave	0.40mi	2/1.0 (+1)	1,224 (-14%)	2mo	$700,000	$572	51
2811 E 22nd St	0.48mi	2/1.0 (+1)	1,276 (-10%)	8mo	$525,000	$411	49
1181 Ridgeway Dr	0.48mi	2/1.0 (+1)	1,224 (-14%)	3mo	$500,000	$408	47
1931 E 38 1/2 St #44	0.53mi	2/2.5 (+1)	1,359 (-5%)	13mo	$519,900	$383	46
1194 Sarabeth Way	0.56mi	2/2.5 (+1)	1,494 (+5%)	10mo	$545,000	$365	46
2720 Tom Miller St	0.63mi	2/2.5 (+1)	1,500 (+5%)	6mo	$724,900	$483	46
1202 Sarabeth Way	0.54mi	2/2.5 (+1)	1,516 (+6%)	14mo	$548,808	$362	41
3900 Threadgill St #1	0.65mi	2/2.5 (+1)	1,581 (+11%)	13mo	$740,000	$468	29
1902 Turtle Spring Ct	0.51mi	2/2.5 (+1)	1,216 (-15%)	14mo	$530,000	$436	29

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: -22.3%
• Equity multiple: 0.26×
• Total profit: $-41,498
• Equity at exit: $29,821

10-year hold

• IRR: -32.6%
• Equity multiple: -0.15×
• Total profit: $-64,564
• Equity at exit: $17,292

Cash invested: $56,000 (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 78702

• Rents YoY: -0.1%
• Active inventory: 316
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,343 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$759 /mo · $9,106/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-40

Break-even live

Break-even rent $2,394

Max offer price $192,867

Occupancy floor 97%

Sensitivity live

Price	-10% $607	-5% $16	+0% $-40	+5% $-97	+10% $-154
Rent	-10% $-225	-5% $-133	+0% $-40	+5% $52	+10% $145
Rate	-1.0pp $60	-0.5pp $10	base $-40	+0.5pp $-92	+1.0pp $-145

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3010 E 18th 1/2 St Unit B Austin, TX	2.0	2.0	969	$3,200	$3.30	6d	1	0.07mi
1709 Clifford Ave Austin, TX	2.0	2.0	990	$2,295	$2.32	45d	1	0.20mi
3217 Manor Rd Austin, TX	2.0	2.0	1270	$2,907	$2.29	16d	1	0.35mi
2823 E Martin Luther King Jr Blvd Austin, TX	2.0	1.0–2.0	954	$1,880	$1.97	4d	43	0.36mi
3219 Manor Rd Austin, TX	2.0	1.0–2.0	870	$2,328	$2.67	0d	18	0.37mi
2921 E 17th St Austin, TX	2.0	1.0–2.0	719	$1,484	$2.06	5d	18	0.39mi
2901 Manor Rd Austin, TX	2.0	1.0–2.0	894	$2,240	$2.50	0d	18	0.45mi
1931 E 38th St Unit 52 Austin, TX	2.0	2.5	1359	$3,300	$2.43	25d	1	0.47mi
2906 Manor Rd Unit 1201 Austin, TX	2.0	2.0	1020	$2,244	$2.20	45d	1	0.48mi
2827 Manor Rd Austin, TX	1.0–2.0	1.0–2.5	1062	$1,930	$1.82	25d	2	0.48mi
1704 E. M. Franklin Ave Unit B Austin, TX	2.0	1.0	1200	$1,795	$1.50	45d	1	0.49mi
2827 Manor Rd #4101 Austin, TX	2.0	2.5	1062	$2,450	$2.31	22d	1	0.49mi
2800 E 22nd St Unit 2 Austin, TX	2.0	2.0	982	$3,300	$3.36	19d	1	0.53mi
1206 Sarabeth Way Austin, TX	2.0	2.5	1373	$2,950	$2.15	6d	1	0.53mi
1167 Ridgeway Dr Austin, TX	2.0	2.0	959	$3,200	$3.34	25d	1	0.54mi
2900 Manor Rd Austin, TX	2.0	1.0–2.0	791	$1,968	$2.49	0d	11	0.55mi
1208 Walnut Ave #2 Austin, TX	2.0	2.5	924	$2,800	$3.03	23d	1	0.62mi
3503 Vineland Dr Austin, TX	2.0	1.5	1320	$3,350	$2.54	14d	1	0.64mi
3515 Webberville Rd Austin, TX	2.0	1.0–2.0	804	$1,718	$2.14	45d	5	0.73mi
3515 Webberville Rd Austin, TX	2.0	2.0	965	$1,994	$2.07	6d	17	0.73mi
3515 Webberville Rd Unit Hvn Austin, TX	2.0	2.0	1021	$2,250	$2.20	45d	1	0.73mi
3515 Webberville Rd Unit Atelier Austin, TX	2.0	2.0	910	$2,046	$2.25	45d	1	0.73mi
1148 1/2 Gunter St Unit A Austin, TX	2.0	1.0	1021	$1,500	$1.47	45d	1	0.74mi
1148 Gunter St Austin, TX	2.0	2.0	1196	$2,500	$2.09	45d	1	0.75mi
3807 Berkman Dr Austin, TX	2.0	2.0	1079	$1,600	$1.48	45d	1	0.75mi
3901 Berkman Dr Austin, TX	3.0	1.0–2.0	1123	$2,790	$2.48	0d	40	0.80mi
3851 Manor Rd Austin, TX	2.0	2.0	1128	$3,334	$2.96	25d	1	0.83mi
903 Neal St Unit 1 Austin, TX	2.0	2.0	910	$2,005	$2.20	25d	1	0.90mi
903 Neal St Austin, TX	2.0	2.0	910	$2,005	$2.20	5d	1	0.90mi
1807 Poquito St Austin, TX	1.0–2.0	1.0–2.0	886	$1,850	$2.09	23d	2	0.94mi
3809 Maplewood Ave Unit A Austin, TX	2.0	1.0	1674	$1,650	$0.99	25d	1	0.99mi
1075 Springdale Rd Austin, TX	2.0	2.0	1064	$2,475	$2.33	45d	1	0.99mi
3706 Goodwin Ave Austin, TX	2.0	1.0–2.0	834	$2,035	$2.44	0d	55	1.00mi
3101 Govalle Ave Austin, TX	1.0–2.0	1.0–2.0	795	$1,623	$2.04	45d	2	1.03mi
1148 Webberville Rd Austin, TX	2.0	2.5–3.0	1464	$3,248	$2.22	45d	3	1.03mi
2213 Poquito St #317 Austin, TX	2.0	2.0	1214	$2,770	$2.28	45d	1	1.03mi
2213 Poquito St #308 Austin, TX	1.0	1.5	1273	$2,500	$1.96	22d	1	1.03mi
1901 Simond Ave Austin, TX	2.0	2.0	1268	$3,067	$2.42	25d	1	1.10mi
1010 Springdale Rd Austin, TX	3.0	1.0–3.0	1141	$2,210	$1.94	0d	122	1.10mi
3901 Wrightwood Rd Unit A Austin, TX	2.0	1.0	881	$1,950	$2.21	25d	1	1.18mi

Listing history 12 events

1. 2026-04-29
   status Pending
2. 2026-04-28
   price $200,000
3. 2026-04-27
   status Active
4. 2026-04-22
   status Pending
5. 2026-04-08
   status Active
6. 2026-02-19
   price $235,000
7. 2026-02-18
   status Active
8. 2026-02-10
   historical Active Under Contract
9. 2025-12-11
   status Active
10. 2025-12-03
    historical Active Under Contract
11. 2025-11-21
    listed $300,000 Active
12. 2020-12-08
    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: $9,106 · $759/mo
• Projected year-2 tax: $9,106 · $759/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 · 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: $28,111
• − Mortgage interest: −$11,203
• − Property taxes: −$9,106
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − Depreciation: −$5,818
• Taxable loss: −$3,514
• Est. tax savings @ 24.0%: +$843
• After-tax cash flow: $359/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): 25,985
• Household income: $102,171
• Rent vs Own: 59.1% rent · 40.9% own
• Severe rent burden: 1750.0

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 0.64)
• Race & ethnicity: White 49% Hispanic / Latino 32% Two or more races 14% Black 12% Asian 3%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 78% English-only · Spanish 17% French/Haitian/Cajun 1% 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: ▼ -394.53%
• Current HPI: 295.5178
• Rent YoY: ▼ -0.06%
• 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

-33.3% since first listed

12 events — show timeline

• 2026-04-29 Pending — Unlock MLS
• 2026-04-28 Price Changed $200,000 Unlock MLS
• 2026-04-27 Relisted — Unlock MLS
• 2026-04-22 Pending — Unlock MLS
• 2026-04-08 Relisted — Unlock MLS
• 2026-02-19 Price Changed $235,000 Unlock MLS
• 2026-02-18 Relisted — Unlock MLS
• 2026-02-10 Contingent — Unlock MLS
• 2025-12-11 Relisted — Unlock MLS
• 2025-12-03 Contingent — Unlock MLS
• 2025-11-21 Listed $300,000 Unlock MLS
• 2020-12-08 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2026): $9,106 · -3.8% YoY. Source: county tax records.