7003 Apperson St · Austin, TX 78617

$249,000

4 bd · 2.0 ba · 1,727 sqft · SingleFamily public records · 124 Days on market

Built 1996 7,204 sqft lot $144/sqft · 18% below area Est $304k · 18% 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 +6.8/30.0
• Livability +4.1/5.0
• Appreciation +3.4/10.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• DSCR +1.1/10.0

Listing remarks MLS

Step into this beautifully updated home featuring stylish tile flooring and a renovated kitchen complete with elegant granite countertops and refreshed cabinetry. The spacious open-concept layout flows effortlessly into the inviting family room, highlighted by a charming gas-log fireplace — perfect for relaxing evenings. Enjoy meals in the cozy kitchen dining area, all located in a highly desirable neighborhood you’ll love coming home to. This home features a thoughtfully converted garage creating a private additional living space complete with a bedroom, kitchenette, and full bath with shower — perfect for guests, extended family, or rental income. Currently tenant-occupied and generating $800/month, offering immediate cash-flow potential for investors or homeowners alike.

Key facts

• Renovated kitchen
• Updated home
• Refreshed cabinetry

Tags

• UPDATED HOME
• RENOVATED KITCHEN
• GRANITE COUNTERTOPS
• REFRESHED CABINETRY
• OPEN-CONCEPT LAYOUT
• GAS-LOG FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-382 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (27.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (18.4% below list).
• Recommended offer: $181k (27.1% below list) — sets the bar for cash-flow.
• Cap rate 4.5% 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); 246 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
• This rent runs 34% 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 $2k of loan paydown is wiped out by about $7k 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 124 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 31y ago; this cycle's ask has dropped $90k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,450 (27.1% 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 124 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.58%
• DSCR: 0.71
• GRM: 10.2

CMA / ARV

• ARV (median comp): $303,827
• List price: $249,000
• Delta: -18.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11717 Railton Dr	0.18mi	3/2.5 (-1)	1,614 (-6%)	2mo	$245,000	$152	72
7201 Great Panda Cv	0.34mi	3/2.5 (-1)	1,714 (-1%)	8mo	$255,000	$149	69
7247 Wardman Dr	0.29mi	4/2.5	1,910 (+11%)	1mo	$369,900	$194	66
6708 Campina Xing	0.56mi	3/2.5 (-1)	1,699 (-2%)	3mo	$214,900	$126	61
11812 Morning View Dr	0.31mi	3/2.0 (-1)	1,539 (-11%)	6mo	$295,000	$192	58
11825 Plains Valley Dr	0.54mi	3/2.5 (-1)	1,699 (-2%)	16mo	$265,000	$156	52
6900 Plains Crest Dr	0.64mi	4/2.5	1,610 (-7%)	17mo	$310,000	$193	43
6900 Ferrystone Pass	0.70mi	3/2.5 (-1)	1,641 (-5%)	22mo	$329,000	$200	33

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: -31.6%
• Equity multiple: -0.01×
• Total profit: $-70,461
• Equity at exit: $37,127

10-year hold

• IRR: -61.6%
• Equity multiple: -0.65×
• Total profit: $-114,932
• Equity at exit: $21,529

Cash invested: $69,720 (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: 246
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,031 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$577 /mo · $6,930/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-382

Break-even live

Break-even rent $2,515

Max offer price $181,450

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11604 Railton Dr Del Valle, TX	3.0	2.0	1218	$1,950	$1.60	44d	1	0.08mi
7220 Wardman Dr Del Valle, TX	3.0	2.0	1662	$1,895	$1.14	44d	1	0.25mi
11712 Morning View Dr Del Valle, TX	4.0	2.0	1593	$1,895	$1.19	13d	1	0.28mi
7121 Elroy Rd Del Valle, TX	1.0–3.0	1.0–2.0	951	$2,006	$2.11	2d	26	0.52mi
7232 Dancing Wind Ln Del Valle, TX	3.0	2.5	1392	$1,725	$1.24	4d	1	0.57mi
7236 Dancing Wind Ln Del Valle, TX	4.0	2.5	1566	$1,750	$1.12	44d	1	0.58mi
7100 Dancing Wind Ln Del Valle, TX	3.0	2.5	1568	$1,850	$1.18	44d	1	0.59mi
7224 Spotted Leaf Way Del Valle, TX	3.0	2.0	1646	$1,950	$1.18	15d	1	0.61mi
7136 Spotted Leaf Way Del Valle, TX	3.0	2.5	1377	$1,900	$1.38	24d	1	0.63mi
12213 Rising Moon Ln Del Valle, TX	4.0	2.5	1578	$1,950	$1.24	22d	1	0.63mi
6417 Wagon Spring St Del Valle, TX	3.0	2.5	2230	$2,100	$0.94	13d	1	0.88mi
6417 Wagon Spring St Del Valle, TX	3.0	2.5	2230	$2,149	$0.96	44d	1	0.88mi
6400 Wagon Spring St Del Valle, TX	3.0	2.5	1665	$1,975	$1.19	4d	1	0.88mi
6420 Carriage Pines Dr Del Valle, TX	3.0	2.5	1665	$1,995	$1.20	44d	1	0.89mi
6409 Wagon Spring St Del Valle, TX	4.0	2.0	1421	$1,895	$1.33	16d	1	0.89mi
6200 Albany Sleigh Dr Del Valle, TX	3.0	2.0	1647	$2,350	$1.43	44d	1	1.05mi
12901 Staywell Way Del Valle, TX	3.0	2.0	1860	$2,200	$1.18	44d	1	1.16mi
12305 Paloma Blanca Way Del Valle, TX	3.0	2.0	1208	$1,749	$1.45	44d	1	1.29mi
5820 Angel Dr Del Valle, TX	3.0	2.0	1203	$1,950	$1.62	18d	1	1.38mi
5820 Angel Dr Del Valle, TX	3.0	2.0	1203	$1,850	$1.54	3d	1	1.38mi
12417 Sky Harbor Dr Del Valle, TX	3.0	2.0	1586	$1,975	$1.25	24d	1	1.39mi
12604 Paloma Blanca Way Del Valle, TX	3.0	2.0	1423	$1,700	$1.19	16d	1	1.44mi

Listing history 26 events

1. 2026-06-18
   days on market $249,000 Active 124 DOM
2. 2026-06-17
   days on market $249,000 Active 123 DOM
3. 2026-06-16
   days on market $249,000 Active 122 DOM
4. 2026-06-15
   days on market $249,000 Active 121 DOM
5. 2026-06-13
   days on market $249,000 Active 119 DOM
6. 2026-06-09
   days on market $249,000 Active 115 DOM
7. 2026-06-08
   days on market $249,000 Active 114 DOM
8. 2026-06-07
   days on market $249,000 Active 113 DOM
9. 2026-06-04
   days on market $249,000 Active 110 DOM
10. 2026-06-03
    days on market $249,000 Active 109 DOM
11. 2026-06-02
    days on market $249,000 Active 108 DOM
12. 2026-06-01
    days on market $249,000 Active 107 DOM
13. 2026-05-31
    days on market $249,000 Active 106 DOM
14. 2026-04-28
    price $249,000 802-char remark

    Show marketing remark (802 chars)

    Step into this beautifully updated home featuring stylish tile flooring and a renovated kitchen complete with elegant granite countertops and refreshed cabinetry. The spacious open-concept layout flows effortlessly into the inviting family room, highlighted by a charming gas-log fireplace — perfect for relaxing evenings. Enjoy meals in the cozy kitchen dining area, all located in a highly desirable neighborhood you’ll love coming home to. This home features a thoughtfully converted garage creating a private additional living space complete with a bedroom, kitchenette, and full bath with shower — perfect for guests, extended family, or rental income. Currently tenant-occupied and generating $800/month, offering immediate cash-flow potential for investors or homeowners alike.

15. 2026-03-15
    price $259,000 802-char remark

    Show marketing remark (802 chars)

    Step into this beautifully updated home featuring stylish tile flooring and a renovated kitchen complete with elegant granite countertops and refreshed cabinetry. The spacious open-concept layout flows effortlessly into the inviting family room, highlighted by a charming gas-log fireplace — perfect for relaxing evenings. Enjoy meals in the cozy kitchen dining area, all located in a highly desirable neighborhood you’ll love coming home to. This home features a thoughtfully converted garage creating a private additional living space complete with a bedroom, kitchenette, and full bath with shower — perfect for guests, extended family, or rental income. Currently tenant-occupied and generating $800/month, offering immediate cash-flow potential for investors or homeowners alike.

16. 2026-03-04
    price $289,990 802-char remark

    Show marketing remark (802 chars)

    Step into this beautifully updated home featuring stylish tile flooring and a renovated kitchen complete with elegant granite countertops and refreshed cabinetry. The spacious open-concept layout flows effortlessly into the inviting family room, highlighted by a charming gas-log fireplace — perfect for relaxing evenings. Enjoy meals in the cozy kitchen dining area, all located in a highly desirable neighborhood you’ll love coming home to. This home features a thoughtfully converted garage creating a private additional living space complete with a bedroom, kitchenette, and full bath with shower — perfect for guests, extended family, or rental income. Currently tenant-occupied and generating $800/month, offering immediate cash-flow potential for investors or homeowners alike.

17. 2026-02-14
    listed $339,000 Active 802-char remark

    Show marketing remark (802 chars)

    Step into this beautifully updated home featuring stylish tile flooring and a renovated kitchen complete with elegant granite countertops and refreshed cabinetry. The spacious open-concept layout flows effortlessly into the inviting family room, highlighted by a charming gas-log fireplace — perfect for relaxing evenings. Enjoy meals in the cozy kitchen dining area, all located in a highly desirable neighborhood you’ll love coming home to. This home features a thoughtfully converted garage creating a private additional living space complete with a bedroom, kitchenette, and full bath with shower — perfect for guests, extended family, or rental income. Currently tenant-occupied and generating $800/month, offering immediate cash-flow potential for investors or homeowners alike.

18. 2006-04-24
    soldstatus 270-char remark

    Show marketing remark (270 chars)

    You won't believe these hard tile floors. Absolutely Beautiful!!!! This home has a wide open floor plan and a lovely gas log fireplace in the family room. There is formal dining, as well as a cozy kitchen dining area. All this & a desirable area!!!Restrictions: Yes

19. 2006-03-20
    soldstatus
20. 2006-02-08
    historical 270-char remark

    Show marketing remark (270 chars)

    You won't believe these hard tile floors. Absolutely Beautiful!!!! This home has a wide open floor plan and a lovely gas log fireplace in the family room. There is formal dining, as well as a cozy kitchen dining area. All this & a desirable area!!!Restrictions: Yes

21. 2005-11-03
    listed $103,000 270-char remark

    Show marketing remark (270 chars)

    You won't believe these hard tile floors. Absolutely Beautiful!!!! This home has a wide open floor plan and a lovely gas log fireplace in the family room. There is formal dining, as well as a cozy kitchen dining area. All this & a desirable area!!!Restrictions: Yes

22. 1999-03-11
    soldstatus
23. 1999-02-22
    historical
24. 1999-01-21
    listed $82,500
25. 1996-05-16
    soldstatus
26. 1995-12-09
    listed $93,100

ⓘ 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: $6,930 · $577/mo
• Projected year-2 tax: $6,930 · $577/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 · 23 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: $24,374
• − Mortgage interest: −$13,948
• − Property taxes: −$6,930
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,950
• − Management: −$1,950
• − Depreciation: −$7,244
• Taxable loss: −$8,892
• Est. tax savings @ 24.0%: +$2,134
• After-tax cash flow: $-2,455/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

+167.5% since first listed

13 events — show timeline

• 2026-04-28 Price Changed $249,000 Unlock MLS
• 2026-03-15 Price Changed $259,000 Unlock MLS
• 2026-03-04 Price Changed $289,990 Unlock MLS
• 2026-02-14 Listed $339,000 Unlock MLS
• 2006-04-24 Sold (MLS) — Unlock MLS
• 2006-03-20 Sold (Public Records) — Public Records
• 2006-02-08 Delisted — Unlock MLS
• 2005-11-03 Listed $103,000 Unlock MLS
• 1999-03-11 Sold (MLS) — Unlock MLS
• 1999-02-22 Delisted — Unlock MLS
• 1999-01-21 Listed $82,500 Unlock MLS
• 1996-05-16 Sold (MLS) — Unlock MLS
• 1995-12-09 Listed $93,100 Unlock MLS

Property tax history

+4.4%/yr

Latest (2026): $6,930 · +10.0% YoY. Source: county tax records.