7705 Debbie Dr · Volente, TX 78641

$685,000

20 bd · 4.0 ba · 2,723 sqft · MultiFamily public records · 143 Days on market

Built 1995 0.32 ac lot

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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 +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +4.8/10.0
• 1% rule +3.8/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 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

Discover this income-producing quadplex in Leander, perfectly positioned near Lake Travis and Volente Beach for the ultimate Central Texas lifestyle. This versatile investment opportunity features three 1-bedroom, 1-bathroom units plus one spacious 2-bedroom, 2-bathroom unit, each with its own private patio—ideal for tenants or guests seeking outdoor living space. With three units already leased, you'll have immediate cash flow from day one while capturing upside potential with the fourth unit. Better yet, there's * * no HOA * * , giving you complete freedom to operate as traditional long-term rentals, short-term rentals, or a profitable Airbnb setup catering to Lake Travis visitors and weekend warriors. The property sits on a large corner lot complete with decks and convenient shed storage, providing both community space and practical functionality. The shared laundry facility keeps maintenance centralized while providing essential amenities for all units. Each unit offers comfortable, well-designed living spaces that appeal to young professionals, small families, lake enthusiasts, and vacationers alike. The 2-bed/2-bath unit provides premium rental income potential or the perfect space for higher nightly STR rates. Located just minutes from Lake Travis and the popular Volente Beach waterpark, this quadplex is a magnet for tenants and guests drawn to lakeside recreation, water sports, and the relaxed Hill Country vibe. Leander's growing economy, excellent schools, and proximity to major employers make this a smart long-term hold in one of the Austin metro's most promising markets. Whether you're an experienced investor looking to expand your portfolio, a first-time buyer seeking turnkey rental income, or an entrepreneur ready to capitalize on the booming short-term rental market—this property delivers the perfect blend of location, flexibility, and profit potential.

Key facts

• Large corner lot
• Private patio
• No hoa

Tags

• INCOME PRODUCING QUADPLEX
• PRIVATE PATIO
• NO HOA
• LARGE CORNER LOT
• SHARED LAUNDRY FACILITY
• PROXIMITY TO LAKE TRAVIS

What this means for you Summary

Snapshot

• This is a 3×1bd/1ba + 1×2bd/2ba units multifamily listed at $685k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive. Per door: $136/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $606k (11.5% below list).
• Recommended offer: $603k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,330 in TX) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Leander ISD (suburban): math 50% / reading 54% proficiency, ranked #100 of 826 in TX (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.7%/yr); 1483 active listings in the ZIP; high-income renter base; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
• At $6,059/mo this rent would consume 54% of the median local household income ($135k/yr) (locally 1533% 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 $5k of loan paydown is wiped out by about $21k 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 143 days — a 12% lower offer ($603k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% 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 $602,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 0.88% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 9.4

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: -14.1%
• Equity multiple: 0.51×
• Total profit: $-94,398
• Equity at exit: $102,136

10-year hold

• IRR: -10.5%
• Equity multiple: 0.44×
• Total profit: $-107,163
• Equity at exit: $59,226

Cash invested: $191,800 (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 78641

• Home prices YoY: -33.3%
• Rents YoY: -0.7%
• Active inventory: 1483
• Price-to-rent: 39.5×

Monthly cashflow live

• Estimated rent: $6,059 high
• Mortgage (P&I): −$3,592
• Tax from tax record: −$366 /mo · $4,395/yr
• Insurance: −$285
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,272
• Net cashflow: $543

Break-even live

Break-even rent $5,372

Max offer price $685,000

Occupancy floor 86%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$4,341
1× unit	2	2	$1,718
Total (4 units)			$6,059

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: $171,250
• Closing costs: $20,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $685,000 Active 143 DOM
2. 2026-06-17
   days on market $685,000 Active 142 DOM
3. 2026-06-15
   days on market $685,000 Active 140 DOM
4. 2026-06-13
   days on market $685,000 Active 138 DOM
5. 2026-06-09
   days on market $685,000 Active 134 DOM
6. 2026-06-08
   days on market $685,000 Active 133 DOM
7. 2026-06-07
   days on market $685,000 Active 132 DOM
8. 2026-06-05
   days on market $685,000 Active 129 DOM
9. 2026-06-03
   days on market $685,000 Active 128 DOM
10. 2026-06-02
    days on market $685,000 Active 127 DOM
11. 2026-06-01
    days on market $685,000 Active 126 DOM
12. 2026-05-31
    days on market $685,000 Active 125 DOM
13. 2026-01-26
    listed $685,000 Active 1914-char remark

    Show marketing remark (1914 chars)

    Discover this income-producing quadplex in Leander, perfectly positioned near Lake Travis and Volente Beach for the ultimate Central Texas lifestyle. This versatile investment opportunity features three 1-bedroom, 1-bathroom units plus one spacious 2-bedroom, 2-bathroom unit, each with its own private patio—ideal for tenants or guests seeking outdoor living space. With three units already leased, you'll have immediate cash flow from day one while capturing upside potential with the fourth unit. Better yet, there's * * no HOA * * , giving you complete freedom to operate as traditional long-term rentals, short-term rentals, or a profitable Airbnb setup catering to Lake Travis visitors and weekend warriors. The property sits on a large corner lot complete with decks and convenient shed storage, providing both community space and practical functionality. The shared laundry facility keeps maintenance centralized while providing essential amenities for all units. Each unit offers comfortable, well-designed living spaces that appeal to young professionals, small families, lake enthusiasts, and vacationers alike. The 2-bed/2-bath unit provides premium rental income potential or the perfect space for higher nightly STR rates. Located just minutes from Lake Travis and the popular Volente Beach waterpark, this quadplex is a magnet for tenants and guests drawn to lakeside recreation, water sports, and the relaxed Hill Country vibe. Leander's growing economy, excellent schools, and proximity to major employers make this a smart long-term hold in one of the Austin metro's most promising markets. Whether you're an experienced investor looking to expand your portfolio, a first-time buyer seeking turnkey rental income, or an entrepreneur ready to capitalize on the booming short-term rental market—this property delivers the perfect blend of location, flexibility, and profit potential.

14. 2022-06-21
    soldstatus
15. 2004-06-08
    soldstatus
16. 2003-09-08
    historical
17. 2003-06-07
    listed
18. 2000-08-02
    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: $4,395 · $366/mo
• Projected year-2 tax: $12,536 · $1,045/mo
• Expected delta: +$8,141/yr (+$678/mo · 185.2%)

ⓘ 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 · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $72,708
• − Mortgage interest: −$38,371
• − Property taxes: −$4,395
• − Insurance: −$3,425
• − Repairs & maintenance: −$5,817
• − Management: −$5,817
• − Depreciation: −$19,927
• Taxable loss: −$5,043
• Est. tax savings @ 24.0%: +$1,210
• After-tax cash flow: $7,723/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: Leander ISD
• NCES district ID: 4827030
• Math proficiency: 50% ▼ -16.00%
• Reading proficiency: 54% ▼ -11.00%
• Median HH income: $84,527
• Composite: 47.73/100
• National rank: #2238
• State rank: #100 of 826 in TX

Livability — Volente

• Score: 56/100
• State rank: #1330
• US rank: #22892

Category grades

Amenities F Commute F Cost of living F Crime A Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Volente, TX
• County: Williamson County · 680,029 people
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 99,865
• Household income: $135,024
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 1533.0

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 0.62)
• Race & ethnicity: White 56% Hispanic / Latino 21% Two or more races 14% Asian 11% Black 6%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 2%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 76% English-only · Spanish 12% Other Indo-European 4% Other Asian/Pacific 4%

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: ▼ -101.33%
• Current HPI: 203.2689
• Rent YoY: ▼ -0.66%
• 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

6 events — show timeline

• 2026-01-26 Listed $685,000 Unlock MLS
• 2022-06-21 Sold (Public Records) — Public Records
• 2004-06-08 Sold (Public Records) — Public Records
• 2003-09-08 Delisted — Unlock MLS
• 2003-06-07 Listed — Unlock MLS
• 2000-08-02 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2026): $4,395 · +0.0% YoY. Source: county tax records.