4607 Craigwood Dr · Austin, TX 78725

$250,000

3 bd · 2.0 ba · 1,264 sqft · SingleFamily public records · 103 Days on market

Built 1972 8,398 sqft lot $198/sqft · 33% below area Est $372k · 33% under

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Why this score? — see what drove the C- 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 +13.1/30.0
• 1% rule +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.9/10.0
• Schools +3.4/10.0
• Appreciation +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

This 3-bed, 1.5-bath needs some TLC, but is in a great location. The kitchen and bathroom have been remodeled.

Key facts

• Kitchen remodeled
• Bathroom remodeled
• 8,398 sq ft lot

Tags

• KITCHEN REMODELED
• BATHROOM REMODELED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-437 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (30.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (8.9% below list).
• Recommended offer: $173k (30.9% below list) — sets the bar for cash-flow.
• Cap rate 6.2% 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 (-0.5%/yr); 98 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 $2k of loan paydown is wiped out by about $8k 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 103 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $172,730 (30.9% 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 103 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.91% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.19%
• DSCR: 0.99
• GRM: 9.1

CMA / ARV

• ARV (median comp): $371,578
• List price: $250,000
• Delta: -32.72%
• 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
6305 Craigwood Cir	0.17mi	3/1.5	1,172 (-7%)	3mo	$375,000	$320	76
4612 Sherwyn Dr	0.03mi	3/1.0	1,176 (-7%)	16mo	$349,000	$297	70
5217 Provencial Dr	0.50mi	3/2.0	1,168 (-8%)	1mo	$295,000	$253	63
6102 Parliament Dr	0.55mi	3/2.0	1,216 (-4%)	23mo	$359,000	$295	49
5207 Regency Dr	0.43mi	3/2.0	1,436 (+14%)	12mo	$449,900	$313	47
6516 Garden View Dr	0.43mi	3/2.0	1,074 (-15%)	11mo	$375,000	$349	46
6101 Garden View Dr	0.67mi	3/2.0	1,374 (+9%)	12mo	$379,990	$277	44
5311 Regency Dr	0.50mi	3/2.0	1,113 (-12%)	19mo	$395,000	$355	41

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: -33.9%
• Equity multiple: -0.07×
• Total profit: $-74,698
• Equity at exit: $37,276

10-year hold

• IRR: -74.9%
• Equity multiple: -0.79×
• Total profit: $-125,305
• Equity at exit: $21,615

Cash invested: $70,000 (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 78725

• Home prices YoY: -1.8%
• Rents YoY: -0.5%
• Active inventory: 98
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$395 /mo · $4,742/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-437

Break-even live

Break-even rent $2,832

Max offer price $172,730

Occupancy floor —

Sensitivity live

Price	-10% $-296	-5% $-367	+0% $-437	+5% $-508	+10% $-579
Rent	-10% $-617	-5% $-527	+0% $-437	+5% $-347	+10% $-257
Rate	-1.0pp $-312	-0.5pp $-374	base $-437	+0.5pp $-502	+1.0pp $-568

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6117 FM 696 Austin, TX	1.0–2.0	1.0–2.0	966	$2,148	$2.22	0d	22	0.25mi
6117 Highway FM 969 Austin, TX	2.0	2.0	1032	$1,675	$1.62	45d	1	0.32mi
6117 Farm to Market 969 Unit 6140 Austin, TX	2.0	2.0	1108	$2,155	$1.94	0d	1	0.32mi
6208 Parliament Dr Austin, TX	3.0	2.0	1118	$2,000	$1.79	45d	1	0.49mi
5800 Techni Center Dr Unit 620 Austin, TX	2.0	2.0	875	$915	$1.05	23d	1	0.55mi
5800 Techni Center Dr Austin, TX	2.0–3.0	2.0	982	$1,108	$1.13	0d	8	0.56mi
4617 Tannehill Ln Austin, TX	3.0	1.0–2.0	971	$2,924	$3.01	4d	14	0.60mi
5604 Northdale Dr Austin, TX	3.0	2.0	1255	$2,300	$1.83	45d	1	0.73mi
4900 Eastdale Dr Austin, TX	3.0	1.5	1511	$2,350	$1.56	6d	1	0.76mi
5517 Agatha Cir Austin, TX	3.0	2.5	1627	$2,850	$1.75	6d	1	0.91mi
5416 Rusk Ct Austin, TX	3.0	2.0	1224	$2,295	$1.88	0d	1	0.91mi
1811 Webberville Rd #1305 Austin, TX	2.0	2.0	1058	$2,100	$1.98	6d	1	0.98mi
5724 Signal Pt Austin, TX	3.0	2.0	1320	$1,725	$1.31	45d	1	1.01mi
1736 Bunche Rd Unit B2 Austin, TX	3.0	2.5	1513	$3,650	$2.41	25d	1	1.01mi
1736 Bunche Rd Unit B5 Austin, TX	3.0	2.5	1513	$3,650	$2.41	45d	1	1.01mi
1732 Bunche Rd Unit B2 Austin, TX	2.0	2.5	1030	$2,595	$2.52	25d	1	1.01mi
1732 Bunche Rd Unit B4 Austin, TX	2.0	2.5	1030	$2,595	$2.52	5d	1	1.01mi
5929 Alsace Trl Austin, TX	3.0	2.0	1320	$1,950	$1.48	25d	1	1.08mi
4601 Bundyhill Dr Austin, TX	4.0	3.0	1436	$2,100	$1.46	25d	1	1.09mi
5928 Signal Pt Austin, TX	4.0	2.0	1500	$1,800	$1.20	46d	1	1.10mi
5006 Baker St Unit A Austin, TX	2.0	1.5	1490	$2,500	$1.68	45d	1	1.13mi
1217 Delano St Unit A Austin, TX	3.0	2.0	1408	$1,795	$1.27	25d	1	1.17mi
6001 Ed Bluestein Blvd Austin, TX	3.0	2.0	1522	$2,369	$1.56	21d	1	1.18mi
1326 Delano St Austin, TX	3.0	2.0	1170	$2,400	$2.05	45d	1	1.20mi
4802 Walden Cir Austin, TX	3.0	2.0	1166	$2,700	$2.32	45d	1	1.23mi
1800 Rhodes Rd Austin, TX	3.0	2.0	1205	$1,850	$1.54	25d	1	1.26mi
1142 Eleanor St Austin, TX	2.0	2.0	1099	$3,199	$2.91	0d	1	1.29mi
6000 Ed Bluestein Blvd Austin, TX	1.0–3.0	1.0–2.0	940	$2,444	$2.60	0d	35	1.30mi
1142 Eleanor St #2 Austin, TX	2.0	2.0	1326	$3,250	$2.45	6d	1	1.30mi
4801 Springdale Rd Austin, TX	2.0	2.0	1153	$2,100	$1.82	45d	2	1.32mi
4801 Springdale Rd Austin, TX	1.0–2.0	1.0–2.0	883	$2,250	$2.55	0d	3	1.32mi
4801 Springdale Rd Austin, TX	1.0–2.0	1.0–2.0	864	$2,250	$2.60	6d	4	1.32mi
4901 Springdale Rd Unit 2308 Austin, TX	2.0	2.0	1022	$2,450	$2.40	0d	1	1.33mi
4801 Springdale Rd #1207 Austin, TX	2.0	2.0	1306	$2,200	$1.68	21d	1	1.33mi
4801 Springdale Rd #2107 Austin, TX	2.0	2.0	1000	$2,200	$2.20	25d	1	1.33mi
4801 Springdale Rd #2107 Austin, TX	2.0	2.0	1000	$2,200	$2.20	16d	1	1.33mi
4702 Bandera Rd Austin, TX	3.0	2.0	1404	$2,600	$1.85	6d	1	1.35mi
6308 Perlita Dr Austin, TX	3.0	2.5	1438	$1,895	$1.32	45d	1	1.38mi
6829 E Martin Luther King Jr Blvd Austin, TX	2.0	2.0	1067	$1,985	$1.86	45d	1	1.40mi
6800 Bay City Bnd Austin, TX	3.0	2.5	1704	$2,750	$1.61	45d	1	1.42mi

Listing history 17 events

1. 2026-06-21
   days on market $250,000 Active 103 DOM
2. 2026-06-18
   days on market $250,000 Active 100 DOM
3. 2026-06-17
   days on market $250,000 Active 99 DOM
4. 2026-06-16
   days on market $250,000 Active 98 DOM
5. 2026-06-15
   days on market $250,000 Active 97 DOM
6. 2026-06-13
   days on market $250,000 Active 95 DOM
7. 2026-06-09
   days on market $250,000 Active 91 DOM
8. 2026-06-08
   days on market $250,000 Active 90 DOM
9. 2026-06-07
   days on market $250,000 Active 89 DOM
10. 2026-06-05
    days on market $250,000 Active 86 DOM
11. 2026-06-03
    days on market $250,000 Active 85 DOM
12. 2026-06-02
    days on market $250,000 Active 84 DOM
13. 2026-06-01
    days on market $250,000 Active 83 DOM
14. 2026-05-31
    days on market $250,000 Active 82 DOM
15. 2026-03-10
    listed $250,000 Active 110-char remark

    Show marketing remark (110 chars)

    This 3-bed, 1.5-bath needs some TLC, but is in a great location. The kitchen and bathroom have been remodeled.

16. 1976-04-26
    soldstatus
17. 1972-11-28
    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: $4,742 · $395/mo
• Projected year-2 tax: $4,742 · $395/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 5/10 Major FEMA zone AE · 65% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $27,335
• − Mortgage interest: −$14,004
• − Property taxes: −$4,742
• − Insurance: −$6,368
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − Depreciation: −$7,273
• Taxable loss: −$9,426
• Est. tax savings @ 24.0%: +$2,262
• After-tax cash flow: $-2,987/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): 10,746
• Household income: $105,795
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 221.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 53% White 33% Two or more races 22% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 38% Cuban 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 17% · Canada, Jamaica, Vietnam
• Languages at home: 61% English-only · Spanish 35% Russian/Polish/Slavic 1% 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: ▼ -4.74%
• Current HPI: 265.2823
• Rent YoY: ▼ -0.45%
• 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

3 events — show timeline

• 2026-03-10 Listed $250,000 Unlock MLS
• 1976-04-26 Sold (Public Records) — Public Records
• 1972-11-28 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2026): $4,742 · -30.1% YoY. Source: county tax records.