9004 Bird Brook Ln · Austin, TX 78747

$339,000

3 bd · 3.0 ba · 2,101 sqft · SingleFamily public records · 69 Days on market

Built 2014 3,833 sqft lot $161/sqft · 13% below area Est $389k · 13% under $25/mo HOA · 1% of rent ↓ 25% 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).

• ARV discount +13.3/15.0
• Cash flow +6.5/30.0
• Livability +4.1/5.0
• Schools +3.4/10.0
• Appreciation +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Rent growth +2.2/5.0
• DSCR +0.8/10.0

Listing remarks MLS

Steps from Blazier Elementary School and the community pool and amenities, with no carpet throughout! This home features a convenient and functional floorplan including dedicated dining space and a flexible bonus room upstairs, with an inviting living room that opens to the spacious dining room and kitchen. Upstairs, you'll find the second living area as well as a the home's primary suite, two other bedrooms, and an additional full bath. Finishes are move in ready, but also present a great opportunity to make your own with additional updates! Residents will enjoy the fantastic neighborhood amenities including a community pool, park, playground, and basketball court, as well as quick access to Easton Park, McKinney Falls State Park, local shops and dining, and downtown Austin. Don't miss the chance to see this beautiful home!

Key facts

• Primary suite
• Flexible bonus room
• Downtown austin

Tags

• FLEXIBLE BONUS ROOM
• PRIMARY SUITE
• NEIGHBORHOOD AMENITIES
• QUICK ACCESS TO EASTON PARK
• LOCAL SHOPS AND DINING
• DOWNTOWN AUSTIN

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $-565 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (29.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (28.4% below list).
• Recommended offer: $239k (29.4% below list) — sets the bar for cash-flow.
• Cap rate 4.3% 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 (-1.0%/yr); 394 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 31% of the median local income ($93k/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 $10k 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 69 days — a 6% lower offer ($319k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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: 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 $239,194 (29.4% 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 69 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.72% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.14%
• DSCR: 0.68
• GRM: 11.6

CMA / ARV

• ARV (median comp): $388,663
• List price: $339,000
• Delta: -12.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9016 Bird Brook Ln	0.02mi	3/2.5	2,101 (0%)	3mo	$349,900	$167	95
6809 Ashen Ln	0.15mi	3/2.5	2,101 (0%)	2mo	$295,000	$140	90
6416 Cowman Way	0.50mi	4/3.5 (+1)	2,072 (-1%)	1mo	$400,000	$193	67
6732 Derby Downs Dr	0.20mi	3/2.5	1,788 (-15%)	3mo	$294,999	$165	62
6400 Stockman Dr #5	0.56mi	3/3.5	1,985 (-6%)	2mo	$349,998	$176	61
6400 Stockman Dr #6	0.56mi	3/3.5	1,985 (-6%)	2mo	$329,998	$166	61
6312 Stockman Dr #6	0.59mi	3/3.5	1,985 (-6%)	2mo	$359,998	$181	60
5820 Baythorne Dr	0.67mi	3/2.5	2,011 (-4%)	0mo	$400,000	$199	59
6300 Stockman Dr #5	0.61mi	3/3.5	1,985 (-6%)	3mo	$359,998	$181	58
9109 Furman Dr	0.67mi	4/2.0 (+1)	2,137 (+2%)	1mo	$379,990	$178	56
6309 Cowman Way	0.57mi	3/2.5	2,301 (+10%)	1mo	$455,000	$198	55
9120 Furman Dr	0.74mi	4/2.0 (+1)	2,137 (+2%)	2mo	$392,990	$184	52

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: -32.3%
• Equity multiple: -0.03×
• Total profit: $-97,907
• Equity at exit: $50,546

10-year hold

• IRR: -61.0%
• Equity multiple: -0.67×
• Total profit: $-158,581
• Equity at exit: $29,311

Cash invested: $94,920 (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 78747

• Home prices YoY: -1.9%
• Rents YoY: -1.0%
• Active inventory: 394
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,427 high
• Mortgage (P&I): −$1,778
• Tax from tax record: −$538 /mo · $6,460/yr
• Insurance: −$141
• HOA: −$25
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-565

Break-even live

Break-even rent $3,142

Max offer price $239,194

Occupancy floor —

Sensitivity live

Price	-10% $-373	-5% $-469	+0% $-565	+5% $-661	+10% $-757
Rent	-10% $-757	-5% $-661	+0% $-565	+5% $-469	+10% $-373
Rate	-1.0pp $-394	-0.5pp $-479	base $-565	+0.5pp $-653	+1.0pp $-742

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8725 Panadero Dr Austin, TX	4.0	3.0	2730	$2,795	$1.02	21d	1	0.10mi
6813 Doyal Dr Austin, TX	3.0	3.0	1665	$2,300	$1.38	24d	1	0.34mi
6414 Cowman Way Austin, TX	4.0	3.5	2100	$2,999	$1.43	5d	1	0.49mi
8300 Augeron Dr Austin, TX	3.0	2.0	1624	$2,300	$1.42	24d	1	0.56mi
5806 Rangeland Rd Austin, TX	4.0	2.5	2151	$3,199	$1.49	24d	1	0.57mi
5806 Rangeland Rd Austin, TX	4.0	2.5	2151	$3,350	$1.56	5d	1	0.57mi
5804 Rotunda Vw Austin, TX	3.0	2.5	1668	$3,100	$1.86	44d	1	0.61mi
8816 Blaze Dr Austin, TX	3.0	3.0	1533	$2,295	$1.50	22d	1	0.62mi
6200 Ken Caryl Dr Austin, TX	3.0	2.5	2285	$2,200	$0.96	44d	1	0.66mi
7906 Briarton Dr Austin, TX	4.0	2.5	2347	$4,500	$1.92	24d	1	0.67mi
9015 Cattle Baron Path Austin, TX	2.0–3.0	2.5	1416	$2,500	$1.76	24d	1	0.67mi
9015 Cattle Baron Path Austin, TX	2.0–3.0	2.5	1416	$2,500	$1.76	5d	3	0.67mi
9015 Cattle Baron Path #605 Austin, TX	3.0	2.5	1493	$2,500	$1.67	18d	1	0.68mi
9015 Cattle Baron Path #1801 Austin, TX	3.0	2.5	1493	$2,000	$1.34	5d	1	0.69mi
9015 Cattle Baron Path #705 Austin, TX	3.0	2.5	1493	$2,190	$1.47	44d	1	0.69mi
7903 Bramble Bush Dr Austin, TX	4.0	2.5	2691	$2,295	$0.85	5d	1	0.70mi
7813 Duber Ln Austin, TX	3.0	2.0	1426	$1,875	$1.31	44d	1	0.70mi
7908 Nater Ln Austin, TX	4.0	2.5	1754	$1,995	$1.14	20d	1	0.72mi
5813 Charles Merle Dr Unit B Austin, TX	3.0	2.5	1840	$2,400	$1.30	5d	1	0.72mi
7812 Duber Ln Austin, TX	3.0	2.0	1426	$1,800	$1.26	15d	1	0.72mi
5805 Charles Merle Dr Unit B Austin, TX	3.0	2.5	1792	$2,249	$1.26	3d	1	0.74mi
6310 Roseborough Dr Austin, TX	4.0	2.0	2780	$500	$0.18	24d	1	0.76mi
8721 Whitter Dr Austin, TX	3.0	2.5	1800	$2,200	$1.22	22d	1	0.84mi
8721 Whitter Dr Unit B Austin, TX	3.0	2.5	1835	$2,300	$1.25	22d	1	0.86mi
5309a Baythorne Dr Austin, TX	3.0	2.5	1831	$2,400	$1.31	44d	1	0.90mi
5308 Baythorne Dr Austin, TX	3.0	2.5	1896	$2,500	$1.32	44d	1	0.93mi
7525 Springtime Trl Austin, TX	3.0	2.0	1433	$2,145	$1.50	24d	1	0.94mi
8203 Tranquil Glade Trl Austin, TX	3.0	2.0	1678	$2,650	$1.58	5d	1	0.98mi
7616 Groundhog Way Austin, TX	4.0	3.0	2730	$3,000	$1.10	24d	1	0.99mi
9336 Cattle Baron Path Austin, TX	4.0	2.0	1703	$1,535	$0.90	44d	1	1.03mi
8200 Knoxville Trl Austin, TX	4.0	2.0	1675	$2,300	$1.37	44d	1	1.09mi
2022 E Slaughter Ln Austin, TX	1.0–4.0	1.0–2.0	1215	$1,482	$1.22	5d	17	1.11mi
7400 Dixie Dr Unit B Austin, TX	2.0	1.0	1643	$1,549	$0.94	5d	1	1.11mi
8111 Knoxville Trl Austin, TX	4.0	2.0	1678	$2,397	$1.43	24d	1	1.12mi
6417 Orange Blossom Way Austin, TX	4.0	2.5	1481	$2,275	$1.54	5d	1	1.16mi
7404 Lowery Xing Austin, TX	3.0	2.0	2384	$2,695	$1.13	24d	1	1.18mi
6713 Ondantra Bnd Austin, TX	3.0	2.5	2930	$2,800	$0.96	24d	1	1.20mi
7216 Kilday Cv Austin, TX	3.0	2.0	1753	$3,000	$1.71	45d	1	1.20mi
7311 Gray Catbird Dr #35 Austin, TX	3.0	2.5	1780	$2,450	$1.38	44d	1	1.21mi
7203 Travertine Spring Dr Austin, TX	3.0	2.5	2072	$2,600	$1.25	5d	1	1.24mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: pool

Listing history 26 events

1. 2026-06-21
   days on market $339,000 Active 69 DOM
2. 2026-06-18
   days on market $339,000 Active 66 DOM
3. 2026-06-17
   days on market $339,000 Active 65 DOM
4. 2026-06-16
   days on market $339,000 Active 64 DOM
5. 2026-06-15
   days on market $339,000 Active 63 DOM
6. 2026-06-13
   days on market $339,000 Active 61 DOM
7. 2026-06-09
   days on market $339,000 Active 57 DOM
8. 2026-06-08
   days on market $339,000 Active 56 DOM
9. 2026-06-07
   days on market $339,000 Active 55 DOM
10. 2026-06-05
    days on market $339,000 Active 52 DOM
11. 2026-06-03
    days on market $339,000 Active 51 DOM
12. 2026-06-02
    days on market $339,000 Active 50 DOM
13. 2026-06-01
    days on market $339,000 Active 49 DOM
14. 2026-05-31
    days on market $339,000 Active 48 DOM
15. 2026-04-13
    listed $339,000 Active 836-char remark

    Show marketing remark (836 chars)

    Steps from Blazier Elementary School and the community pool and amenities, with no carpet throughout! This home features a convenient and functional floorplan including dedicated dining space and a flexible bonus room upstairs, with an inviting living room that opens to the spacious dining room and kitchen. Upstairs, you'll find the second living area as well as a the home's primary suite, two other bedrooms, and an additional full bath. Finishes are move in ready, but also present a great opportunity to make your own with additional updates! Residents will enjoy the fantastic neighborhood amenities including a community pool, park, playground, and basketball court, as well as quick access to Easton Park, McKinney Falls State Park, local shops and dining, and downtown Austin. Don't miss the chance to see this beautiful home!

16. 2025-06-19
    historical $2,200
17. 2025-06-12
    listed $2,200
18. 2025-06-11
    historical $2,200
19. 2025-05-29
    price $2,200
20. 2025-05-22
    price $2,300
21. 2025-05-13
    listed $2,400
22. 2021-12-27
    soldstatus
23. 2021-12-27
    soldstatus
24. 2021-12-22
    soldstatus Closed 603-char remark

    Show marketing remark (603 chars)

    Check out this three-bedroom, 2.5 bath home located in South Austin. Functional and spacious, this home has everything you need! The open concept living room features vinyl plank floors and multiple windows. The kitchen is open with dark wood cabinets, bar top seating, a large walk-in pantry, and laminate counters for easy clean-up. Enjoy the spacious master bedroom with an attached bath with double vanity and a shower/tub combo. The large backyard has a patio and plenty of space for kids or pets to play. Excellent location, only a 5-minute drive to McKinney Falls State Park and Onion Creek Park.

25. 2021-07-16
    listed $450,000 Active 603-char remark

    Show marketing remark (603 chars)

    Check out this three-bedroom, 2.5 bath home located in South Austin. Functional and spacious, this home has everything you need! The open concept living room features vinyl plank floors and multiple windows. The kitchen is open with dark wood cabinets, bar top seating, a large walk-in pantry, and laminate counters for easy clean-up. Enjoy the spacious master bedroom with an attached bath with double vanity and a shower/tub combo. The large backyard has a patio and plenty of space for kids or pets to play. Excellent location, only a 5-minute drive to McKinney Falls State Park and Onion Creek Park.

26. 2021-06-25
    listed Active

ⓘ 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: $6,460 · $538/mo
• Projected year-2 tax: $6,460 · $538/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 ≥108°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: $29,124
• − Mortgage interest: −$18,989
• − Property taxes: −$6,460
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,330
• − Management: −$2,330
• − HOA: −$300
• − Depreciation: −$9,862
• Taxable loss: −$12,842
• Est. tax savings @ 24.0%: +$3,082
• After-tax cash flow: $-3,698/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): 22,180
• Household income: $92,748
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 812.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 51% White 34% Two or more races 20% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 40% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 64% English-only · Spanish 31% Other Asian/Pacific 1% Vietnamese 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: ▼ -3.69%
• Current HPI: 192.9499
• Rent YoY: ▼ -1.01%
• 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

-24.7% since first listed

12 events — show timeline

• 2026-04-13 Listed $339,000 Unlock MLS
• 2025-06-19 Rental Removed $2,200 BUILDIUM
• 2025-06-12 Listed for Rent $2,200 BUILDIUM
• 2025-06-11 Rental Removed $2,200 ACTRIS
• 2025-05-29 Price Changed $2,200 ACTRIS
• 2025-05-22 Price Changed $2,300 ACTRIS
• 2025-05-13 Listed for Rent $2,400 ACTRIS
• 2021-12-27 Sold (Public Records) — Public Records
• 2021-12-27 Sold (Public Records) — Public Records
• 2021-12-22 Sold (MLS) — Unlock MLS
• 2021-07-16 Listed $450,000 Unlock MLS
• 2021-06-25 Listed — Unlock MLS

Property tax history

+16.0%/yr

Latest (2026): $6,460 · -10.2% YoY. Source: county tax records.