9622 Sugar Hill Dr Unit A · Austin, TX 78748

$174,999

2 bd · 3.0 ba · 1,786 sqft · Townhouse public records · 6 Days on market

Built 1985 2,970 sqft 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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Livability +4.1/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity with this duplex ideally located close to shopping, dining, and everyday conveniences. The property offers strong income potential and is well suited for investors or owner-occupants looking to offset living expenses. Easy commute to downtown with convenient access to major roads and local amenities. This price is for both units. To help visualize this homes floor plan and to highlight its potential virtual furnishings may have been added to photos found in this listing.

Key facts

• Parking
• Built 1985
• Listed 6 days

Property features AI

Finance

• Financial info: Pets not allowed

Exterior

• Parking: Driveway
• Utilities: Electricity available and connected; Public water; Public sewer (connected)
• Home design: Single-story building; Faces northwest; Resale condition; Two-unit multi-family property
• Construction: Built (year per public records); Brick and frame construction; Composition roof; Slab foundation
• Exterior features: Back yard fencing; No additional exterior features listed

Interior

• Kitchen: Electric oven
• Bedrooms: Primary bedroom; Two 2-bedroom units (Unit 1 and Unit 2)
• Flooring: Carpet
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Carpet flooring
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (0.2% below list).
• Recommended offer: $175k (0.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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.
• 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 (-2.7%/yr); 268 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $5k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $175k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $174,564 (0.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $394,706
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8945 Parker Ranch Cir Unit A	0.58mi	3/2.5 (+1)	1,741 (-2%)	1mo	$339,000	$195	61
8945 Parker Ranch Cir Unit B	0.58mi	3/2.5 (+1)	1,741 (-2%)	8mo	$385,000	$221	55

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: -13.2%
• Equity multiple: 0.54×
• Total profit: $-22,640
• Equity at exit: $26,093

10-year hold

• IRR: -9.8%
• Equity multiple: 0.48×
• Total profit: $-25,463
• Equity at exit: $15,131

Cash invested: $49,000 (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 78748

• Rents YoY: -2.7%
• Active inventory: 268
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,746 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $170

Break-even live

Break-even rent $1,531

Max offer price $174,999

Occupancy floor 85%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9627 Sugar Hill Dr Unit B Austin, TX	2.0	2.5	2618	$1,595	$0.61	24d	1	0.02mi
9620 Sugar Hill Dr Unit A Austin, TX	2.0	1.0	1786	$1,350	$0.76	24d	1	0.04mi
9703 Nightjar Dr Unit A Austin, TX	3.0	2.5	1309	$1,750	$1.34	11d	1	0.05mi
9603 Nightjar Dr Unit A Austin, TX	2.0	1.5	1823	$1,495	$0.82	43d	1	0.07mi
2811 Crownspoint Dr Austin, TX	3.0	2.0	1361	$2,350	$1.73	4d	1	0.11mi
2807 Firecrest Dr Austin, TX	3.0	2.0	1301	$2,000	$1.54	24d	1	0.22mi
9805 Briar Ridge Dr Austin, TX	3.0	2.0	1511	$2,150	$1.42	24d	1	0.28mi
2608 Piping Rock Trl Austin, TX	3.0	2.0	1517	$2,300	$1.52	12d	1	0.29mi
9307 Marsh Dr Austin, TX	3.0	2.0	1271	$1,998	$1.57	43d	1	0.29mi
2827 Wilcrest Dr Austin, TX	3.0	2.0	1380	$1,995	$1.45	4d	1	0.36mi
9904 Briar Ridge Dr Austin, TX	3.0	2.0	1660	$2,395	$1.44	15d	1	0.42mi
2511 Howellwood Way Unit A Austin, TX	2.0	2.0	2088	$1,650	$0.79	43d	1	0.45mi
2612 Alcott Ln Austin, TX	2.0	3.0	2280	$1,600	$0.70	43d	1	0.54mi
2630 Alcott Ln Austin, TX	3.0	3.0	1400	$1,820	$1.30	43d	1	0.56mi
2405 Allred Dr Unit A Austin, TX	2.0	2.5	1363	$1,845	$1.35	15d	1	0.63mi
9201 Brodie Ln Austin, TX	2.0	2.0	1413	$1,825	$1.29	12d	2	0.70mi
9201 Brodie Ln Austin, TX	2.0	2.0–2.5	1413	$1,855	$1.31	24d	2	0.70mi
9201 Brodie Ln Austin, TX	2.0	1.5–2.0	1280	$1,825	$1.43	12d	3	0.70mi
8800 Peppergrass Cv Austin, TX	3.0	2.5	1564	$2,349	$1.50	2d	1	0.79mi
8508 Apple Carrie Cv Unit B Austin, TX	3.0	2.5	1275	$1,750	$1.37	24d	1	0.82mi
9111 Japonica Ct Unit A Austin, TX	2.0	2.0	1812	$1,395	$0.77	43d	1	0.91mi
9111 Japonica Ct Austin, TX	2.0	2.0	1812	$1,495	$0.83	43d	1	0.91mi
9323 Menchaca Rd Austin, TX	1.0–4.0	1.0–2.0	1080	$1,137	$1.05	2d	24	0.97mi
2210 Lynnbrook Dr Austin, TX	3.0	1.0–3.0	958	$2,411	$2.52	3d	33	1.08mi
8202 W Gate Blvd Unit A Austin, TX	2.0	2.0	1820	$1,495	$0.82	20d	1	1.09mi
8202 W Gate Blvd Unit A Austin, TX	2.0	2.0	1820	$1,495	$0.82	22d	1	1.09mi
8400 Seminary Ridge Dr Austin, TX	3.0	2.0	1378	$3,100	$2.25	43d	1	1.09mi
8515 Brodie Ln Austin, TX	1.0–2.0	1.0–2.0	980	$1,841	$1.88	2d	28	1.09mi
3109 Lynnbrook Dr Austin, TX	3.0	2.0	1826	$2,149	$1.18	43d	1	1.10mi
1600 Sugarberry Ln Unit 54 Austin, TX	3.0	2.5	1590	$2,295	$1.44	3d	1	1.12mi
8301 Winterstein Dr Austin, TX	3.0	2.5	2163	$2,750	$1.27	16d	1	1.12mi
1700 Kemah Dr Austin, TX	3.0	3.0	1714	$2,300	$1.34	43d	1	1.15mi
8010 Willet Trl Unit A Austin, TX	3.0	2.5	1238	$1,850	$1.49	43d	1	1.18mi
8700 Brodie Ln Austin, TX	1.0–3.0	1.0–2.0	1026	$1,826	$1.78	2d	18	1.18mi
8108 W Gate Blvd Unit -A Austin, TX	2.0	1.0	1732	$1,495	$0.86	15d	1	1.19mi
3114 Plantation Rd Unit A Austin, TX	2.0	2.0	1928	$1,450	$0.75	16d	1	1.20mi
8606 Brodie Ln Austin, TX	3.0	2.0	1432	$1,860	$1.30	43d	1	1.20mi
10322 Maydelle Dr #127 Austin, TX	3.0	2.5	1474	$1,950	$1.32	15d	1	1.21mi
9925 Wading Pool Path Austin, TX	3.0	2.5	1944	$2,249	$1.16	16d	1	1.22mi
9925 Wading Pool Path Austin, TX	3.0	2.5	1944	$2,249	$1.16	20d	1	1.22mi

Listing history 22 events

1. 2026-06-18
   days on market $174,999 Active 6 DOM
2. 2026-06-17
   days on market $174,999 Active 5 DOM
3. 2026-06-16
   days on market $174,999 Active 4 DOM
4. 2026-06-15
   days on market $174,999 Active 3 DOM
5. 2026-06-13
   pricedays on marketlisting id $174,999 Active 1 DOM
6. 2026-06-09
   days on market $174,900 Active 91 DOM
7. 2026-06-08
   days on market $174,900 Active 90 DOM
8. 2026-06-07
   days on market $174,900 Active 89 DOM
9. 2026-06-05
   pricedays on market $174,900 Active 86 DOM
10. 2026-06-03
    days on market $334,900 Active 85 DOM
11. 2026-06-02
    days on market $334,900 Active 84 DOM
12. 2026-06-01
    days on market $334,900 Active 83 DOM
13. 2026-05-31
    days on market $334,900 Active 82 DOM
14. 2026-05-19
    status Active
15. 2026-05-15
    status Pending
16. 2026-04-27
    historical Active Under Contract
17. 2026-04-17
    price $334,900
18. 2026-03-06
    listed $349,900 Active
19. 2024-09-03
    historical $1,550
20. 2024-08-07
    listed $1,550
21. 2021-10-11
    soldstatus
22. 2004-10-04
    soldstatus $120,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $20,948
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$5,091
• Taxable loss: −$797
• Est. tax savings @ 24.0%: +$191
• After-tax cash flow: $2,228/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): 55,631
• Household income: $115,213
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 2066.0

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 0.63)
• Race & ethnicity: White 49% Hispanic / Latino 35% Two or more races 17% Asian 5% Black 5%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 15% Other Indo-European 1% Chinese 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: ▼ -427.12%
• Current HPI: 234.9355
• Rent YoY: ▼ -2.66%
• 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

+179.1% since first listed

9 events — show timeline

• 2026-05-19 Relisted — Unlock MLS
• 2026-05-15 Pending — Unlock MLS
• 2026-04-27 Contingent — Unlock MLS
• 2026-04-17 Price Changed $334,900 Unlock MLS
• 2026-03-06 Listed $349,900 Unlock MLS
• 2024-09-03 Rental Removed $1,550 ACTRIS
• 2024-08-07 Listed for Rent $1,550 ACTRIS
• 2021-10-11 Sold (Public Records) — Public Records
• 2004-10-04 Sold (Public Records) $120,000 Public Records

Property tax history

+6.0%/yr

Latest (2022): $9,444 · +12.0% YoY. Source: county tax records.