1104 Canyon Edge Dr Unit A & B · Austin, TX 78733

$769,000

6 bd · 4.0 ba · 2,700 sqft · SingleFamily

Built 2007 0.31 ac lot $285/sqft · 14% below area Est $892k · 14% 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 +13.7/15.0
• Cash flow +7.0/30.0
• Schools +6.8/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

A rare find in an exceptional location! 2 unique and charming homes (income producing or mother in law) on 1 Lot in the highly desirable Eanes ISD: Home #A – built around 1951 (1,200 +/- sq/ft), Home #B – built in 2007 (1,500 +/- sq/ft). The lot is nestled amongst Luxury homes, in a peaceful and quiet neighborhood, across from a greenbelt. Nicely sized 3 bedrooms and 2 baths in both houses. Both houses have private back yards and large common front yard. Close to Lake Austin. Membership in Austin Lake Hills Community Association Park with boat launch, beach, pool and more is possible (currently wait list but some activities do not require membership). The City of Austin’s

Key facts

• Lake austin access
• Clubhouse
• Boat launch

Tags

• INCOME PRODUCING
• PRIVATE BACK YARDS
• LAKE AUSTIN ACCESS
• HIKING TRAILS
• CLUBHOUSE
• BOAT LAUNCH

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath single-family listed at $769k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $604k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $529k (31.2% below list).
• Recommended offer: $529k (31.2% below list) — sets the bar for 1% rule.
• 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.
• Eanes ISD (suburban): math 70% / reading 74% proficiency, ranked #5 of 826 in TX (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: 67 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
• This rent runs 31% of the median local income ($206k/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 $5k of loan paydown is wiped out by about $23k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $528,726 (31.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.69% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.34%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $892,242
• List price: $769,000
• Delta: -13.81%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9300 Winchester Rd	0.49mi	5/3.0 (-1)	2,808 (+4%)	15mo	$1,749,000	$623	49
105 Westward Cv	0.69mi	5/3.0 (-1)	2,738 (+1%)	16mo	$780,000	$285	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -27.2%
• Equity multiple: 0.09×
• Total profit: $-196,976
• Equity at exit: $114,660

10-year hold

• IRR: -25.1%
• Equity multiple: -0.23×
• Total profit: $-264,483
• Equity at exit: $66,489

Cash invested: $215,320 (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 78733

• Home prices YoY: -25.8%
• Active inventory: 67
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $5,287 medium
• Mortgage (P&I): −$4,033
• Tax est. 1.5%: −$961 /mo · $11,535/yr
• Insurance: −$320
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,110
• Net cashflow: $-1,137

Break-even live

Break-even rent $6,727

Max offer price $604,409

Occupancy floor —

Sensitivity live

Price	-10% $-606	-5% $-872	+0% $-1,137	+5% $-1,403	+10% $-1,669
Rent	-10% $-1,555	-5% $-1,346	+0% $-1,137	+5% $-929	+10% $-720
Rate	-1.0pp $-750	-0.5pp $-942	base $-1,137	+0.5pp $-1,337	+1.0pp $-1,539

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: $192,250
• Closing costs: $23,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 N Lake Hills Dr Austin, TX	5.0	4.5	3392	$9,995	$2.95	45d	1	0.63mi

Listing history 10 events

1. 2026-04-18
   status Active
2. 2025-10-27
   price
3. 2025-09-04
   listed Active
4. 2025-02-25
   price
5. 2024-12-17
   price
6. 2024-11-01
   status Active
7. 2024-10-25
   historical Active Under Contract
8. 2024-09-24
   price
9. 2023-07-04
   listed Active
10. 2022-09-27
    listed Active

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $63,447
• − Mortgage interest: −$43,076
• − Property taxes: −$11,535
• − Insurance: −$3,845
• − Repairs & maintenance: −$5,076
• − Management: −$5,076
• − Depreciation: −$22,371
• Taxable loss: −$27,531
• Est. tax savings @ 24.0%: +$6,608
• After-tax cash flow: $-7,042/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: Eanes ISD
• NCES district ID: 4817760
• Math proficiency: 70% ▼ -11.00%
• Reading proficiency: 74% ▼ -8.00%
• Median HH income: $127,896
• Composite: 68.46/100
• National rank: #344
• State rank: #5 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

• County: Travis County · 1,299,254 people
• City population: 1,066,854
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 9,029
• Household income: $206,368
• Rent vs Own: 9.2% rent · 90.8% own
• Severe rent burden: 18.0

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 0.59)
• Race & ethnicity: White 59% Asian 19% Two or more races 14% Hispanic / Latino 14% Black 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 12% Lithuanian 3% Slovak 2%
• Foreign-born: 20% · China, Canada, Jamaica
• Languages at home: 78% English-only · Spanish 6% Chinese 6% Other Indo-European 5%

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: ▼ -99.46%
• Current HPI: 285.9645
• Rent YoY: —
• 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