213 Lido St Unit N2 · Lakeway, TX 78734

$275,000

3 bd · 2.0 ba · 2,130 sqft · Condo public records · 56 Days on market

Built 1972 $400/mo HOA · 13% of rent ↓ 5% since listing

---

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 +10.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +5.5/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience easy, resort-style living in this thoughtfully refreshed 3-bedroom, 2-bath residence with a versatile flex room in the popular Lakeway Condo Patio Homes. Set within a quiet, landscaped setting, this two-level home enjoys open views of green space and the community pool, just a short stroll from neighborhood amenities. The adaptable floor plan includes a bedroom and full bath on the main floor, allowing for either a downstairs or upstairs primary suite. Outdoor spaces are a true highlight, with an oversized patio at ground level and a covered balcony above—ideal for relaxing while overlooking the trees, lawns, and pool. Upstairs bedrooms are spacious and bright, and the additional bonus area easily serves as an office, hobby room, or extra storage. Previously operated as a successful short-term rental, this property offers strong potential as an investment or a low-maintenance second home near Lake Travis. Located within the acclaimed Lake Travis Independent School District and minutes from lake access, golf courses, tennis facilities, marinas, and private clubs, this home captures the essence of the Lakeway lifestyle. External storage unit conveys with condo.

Key facts

• Open views
• Community pool
• Covered balcony

Tags

• FLEX ROOM
• OPEN VIEWS
• COMMUNITY POOL
• OVERSIZED PATIO
• COVERED BALCONY
• BONUS AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (7.9% below list).
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $253k (7.9% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 1.7% in Lakeway — 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 71/100 on livability (#330 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Lake Travis ISD (rural): math 57% / reading 61% proficiency, ranked #39 of 826 in TX (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Serene Hills El (math 56% / reading 54%, grade C, #602 of 4,322 statewide, top 14%, 627 students, 7% FRL); Hudson Bend Middle (math 57% / reading 52%, grade B-, #256 of 1,662 statewide, top 16%, 900 students, 0% FRL); Lake Travis H S (math 54% / reading 75%, grade B-, #199 of 1,632 statewide, top 14%, 3,701 students, 0% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 481 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $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 56 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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, 69% 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 $253,148 (7.9% 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 56 days. Have you received any prior offers? Is the seller open to a 8% 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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. 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: 1.10% ✓
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.54% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.39×
• Total profit: $-47,255
• Equity at exit: $41,003

10-year hold

• IRR: -5.4%
• Equity multiple: 0.62×
• Total profit: $-29,409
• Equity at exit: $23,777

Cash invested: $77,000 (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 78734

• Rents YoY: 4.5%
• Active inventory: 481
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,027 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$558 /mo · $6,699/yr
• Insurance: −$115
• HOA: −$400
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $-124

Break-even live

Break-even rent $3,184

Max offer price $253,148

Occupancy floor 99%

Sensitivity live

Price	-10% $32	-5% $-46	+0% $-124	+5% $-202	+10% $-279
Rent	-10% $-363	-5% $-243	+0% $-124	+5% $-4	+10% $115
Rate	-1.0pp $15	-0.5pp $-54	base $-124	+0.5pp $-195	+1.0pp $-267

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Lido Cir Lakeway, TX	2.0–3.0	1.5–3.0	1637	$2,300	$1.41	6d	1	0.14mi
126 Lido St Lakeway, TX	3.0	2.0	2472	$3,400	$1.38	6d	1	0.17mi
4 Muirfield Greens Cv Lakeway, TX	4.0	2.5	2188	$2,800	$1.28	6d	1	0.31mi
611 Lido St Lakeway, TX	3.0	2.5	2155	$3,150	$1.46	0d	1	0.35mi
1 Crystal Springs Ct The Hills, TX	4.0	4.0	2789	$2,999	$1.08	25d	1	0.62mi
1 Madrone Estates CV Lakeway, TX	1.0–3.0	1.0–2.5	1114	$1,953	$1.75	0d	1	0.68mi
204 World of Tennis Sq Lakeway, TX	4.0	4.0	2192	$2,950	$1.35	45d	1	0.70mi
112 Highlander Cv Lakeway, TX	3.0	3.0	2480	$2,900	$1.17	12d	1	0.74mi
105 World of Tennis Sq Lakeway, TX	3.0	3.0	2192	$2,500	$1.14	25d	1	0.75mi
120 World of Tennis Sq Lakeway, TX	4.0	4.0	2192	$3,495	$1.59	6d	1	0.76mi
208 Maxwell Way Lakeway, TX	4.0	3.0	2146	$4,100	$1.91	19d	1	0.79mi
103 Comet Lakeway, TX	3.0	2.0	2359	$2,750	$1.17	45d	1	0.85mi
295 Mooring Cir Unit A Lakeway, TX	4.0	2.0	1550	$2,295	$1.48	6d	1	0.86mi
6 Sunview Rd The Hills, TX	3.0	3.5	2590	$3,495	$1.35	6d	1	1.13mi
439 Sailmaster St Lakeway, TX	3.0	2.0	2127	$1,795	$0.84	23d	1	1.28mi
439 Sailmaster St Unit B Lakeway, TX	3.0	2.0	2127	$2,500	$1.18	25d	1	1.28mi
1701 Idle Hour Cv Lakeway, TX	3.0	2.5	2577	$3,300	$1.28	25d	1	1.29mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-05-07
   status Active 1194-char remark

   Show marketing remark (1194 chars)

   Experience easy, resort-style living in this thoughtfully refreshed 3-bedroom, 2-bath residence with a versatile flex room in the popular Lakeway Condo Patio Homes. Set within a quiet, landscaped setting, this two-level home enjoys open views of green space and the community pool, just a short stroll from neighborhood amenities. The adaptable floor plan includes a bedroom and full bath on the main floor, allowing for either a downstairs or upstairs primary suite. Outdoor spaces are a true highlight, with an oversized patio at ground level and a covered balcony above—ideal for relaxing while overlooking the trees, lawns, and pool. Upstairs bedrooms are spacious and bright, and the additional bonus area easily serves as an office, hobby room, or extra storage. Previously operated as a successful short-term rental, this property offers strong potential as an investment or a low-maintenance second home near Lake Travis. Located within the acclaimed Lake Travis Independent School District and minutes from lake access, golf courses, tennis facilities, marinas, and private clubs, this home captures the essence of the Lakeway lifestyle. External storage unit conveys with condo.

2. 2026-04-26
   status Pending 1194-char remark

   Show marketing remark (1194 chars)

   Experience easy, resort-style living in this thoughtfully refreshed 3-bedroom, 2-bath residence with a versatile flex room in the popular Lakeway Condo Patio Homes. Set within a quiet, landscaped setting, this two-level home enjoys open views of green space and the community pool, just a short stroll from neighborhood amenities. The adaptable floor plan includes a bedroom and full bath on the main floor, allowing for either a downstairs or upstairs primary suite. Outdoor spaces are a true highlight, with an oversized patio at ground level and a covered balcony above—ideal for relaxing while overlooking the trees, lawns, and pool. Upstairs bedrooms are spacious and bright, and the additional bonus area easily serves as an office, hobby room, or extra storage. Previously operated as a successful short-term rental, this property offers strong potential as an investment or a low-maintenance second home near Lake Travis. Located within the acclaimed Lake Travis Independent School District and minutes from lake access, golf courses, tennis facilities, marinas, and private clubs, this home captures the essence of the Lakeway lifestyle. External storage unit conveys with condo.

3. 2026-04-03
   historical Active Under Contract 1194-char remark

   Show marketing remark (1194 chars)

   Experience easy, resort-style living in this thoughtfully refreshed 3-bedroom, 2-bath residence with a versatile flex room in the popular Lakeway Condo Patio Homes. Set within a quiet, landscaped setting, this two-level home enjoys open views of green space and the community pool, just a short stroll from neighborhood amenities. The adaptable floor plan includes a bedroom and full bath on the main floor, allowing for either a downstairs or upstairs primary suite. Outdoor spaces are a true highlight, with an oversized patio at ground level and a covered balcony above—ideal for relaxing while overlooking the trees, lawns, and pool. Upstairs bedrooms are spacious and bright, and the additional bonus area easily serves as an office, hobby room, or extra storage. Previously operated as a successful short-term rental, this property offers strong potential as an investment or a low-maintenance second home near Lake Travis. Located within the acclaimed Lake Travis Independent School District and minutes from lake access, golf courses, tennis facilities, marinas, and private clubs, this home captures the essence of the Lakeway lifestyle. External storage unit conveys with condo.

4. 2026-03-23
   listed $275,000 Active 1194-char remark

   Show marketing remark (1194 chars)

   Experience easy, resort-style living in this thoughtfully refreshed 3-bedroom, 2-bath residence with a versatile flex room in the popular Lakeway Condo Patio Homes. Set within a quiet, landscaped setting, this two-level home enjoys open views of green space and the community pool, just a short stroll from neighborhood amenities. The adaptable floor plan includes a bedroom and full bath on the main floor, allowing for either a downstairs or upstairs primary suite. Outdoor spaces are a true highlight, with an oversized patio at ground level and a covered balcony above—ideal for relaxing while overlooking the trees, lawns, and pool. Upstairs bedrooms are spacious and bright, and the additional bonus area easily serves as an office, hobby room, or extra storage. Previously operated as a successful short-term rental, this property offers strong potential as an investment or a low-maintenance second home near Lake Travis. Located within the acclaimed Lake Travis Independent School District and minutes from lake access, golf courses, tennis facilities, marinas, and private clubs, this home captures the essence of the Lakeway lifestyle. External storage unit conveys with condo.

5. 2024-02-27
   listed Active
6. 2019-09-11
   soldstatus Sold
7. 2019-09-11
   soldstatus
8. 2019-09-05
   status Pending - Taking Backups
9. 2019-08-28
   price $239,987
10. 2019-08-20
    price $249,985
11. 2019-08-03
    price $249,986
12. 2019-07-27
    price $249,987
13. 2019-07-12
    price $259,987
14. 2019-06-19
    price $269,987
15. 2019-06-06
    price $279,986
16. 2019-05-24
    price $289,986
17. 2019-05-09
    listed $289,987 Active
18. 2007-07-16
    soldstatus
19. 1982-12-27
    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: $6,699 · $558/mo
• Projected year-2 tax: $6,699 · $558/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $36,323
• − Mortgage interest: −$15,404
• − Property taxes: −$6,699
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,906
• − Management: −$2,906
• − HOA: −$4,800
• − Depreciation: −$8,000
• Taxable loss: −$5,767
• Est. tax savings @ 24.0%: +$1,384
• After-tax cash flow: $-100/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: Lake Travis ISD
• NCES district ID: 4826470
• Math proficiency: 57% ▼ -12.00%
• Reading proficiency: 61% ▼ -9.00%
• Median HH income: $101,194
• Composite: 55.13/100
• National rank: #1283
• State rank: #39 of 826 in TX

Livability — Lakeway

• Score: 71/100
• State rank: #330
• US rank: #7227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakeway, TX
• County: Travis County · 1,299,254 people
• City population: 22,145
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 22,145
• Household income: $130,784
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 296.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 15% Two or more races 10% Asian 4% Black 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 6% Iranian 4% Slovak 3%
• Foreign-born: 13% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -227.08%
• Current HPI: 216.0323
• Rent YoY: ▲ 4.54%
• 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

-5.2% since first listed

19 events — show timeline

• 2026-05-07 Relisted — Unlock MLS
• 2026-04-26 Pending — Unlock MLS
• 2026-04-03 Contingent — Unlock MLS
• 2026-03-23 Listed $275,000 Unlock MLS
• 2024-02-27 Listed — Unlock MLS
• 2019-09-11 Sold (Public Records) — Public Records
• 2019-09-11 Sold (MLS) — Unlock MLS
• 2019-09-05 Pending — Unlock MLS
• 2019-08-28 Price Changed $239,987 Unlock MLS
• 2019-08-20 Price Changed $249,985 Unlock MLS
• 2019-08-03 Price Changed $249,986 Unlock MLS
• 2019-07-27 Price Changed $249,987 Unlock MLS
• 2019-07-12 Price Changed $259,987 Unlock MLS
• 2019-06-19 Price Changed $269,987 Unlock MLS
• 2019-06-06 Price Changed $279,986 Unlock MLS
• 2019-05-24 Price Changed $289,986 Unlock MLS
• 2019-05-09 Listed $289,987 Unlock MLS
• 2007-07-16 Sold (Public Records) — Public Records
• 1982-12-27 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2026): $6,699 · -6.5% YoY. Source: county tax records.