1105 N Cuernavaca Dr Unit A & B · Austin, TX 78733

$675,000

6 bd · 4.0 ba · 3,174 sqft · MultiFamily · 42 Days on market

Built 2007 Good condition 9,491 sqft lot $213/sqft · at area comps Est $710k · at est.

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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 +9.7/15.0
• Schools +6.7/10.0
• Cash flow +6.4/30.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Rare find! Seller financing available. Hidden gem in an outstanding location, minutes from downtown and Lake Travis! Nestled in a quiet neighborhood and served by the exemplary Eanes schools, this well-insulated home offers significant savings on utility bills. Featuring 3 bedrooms and 2 bathrooms, it boasts all hardwood floors with tile in the kitchen and bathrooms no carpet anywhere! The layout includes 2 bedrooms and a full bath upstairs, with 1 bedroom and a full bath downstairs. Additional conveniences include an included refrigerator and washer/dryer hookups. Great location, about 10 minutes from the Hill Country Galleria, and 5 miles to shopping at the Village of Westlake on 360.

Key facts

• Outstanding location
• Tile in bathrooms
• Tile in kitchen

Tags

• OUTSTANDING LOCATION
• QUIET NEIGHBORHOOD
• EXEMPLARY EANES SCHOOLS
• HARDWOOD FLOORS
• TILE IN KITCHEN
• TILE IN BATHROOMS

What this means for you Summary

Snapshot

• This is a 1×3bd/2ba + 1×1bd/1ba units multifamily listed at $675k. Condition is rated good.
• This rent per unit is only 13% of the median local income ($206k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative. Per door: $-586/mo.
• To cash-flow at today's rent, offer at most $505k (25.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $442k (34.5% below list).
• Recommended offer: $442k (34.5% below list) — sets the bar for 1% rule.
• Cap rate 4.2% 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.
• 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.
• Zoned schools: Valley View El (math 48% / reading 52%, grade D+, #849 of 4,322 statewide, top 20%, 302 students, 10% FRL); West Ridge Middle (math 67% / reading 72%, grade A, #63 of 1,662 statewide, top 4%, 896 students, 0% FRL); Westlake H S (math 76% / reading 89%, grade A, #23 of 1,632 statewide, top 1%, 2,825 students, 0% FRL) — zoned schools at 3% FRL track the district average.
• Market conditions: 81 active listings in the ZIP; 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 $5k of loan paydown is wiped out by about $20k 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 42 days — a 3% lower offer ($655k) is reasonable based on typical stale-listing flexibility.

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 $442,100 (34.5% 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 42 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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: 0.65% ✗
• Cap rate: 4.21%
• Cash-on-cash: -7.44%
• DSCR: 0.67
• GRM: 12.7

CMA / ARV

• ARV (median comp): $710,000
• List price: $675,000
• Delta: -4.93%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 Canyon Edge Dr Unit A & B	0.02mi	6/4.0	2,700 (-15%)	1mo	$710,000	$263	73
1302 Olympus Dr	0.31mi	5/3.5 (-1)	3,127 (-2%)	15mo	$1,150,000	$368	63
1011 Castile Rd	0.14mi	5/4.5 (-1)	3,943 (+24%)	0mo	$1,969,000	$499	61
1206 Canyon Edge Dr	0.10mi	5/4.0 (-1)	3,491 (+10%)	20mo	$1,650,000	$473	57
1007 Ogden Dr	0.32mi	5/4.0 (-1)	3,602 (+14%)	9mo	$1,435,000	$398	50
801 Chrissys Cv	0.74mi	5/4.0 (-1)	3,441 (+8%)	1mo	$1,350,000	$392	45
1103 Mayan Way	0.39mi	5/3.5 (-1)	3,434 (+8%)	25mo	$1,029,000	$300	41
1503 Carlotta Ln	0.53mi	5/4.0 (-1)	3,500 (+10%)	18mo	$1,999,500	$571	38
9300 Winchester Rd	0.49mi	5/3.0 (-1)	2,808 (-12%)	18mo	$1,749,000	$623	34
1004 Elder Cir	1.37mi	5/4.0 (-1)	3,656 (+15%)	6mo	$1,999,900	$547	30
1707 Saracen Rd	0.48mi	5/4.0 (-1)	3,772 (+19%)	23mo	$1,724,990	$457	28
105 Westward Cv	0.70mi	5/3.0 (-1)	2,738 (-14%)	20mo	$780,000	$285	19

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: -29.3%
• Equity multiple: 0.03×
• Total profit: $-183,969
• Equity at exit: $100,645

10-year hold

• IRR: -29.6%
• Equity multiple: -0.35×
• Total profit: $-256,059
• Equity at exit: $58,362

Cash invested: $189,000 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 2 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78733

• Home prices YoY: -25.8%
• Active inventory: 81
• Price-to-rent: 27.4×

Monthly cashflow live

• Estimated rent: $4,421 high
• Mortgage (P&I): −$3,540
• Tax est. 1.5%: −$844 /mo · $10,125/yr
• Insurance: −$281
• HOA: −$0
• Vacancy / Maint / Mgmt: −$928
• Net cashflow: $-1,172

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	2	$2,050
1× unit	1	1	$2,371
Total (2 units)			$4,421

Break-even live

Break-even rent $5,905

Max offer price $505,383

Occupancy floor —

Sensitivity live

Price	-10% $-706	-5% $-939	+0% $-1,172	+5% $-1,405	+10% $-1,639
Rent	-10% $-1,521	-5% $-1,347	+0% $-1,172	+5% $-998	+10% $-823
Rate	-1.0pp $-832	-0.5pp $-1,001	base $-1,172	+0.5pp $-1,347	+1.0pp $-1,525

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: $168,750
• Closing costs: $20,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 Cuernavaca Dr N Unit B Austin, TX	1.0	1.0	900	$1,885	$2.09	139d	1	0.17mi
10010 Wildflower Ln Unit A Austin, TX	2.0	2.5	1450	$2,200	$1.52	0d	1	0.55mi
10010 Wildflower Ln Unit A Austin, TX	2.0	2.5	1450	$2,100	$1.45	139d	1	0.55mi
10010 Wildflower Ln Unit B Austin, TX	2.0	2.5	1215	$2,200	$1.81	10d	1	0.55mi

Listing history 39 events

1. 2026-09-24
   days on market $675,000 Active 42 DOM
2. 2026-09-23
   days on market $675,000 Active 41 DOM
3. 2026-09-22
   days on market $675,000 Active 40 DOM
4. 2026-09-21
   days on market $675,000 Active 39 DOM
5. 2026-09-20
   days on market $675,000 Active 38 DOM
6. 2026-09-19
   days on market $675,000 Active 37 DOM
7. 2026-09-18
   days on market $675,000 Active 36 DOM
8. 2026-09-17
   days on market $675,000 Active 35 DOM
9. 2026-09-16
   days on market $675,000 Active 34 DOM
10. 2026-09-15
    days on market $675,000 Active 33 DOM
11. 2026-09-14
    days on market $675,000 Active 32 DOM
12. 2026-09-13
    days on market $675,000 Active 31 DOM
13. 2026-09-12
    days on market $675,000 Active 30 DOM
14. 2026-09-11
    days on market $675,000 Active 29 DOM
15. 2026-09-05
    days on market $675,000 Active 23 DOM
16. 2026-09-04
    days on market $675,000 Active 22 DOM
17. 2026-09-03
    days on market $675,000 Active 21 DOM
18. 2026-08-31
    days on market $675,000 Active 18 DOM
19. 2026-08-30
    days on market $675,000 Active 17 DOM
20. 2026-08-29
    days on market $675,000 Active 16 DOM
21. 2026-08-28
    statusdays on market $675,000 Active 15 DOM
22. 2026-08-27
    days on market $675,000 Active Under Contract 14 DOM
23. 2026-08-26
    days on market $675,000 Active Under Contract 13 DOM
24. 2026-08-25
    days on market $675,000 Active Under Contract 12 DOM
25. 2026-08-24
    days on market $675,000 Active Under Contract 11 DOM
26. 2026-08-23
    status $675,000 Active Under Contract 10 DOM
27. 2026-08-23
    days on market $675,000 Active 10 DOM
28. 2026-08-22
    days on market $675,000 Active 9 DOM
29. 2026-08-21
    days on market $675,000 Active 8 DOM
30. 2026-08-20
    days on market $675,000 Active 7 DOM
31. 2026-08-19
    days on market $675,000 Active 6 DOM
32. 2026-08-18
    days on market $675,000 Active 5 DOM
33. 2026-08-17
    days on market $675,000 Active 4 DOM
34. 2026-08-16
    days on market $675,000 Active 3 DOM
35. 2026-08-15
    days on market $675,000 Active 2 DOM
36. 2026-08-14
    pricedays on market $675,000 Active 1 DOM
37. 2026-07-18
    price $685,000 Active
38. 2026-07-10
    price $700,000 Active
39. 2026-06-22
    price $730,000 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: $53,052
• − Mortgage interest: −$37,810
• − Property taxes: −$10,125
• − Insurance: −$3,375
• − Repairs & maintenance: −$4,244
• − Management: −$4,244
• − Depreciation: −$19,636
• Taxable loss: −$26,383
• Est. tax savings @ 24.0%: +$6,332
• After-tax cash flow: $-7,734/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $15,870–$47,610 screening

This multi-family home is in good condition with a good condition score of 75. It has a good roof, exterior, and interior. The kitchen and bathrooms need some updates to increase their resale and rental value.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace awnings — improves curb appeal and rental value ↑
• Both install new flooring in kitchen and bathrooms — modernizes spaces and improves resale value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 67/100

Zoned Schools

Elementary Valley View El D+ TX #849/4,322 Nat'l #12,529/41,679 Middle West Ridge Middle A TX #63/1,662 Nat'l #858/14,009 High Westlake H S A TX #23/1,632 Nat'l #889/17,239

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

A Composite livability gradescore 82/100

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 · 1,545,133 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

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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%

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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%

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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: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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