1105 N Cuernavaca Dr Unit A & B

Austin, TX 78733

$675,000D-

6 bd · 4.0 ba · 3,174 sqft · Built 2007 · MultiFamily · Active · 42 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $4,421/mo
• Mortgage (P&I): −$3,540
• Tax + insurance: −$1,125
• HOA: −$0
• Vac / Maint / Mgmt: −$928
• Net cashflow: $-1,172/mo
• Annual: $-14,066/yr
• Cap rate: 4.21%
• Cash-on-cash: -7.44%
• DSCR: 0.67
• 1% rule: 0.65%
• Cash to close: $189,000

Investor read

• This is a 1×3bd/2ba + 1×1bd/1ba units multifamily listed at $675k. Condition is rated good.
• 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).
• It's been on market 42 days — a 3% lower offer ($655k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $442k (34.5% below list) — sets the bar for 1% rule.
• 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.
• 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).
• Travis County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• 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.
• 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.

Questions for listing agent

• 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?
• 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?
• Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
• What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.