8212 Barton Club Dr Unit 11-5 · Barton Creek, TX 78735

$32,000

3 bd · 3.5 ba · 2,660 sqft · SingleFamily · 149 Days on market

Built 2001 0.25 ac lot $12/sqft · 97% below area $474/mo HOA · 17% of rent

---

Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0

Listing remarks MLS

TIMESHARE!! FRACTIONAL OWNERSHIP! Please make sure you and your buyer understand this before inquiring further! Please see attachments that explain fees, dues and how the reservations process works. Wonderful getaway for 27 days a year at the beautiful Barton Creek Resort & Spa. Cart Fee Only Golf!!

Key facts

• 0.25 acre lot
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $32k).
• Recommended offer: $28k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,056 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing B; Watch: amenities F, commute F, cost of living 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 falling (-4.4%/yr); 81 active listings in the ZIP; 2 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).

Forward outlook

• In year one you build about $3k of equity ($221 loan paydown + $3k appreciation (10.0% local appreciation)).
• Travis County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $9k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($28k) is reasonable based on typical stale-listing flexibility.

Recommended offer $28,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 8.80% ✓
• Cap rate: 63.68%
• Cash-on-cash: 204.94%
• DSCR: 10.12
• GRM: 0.9

CMA / ARV

• ARV (median comp): $1,144,529
• List price: $32,000
• Delta: -97.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8212 Barton Club Dr Unit Home 33 Int 1	0.00mi	3/3.5	2,660 (0%)	1mo	$32,000	$12	99
8212 Barton Club Dr Unit 12-2	0.00mi	3/3.5	2,660 (0%)	1mo	$32,000	$12	99
8212 Barton Club Dr Unit 33-11	0.00mi	3/3.5	2,660 (0%)	1mo	$32,000	$12	99
8212 Barton Club Dr Unit 12-9	0.00mi	3/3.5	2,603 (-2%)	3mo	$27,500	$11	94
8212 Barton Club Dr Unit 29-6	0.04mi	3/3.5	2,600 (-2%)	14mo	$32,000	$12	82
2305 Barton Creek Blvd #32	0.16mi	2/2.5 (-1)	2,548 (-4%)	20mo	$1,760,000	$691	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.94×
• Total profit: $106,967
• Equity at exit: $28,828

10-year hold

• IRR: —
• Equity multiple: 26.03×
• Total profit: $224,241
• Equity at exit: $62,169

Cash invested: $8,960 (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 78735

• Home prices YoY: 26.7%
• Rents YoY: -4.4%
• Active inventory: 81
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $2,817 medium
• Mortgage (P&I): −$168
• Tax est. 1.5%: −$40 /mo · $480/yr
• Insurance: −$13
• HOA: −$474
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $1,530

Break-even live

Break-even rent $880

Max offer price $32,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,552	-5% $1,541	+0% $1,530	+5% $1,519	+10% $1,508
Rent	-10% $1,308	-5% $1,419	+0% $1,530	+5% $1,641	+10% $1,753
Rate	-1.0pp $1,546	-0.5pp $1,538	base $1,530	+0.5pp $1,522	+1.0pp $1,513

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6108 Cape Coral Dr Austin, TX	4.0	3.0	3100	$7,900	$2.55	20d	1	1.37mi
6108 Cape Coral Dr Austin, TX	4.0	3.0	3100	$7,900	$2.55	3d	1	1.37mi

HOA detail

• Monthly dues: $474 · $5,688/yr

Listing history 15 events

1. 2026-06-21
   days on market $32,000 Active 149 DOM
2. 2026-06-18
   days on market $32,000 Active 146 DOM
3. 2026-06-17
   days on market $32,000 Active 145 DOM
4. 2026-06-16
   days on market $32,000 Active 144 DOM
5. 2026-06-15
   days on market $32,000 Active 143 DOM
6. 2026-06-13
   days on market $32,000 Active 141 DOM
7. 2026-06-09
   days on market $32,000 Active 137 DOM
8. 2026-06-08
   days on market $32,000 Active 136 DOM
9. 2026-06-07
   days on market $32,000 Active 135 DOM
10. 2026-06-05
    days on market $32,000 Active 132 DOM
11. 2026-06-03
    days on market $32,000 Active 131 DOM
12. 2026-06-02
    days on market $32,000 Active 130 DOM
13. 2026-06-01
    days on market $32,000 Active 129 DOM
14. 2026-05-31
    days on market $32,000 Active 128 DOM
15. 2026-01-23
    listed $32,000 Active 306-char remark

    Show marketing remark (306 chars)

    TIMESHARE!! FRACTIONAL OWNERSHIP! Please make sure you and your buyer understand this before inquiring further! Please see attachments that explain fees, dues and how the reservations process works. Wonderful getaway for 27 days a year at the beautiful Barton Creek Resort & Spa. Cart Fee Only Golf!!

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

Taxation est. · year 1

• Rental income: $33,803
• − Mortgage interest: −$1,792
• − Property taxes: −$480
• − Insurance: −$160
• − Repairs & maintenance: −$2,704
• − Management: −$2,704
• − HOA: −$5,688
• − Depreciation: −$931
• Taxable income: $19,343
• Est. tax owed @ 24.0%: −$4,642
• After-tax cash flow: $13,720/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 — Barton Creek

• Score: 60/100
• State rank: #1056
• US rank: #18742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barton Creek, TX
• County: Travis County · 1,299,254 people
• City population: 20,112
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 20,996
• Household income: $139,191
• Rent vs Own: 53.5% rent · 46.5% own
• Severe rent burden: 884.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 18% Two or more races 11% Asian 8% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 6% Lithuanian 4% Slovak 2%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 13% Other Asian/Pacific 2% Other Indo-European 2%

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: ▲ 113.90%
• Current HPI: 540.22
• Rent YoY: ▼ -4.41%
• 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

1 event — show timeline

• 2026-01-23 Listed $32,000 Unlock MLS