4802 Tannehill Ln · Austin, TX 78723

$275,000

3 bd · 2.0 ba · 1,890 sqft · SingleFamily public records · 57 Days on market

Built 1964 9,709 sqft lot $146/sqft · 40% below area Est $458k · 40% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• 1% rule +5.2/10.0
• DSCR +4.3/10.0
• Livability +4.1/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great rehab or redevelopment opportunity on a large level lot in East Austin. Located under 3 miles from Mueller and blocks from the Morris Williams Golf course.

Key facts

• Large level lot
• 9,709 sq ft lot
• 2 parking spots

Tags

• LARGE LEVEL LOT

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $37 ($446/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $267k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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.
• 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 soft (-1.0%/yr); 259 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
• This rent runs 34% of the median local income ($100k/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 $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 57 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 80% 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 $266,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.02% ✓
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 8.2

CMA / ARV

• ARV (median comp): $458,121
• List price: $275,000
• Delta: -39.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4802 Tannehill Ln	0.00mi	3/1.5	1,890 (0%)	1mo	$275,000	$146	97
5600 E Martin Luther King Jr Blvd	0.04mi	3/2.0	1,839 (-3%)	4mo	$325,000	$177	91
5608 Northdale Dr	0.13mi	2/2.5 (-1)	1,944 (+3%)	7mo	$299,000	$154	76
5610 Northdale Dr	0.12mi	3/2.0	1,700 (-10%)	4mo	$499,000	$294	74
4904 Eastdale Dr	0.09mi	3/2.0	1,628 (-14%)	0mo	$435,000	$267	72
4814 Carsonhill Dr	0.43mi	4/2.0 (+1)	1,866 (-1%)	2mo	$599,900	$321	71
6101 Provencial Cv	0.38mi	4/2.5 (+1)	1,966 (+4%)	4mo	$399,999	$203	65
6102 Provencial Cv	0.38mi	4/3.0 (+1)	2,003 (+6%)	2mo	$419,000	$209	62
4102 Tannehill Ln	0.56mi	3/3.5	1,913 (+1%)	6mo	$649,000	$339	60
5000 Baker St	0.64mi	4/3.0 (+1)	1,900 (+0%)	2mo	$619,000	$326	59
1712 Hillcrest Ln	0.68mi	4/2.0 (+1)	1,800 (-5%)	5mo	$499,999	$278	51
5202 Rob Scott St	0.67mi	3/2.5	1,721 (-9%)	4mo	$585,000	$340	48

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.35×
• Total profit: $-50,202
• Equity at exit: $41,003

10-year hold

• IRR: -21.2%
• Equity multiple: 0.07×
• Total profit: $-71,568
• 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 78723

• Rents YoY: -1.0%
• Active inventory: 259
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,805 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$622 /mo · $7,463/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $37

Break-even live

Break-even rent $2,758

Max offer price $275,000

Occupancy floor 94%

Sensitivity live

Price	-10% $193	-5% $115	+0% $37	+5% $-41	+10% $-119
Rent	-10% $-184	-5% $-74	+0% $37	+5% $148	+10% $259
Rate	-1.0pp $176	-0.5pp $107	base $37	+0.5pp $-34	+1.0pp $-107

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4900 Eastdale Dr Austin, TX	3.0	1.5	1511	$2,350	$1.56	5d	1	0.08mi
5604 Northdale Dr Austin, TX	3.0	2.0	1255	$2,300	$1.83	44d	1	0.11mi
4617 Tannehill Ln Austin, TX	3.0	1.0–2.0	971	$2,924	$3.01	3d	14	0.20mi
5305 Jason Dr Austin, TX	4.0	2.5	2200	$3,800	$1.73	44d	1	0.31mi
4500 Woodmoor Cir Austin, TX	3.0	2.0	1945	$2,750	$1.41	44d	1	0.37mi
1916 Webberville Rd Unit B Austin, TX	4.0	3.0	2153	$3,795	$1.76	5d	1	0.41mi
4601 Bundyhill Dr Austin, TX	4.0	3.0	1436	$2,100	$1.46	24d	1	0.48mi
5109 Stone Gate Dr Unit 2 Austin, TX	3.0	3.5	1940	$3,750	$1.93	18d	1	0.50mi
5301 Cobalt Canopy Bnd Austin, TX	4.0	3.0	1931	$3,100	$1.61	18d	1	0.63mi
1736 Bunche Rd Unit B2 Austin, TX	3.0	2.5	1513	$3,650	$2.41	24d	1	0.63mi
1736 Bunche Rd Unit B5 Austin, TX	3.0	2.5	1513	$3,650	$2.41	44d	1	0.63mi
4801 Springdale Rd Austin, TX	2.0	2.0	1153	$2,100	$1.82	44d	2	0.64mi
5006 Baker St Unit A Austin, TX	2.0	1.5	1490	$2,500	$1.68	44d	1	0.65mi
4810 Plum Peach Bnd Austin, TX	3.0	2.5	1967	$3,400	$1.73	44d	1	0.65mi
1736 Bunche Rd Bldg 1 Austin, TX	4.0	3.5	1924	$4,000	$2.08	44d	1	0.65mi
4801 Springdale Rd #1207 Austin, TX	2.0	2.0	1306	$2,200	$1.68	21d	1	0.66mi
4808 Plum Peach Bnd Austin, TX	3.0	2.5	2150	$3,400	$1.58	24d	1	0.66mi
4712 Plum Peach Bnd Austin, TX	4.0	2.5	2144	$3,250	$1.52	24d	1	0.69mi
4506 Night Owl Ln Austin, TX	4.0	3.0	2571	$4,300	$1.67	18d	1	0.70mi
4405 Night Owl Ln Austin, TX	3.0	2.5	1936	$3,850	$1.99	15d	1	0.74mi
5521 Springdale Rd Austin, TX	2.0	1.0–2.0	889	$2,510	$2.82	3d	20	0.83mi
4702 Bandera Rd Austin, TX	3.0	2.0	1404	$2,600	$1.85	5d	1	0.83mi
4701 Bandera Rd Austin, TX	3.0	3.0	2205	$2,000	$0.91	22d	1	0.86mi
5523 Springdale Rd Austin, TX	2.0	2.0	1247	$2,440	$1.96	21d	1	0.88mi
4702 Kitty Ave Unit A Austin, TX	3.0	2.0	1881	$3,350	$1.78	44d	1	0.89mi
6001 Ed Bluestein Blvd Austin, TX	3.0	2.0	1522	$2,369	$1.56	21d	1	0.89mi
5002 Pecan Springs Rd #6 Austin, TX	3.0	2.5	2100	$3,300	$1.57	17d	1	0.93mi
6000 Ed Bluestein Blvd Austin, TX	1.0–3.0	1.0–2.0	940	$2,444	$2.60	3d	35	0.94mi
1604 Springdale Rd Austin, TX	3.0	2.0	1929	$2,450	$1.27	44d	1	0.97mi
1217 Delano St Unit A Austin, TX	3.0	2.0	1408	$1,795	$1.27	24d	1	1.01mi
1142 Eleanor St #2 Austin, TX	2.0	2.0	1326	$3,250	$2.45	5d	1	1.14mi
5109 Lott Ave Unit AA Austin, TX	3.0	2.5	1617	$2,950	$1.82	15d	1	1.16mi
4305 Leslie Ave Austin, TX	3.0	2.0	1408	$3,450	$2.45	44d	1	1.16mi
4305 Leslie Ave Austin, TX	3.0	2.0	1408	$3,450	$2.45	24d	1	1.16mi
5005 Cottonwood Cir Unit B Austin, TX	3.0	2.0	1803	$1,950	$1.08	44d	1	1.24mi
1130 Lott Ave Unit B Austin, TX	3.0	2.5	1700	$2,695	$1.59	15d	1	1.25mi
1148 Webberville Rd Austin, TX	2.0	2.5–3.0	1464	$3,248	$2.22	44d	3	1.30mi
6525 Ed Bluestein Blvd Austin, TX	1.0–2.0	1.0–2.0	893	$2,151	$2.41	2d	27	1.32mi
5334 Sendero Hills Pkwy Austin, TX	3.0	3.0	2166	$4,299	$1.98	24d	1	1.34mi
6205 Hyside Dr Unit B Austin, TX	2.0	1.0	1776	$1,500	$0.84	44d	1	1.36mi

Listing history 4 events

1. 2026-04-30
   status Active 161-char remark

   Show marketing remark (161 chars)

   Great rehab or redevelopment opportunity on a large level lot in East Austin. Located under 3 miles from Mueller and blocks from the Morris Williams Golf course.

2. 2026-04-08
   historical Active Under Contract 161-char remark

   Show marketing remark (161 chars)

   Great rehab or redevelopment opportunity on a large level lot in East Austin. Located under 3 miles from Mueller and blocks from the Morris Williams Golf course.

3. 2026-03-24
   listed $275,000 Active 161-char remark

   Show marketing remark (161 chars)

   Great rehab or redevelopment opportunity on a large level lot in East Austin. Located under 3 miles from Mueller and blocks from the Morris Williams Golf course.

4. 1964-06-26
   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: $7,463 · $622/mo
• Projected year-2 tax: $7,463 · $622/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 ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,658
• − Mortgage interest: −$15,404
• − Property taxes: −$7,463
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,693
• − Management: −$2,693
• − Depreciation: −$8,000
• Taxable loss: −$3,970
• Est. tax savings @ 24.0%: +$953
• After-tax cash flow: $1,399/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 — 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

• Census place: Austin, TX
• County: Travis County · 1,299,254 people
• City population: 1,066,854
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 38,129
• Household income: $100,329
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 1978.0

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 0.67)
• Race & ethnicity: White 44% Hispanic / Latino 34% Two or more races 16% Black 12% Asian 4%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 14% · Canada, South Korea
• Languages at home: 72% English-only · Spanish 22% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -591.82%
• Current HPI: 284.0644
• Rent YoY: ▼ -0.98%
• 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

4 events — show timeline

• 2026-04-30 Relisted — Unlock MLS
• 2026-04-08 Contingent — Unlock MLS
• 2026-03-24 Listed $275,000 Unlock MLS
• 1964-06-26 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2026): $7,463 · -11.3% YoY. Source: county tax records.