7051 Meadow Lake Blvd #10103 · Austin, TX 78744

$206,000

3 bd · 2.5 ba · 1,221 sqft · Condo · 183 Days on market

Built 2016 Excellent condition $169/sqft · 8% below area Est $225k · 8% under $235/mo HOA · 14% of rent

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Why this score? — see what drove the F 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 +11.3/15.0
• Cash flow +7.1/30.0
• Condition / age +4.8/5.0
• Livability +4.1/5.0
• 1% rule +3.4/10.0
• Rent growth +1.9/5.0
• DSCR +1.3/10.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your future home in vibrant Southeast Austin! This thoughtfully designed 3-bedroom, 2.5-bath townhome offers modern living with energy-efficient features and stylish finishes. Inside, you’ll find an inviting layout with granite countertops, Energy Star-rated appliances, and a cozy, functional design perfect for everyday living. Enjoy community amenities including a playground, picnic areas, and well-maintained green spaces—ideal for relaxing or spending time with friends and family. Situated in a growing neighborhood, this townhome offers convenient access to local shopping, dining, and entertainment options, making it an excellent choice for both comfort and lifestyle. Please note: This home is part of the City of Austin’s Affordable Housing Program and must be sold to an income-qualified buyer who has applied and been approved for the program. Household income must not exceed 80% of the Median Family Income (MFI). Please review the attached MFI chart or visit HomeBaseTexas.org for details and application instructions before calling or texting. Photos are representative and not of the actual unit. Don’t miss this opportunity—contact us today to learn more!

Key facts

• Community amenities
• Granite countertops
• Playground

Tags

• ENERGY EFFICIENT FEATURES
• GRANITE COUNTERTOPS
• ENERGY STAR RATED APPLIANCES
• COMMUNITY AMENITIES
• PLAYGROUND
• PICNIC AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $206k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-289 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (15.9% below list).
• Recommended offer: $164k (20.3% below list) — sets the bar for cash-flow.
• Cap rate 4.6% 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 (-2.4%/yr); 546 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 40d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 183 days — a 12% lower offer ($181k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,120 (20.3% 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 183 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 0.84% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.02%
• DSCR: 0.73
• GRM: 9.9

CMA / ARV

• ARV (median comp): $225,128
• List price: $206,000
• Delta: -8.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4714 Lambs Ln	0.28mi	3/2.0	1,112 (-9%)	1mo	$199,000	$179	69
4616 Borage Dr	0.21mi	3/2.0	1,090 (-11%)	2mo	$249,000	$228	69
8004 Andravida Dr	1.28mi	3/2.0	1,214 (-1%)	0mo	$315,000	$259	62
4905 Lambs Ln	0.21mi	3/2.0	1,451 (+19%)	2mo	$345,000	$238	61
7300 Quicksilver Cir	0.25mi	2/2.0 (-1)	1,030 (-16%)	0mo	$315,000	$306	56
6000 Wagon Bnd	1.28mi	3/2.0	1,289 (+6%)	3mo	$360,000	$279	51
5613 Jacaranda Dr	1.30mi	3/2.0	1,344 (+10%)	2mo	$299,999	$223	45
2512 E Stassney Ln	1.29mi	3/2.0	1,086 (-11%)	0mo	$200,000	$184	44
6127 Wagon Bend Trl	1.02mi	4/3.0 (+1)	1,314 (+8%)	2mo	$364,900	$278	44
7812 Bixler Dr	1.14mi	3/2.0	1,035 (-15%)	2mo	$312,500	$302	36
6504 Ranchito Dr	1.39mi	3/2.0	1,472 (+21%)	2mo	$340,000	$231	36
5541 Pine Pl	1.35mi	3/2.0	1,425 (+17%)	2mo	$375,000	$263	36

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: -30.6%
• Equity multiple: 0.02×
• Total profit: $-56,723
• Equity at exit: $30,715

10-year hold

• IRR: -58.1%
• Equity multiple: -0.60×
• Total profit: $-92,066
• Equity at exit: $17,811

Cash invested: $57,680 (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 78744

• Home prices YoY: -33.6%
• Rents YoY: -2.4%
• Active inventory: 546
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,733 high
• Mortgage (P&I): −$1,080
• Tax est. 1.5%: −$258 /mo · $3,090/yr
• Insurance: −$86
• HOA: −$235
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-289

Break-even live

Break-even rent $2,100

Max offer price $164,120

Occupancy floor —

Sensitivity live

Price	-10% $-147	-5% $-218	+0% $-289	+5% $-361	+10% $-432
Rent	-10% $-426	-5% $-358	+0% $-289	+5% $-221	+10% $-153
Rate	-1.0pp $-186	-0.5pp $-237	base $-289	+0.5pp $-343	+1.0pp $-397

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: $51,500
• Closing costs: $6,180
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4803 Misty Slope Ln Austin, TX	2.0	1.0	1008	$1,850	$1.84	93d	1	0.10mi
6906 Lovely Ln Austin, TX	2.0	1.5	1234	$1,750	$1.42	71d	1	0.14mi
6906 Lovely Ln Austin, TX	2.0	1.5	1234	$1,750	$1.42	93d	1	0.14mi
4814 Misty Slope Ln Austin, TX	2.0	1.5	1194	$1,700	$1.42	93d	1	0.15mi
4814 Misty Slope Ln Austin, TX	2.0	1.5	1194	$1,700	$1.42	51d	1	0.15mi
4800 Saguaro Rd Austin, TX	3.0	1.0	912	$1,600	$1.75	53d	1	0.26mi
4608 Silverstone Dr Austin, TX	3.0	2.0	892	$500	$0.56	60d	1	0.26mi
4423 Magin Meadow Dr Austin, TX	3.0	2.0	1456	$1,500	$1.03	10d	1	0.29mi
4423 Magin Meadow Dr Austin, TX	3.0	2.0	1456	$1,500	$1.03	93d	1	0.29mi
4714 Lambs Ln Austin, TX	3.0	2.0	1112	$1,975	$1.78	12d	1	0.29mi
4420 Magin Meadow Dr Austin, TX	3.0	2.0	1232	$1,600	$1.30	35d	1	0.31mi
4420 Magin Meadow Dr Austin, TX	3.0	2.0	1232	$1,600	$1.30	64d	1	0.31mi
4416 Magin Meadow Dr Austin, TX	3.0	2.0	1232	$1,600	$1.30	12d	1	0.32mi
6906 Deep Cir Unit B Austin, TX	3.0	2.0	957	$1,450	$1.52	93d	1	0.33mi
2520 Bitter Creek Dr Austin, TX	4.0	2.0	1272	$2,000	$1.57	30d	1	0.43mi
2511 Bucks Run Unit A Austin, TX	2.0	2.0	900	$1,450	$1.61	93d	1	0.43mi
4811 Brushy Ridge Dr Austin, TX	3.0	2.0	979	$1,950	$1.99	52d	1	0.46mi
7107 Leppke Cv Austin, TX	3.0	2.5	1442	$2,500	$1.73	21d	1	0.47mi
4403 Quicksilver Blvd Austin, TX	3.0	2.0	1213	$1,995	$1.64	17d	1	0.49mi
2325 Bendridge Trl Austin, TX	3.0	1.0	870	$1,725	$1.98	22d	1	0.57mi
2809 E William Cannon Dr Unit E306 Austin, TX	2.0	2.0	888	$1,069	$1.20	39d	1	0.60mi
2321 Lakehurst Dr Austin, TX	3.0	2.0	960	$2,100	$2.19	21d	1	0.64mi
4605 Brassiewood Dr Austin, TX	4.0	2.0	1258	$1,850	$1.47	73d	1	0.66mi
2313 Lakehurst Dr Austin, TX	4.0	2.0	1197	$2,250	$1.88	12d	1	0.67mi
6601 Stonleigh Pl Austin, TX	4.0	1.5	961	$1,695	$1.76	62d	1	0.69mi
2302 E William Cannon Dr Austin, TX	2.0–4.0	2.0	1059	$1,622	$1.53	10d	12	0.79mi
2202 E William Cannon Dr Unit 2018 Austin, TX	2.0	2.0	926	$1,070	$1.16	40d	1	0.82mi
2202 E William Cannon Dr Unit 3018 Austin, TX	3.0	2.0	1029	$1,277	$1.24	40d	1	0.82mi
2202 E William Cannon Dr Unit 312 Austin, TX	3.0	2.0	1029	$1,248	$1.21	10d	1	0.82mi
2202 E William Cannon Dr Unit 215 Austin, TX	2.0	2.0	926	$1,164	$1.26	10d	1	0.82mi
2202 E William Cannon Dr Unit 711 Austin, TX	3.0	2.0	1029	$1,242	$1.21	35d	1	0.82mi
2202 E William Cannon Dr Unit 2229 Austin, TX	2.0	2.0	926	$1,164	$1.26	25d	1	0.82mi
2202 E William Cannon Dr Unit 611 Austin, TX	2.0	2.0	926	$1,045	$1.13	34d	1	0.82mi
2202 E William Cannon Dr Unit 2235 Austin, TX	3.0	2.0	1029	$1,378	$1.34	62d	1	0.82mi
2202 E William Cannon Dr Unit 2259 Austin, TX	2.0	2.0	926	$1,171	$1.26	93d	1	0.82mi
7012 Encanto Trl Austin, TX	3.0	2.0	1343	$2,250	$1.68	42d	1	0.83mi
2008 Nogales Trl Austin, TX	3.0	2.5	1491	$1,999	$1.34	18d	1	0.84mi
6222 Wagon Bnd Austin, TX	4.0	2.0	1461	$2,250	$1.54	32d	1	0.86mi
2002 Nogales Trl Austin, TX	3.0	2.5	1421	$1,900	$1.34	93d	1	0.87mi
7336 Bluff Springs Rd Austin, TX	2.0	2.0	1100	$1,479	$1.34	93d	1	0.94mi

HOA detail $235/mo · $2,820/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $206,000 Active 183 DOM
2. 2026-08-06
   days on market $206,000 Active 181 DOM
3. 2026-08-05
   days on market $206,000 Active 180 DOM
4. 2026-08-04
   days on market $206,000 Active 179 DOM
5. 2026-08-03
   days on market $206,000 Active 178 DOM
6. 2026-07-31
   days on market $206,000 Active 175 DOM
7. 2026-07-30
   days on market $206,000 Active 173 DOM
8. 2026-07-28
   days on market $206,000 Active 172 DOM
9. 2026-07-26
   pricedays on market $206,000 Active 170 DOM
10. 2026-07-24
    days on market $214,434 Active 168 DOM
11. 2026-07-23
    days on market $214,434 Active 167 DOM
12. 2026-07-22
    days on market $214,434 Active 166 DOM
13. 2026-07-21
    days on market $214,434 Active 165 DOM
14. 2026-07-20
    days on market $214,434 Active 164 DOM
15. 2026-07-18
    days on market $214,434 Active 162 DOM
16. 2026-07-18
    days on market $214,434 Active 161 DOM
17. 2026-07-16
    days on market $214,434 Active 160 DOM
18. 2026-07-15
    days on market $214,434 Active 159 DOM
19. 2026-07-14
    days on market $214,434 Active 158 DOM
20. 2026-07-13
    days on market $214,434 Active 157 DOM
21. 2026-07-13
    days on market $214,434 Active 156 DOM
22. 2026-07-11
    days on market $214,434 Active 155 DOM
23. 2026-07-10
    days on market $214,434 Active 154 DOM
24. 2026-07-09
    days on market $214,434 Active 153 DOM
25. 2026-07-07
    days on market $214,434 Active 151 DOM
26. 2026-07-06
    days on market $214,434 Active 150 DOM
27. 2026-07-05
    days on market $214,434 Active 149 DOM
28. 2026-07-03
    days on market $214,434 Active 147 DOM
29. 2026-07-02
    days on market $214,434 Active 146 DOM
30. 2026-07-01
    days on market $214,434 Active 145 DOM
31. 2026-06-30
    days on market $214,434 Active 144 DOM
32. 2026-06-29
    days on market $214,434 Active 143 DOM
33. 2026-06-28
    days on market $214,434 Active 142 DOM
34. 2026-06-26
    days on market $214,434 Active 140 DOM
35. 2026-06-24
    days on market $214,434 Active 138 DOM
36. 2026-06-22
    days on market $214,434 Active 136 DOM
37. 2026-06-21
    days on market $214,434 Active 135 DOM
38. 2026-06-18
    days on market $214,434 Active 132 DOM
39. 2026-06-17
    days on market $214,434 Active 131 DOM
40. 2026-06-16
    days on market $214,434 Active 130 DOM
41. 2026-06-15
    days on market $214,434 Active 129 DOM
42. 2026-06-13
    days on market $214,434 Active 127 DOM
43. 2026-06-09
    days on market $214,434 Active 123 DOM
44. 2026-06-08
    days on market $214,434 Active 122 DOM
45. 2026-06-07
    days on market $214,434 Active 121 DOM
46. 2026-06-05
    days on market $214,434 Active 118 DOM
47. 2026-06-03
    days on market $214,434 Active 117 DOM
48. 2026-06-02
    days on market $214,434 Active 116 DOM
49. 2026-06-01
    days on market $214,434 Active 115 DOM
50. 2026-05-31
    days on market $214,434 Active 114 DOM

ⓘ 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 6 d/yr ≥109°F today · 18 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: $20,798
• − Mortgage interest: −$11,539
• − Property taxes: −$3,090
• − Insurance: −$1,030
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − HOA: −$2,820
• − Depreciation: −$5,993
• Taxable loss: −$7,002
• Est. tax savings @ 24.0%: +$1,680
• After-tax cash flow: $-1,793/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 · 13 photos

Excellent 95/100 None rehab

This townhouse is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for minor updates to enhance its curb appeal and rental value.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Landscaping improvements — Well-maintained landscaping can attract tenants and increase rental value. ↑

F Composite school gradezoned avg 6/100

Zoned Schools

Middle Mendez Middle F TX #1,658/1,662 Nat'l #13,760/14,009

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

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

• Census place: Austin, TX
• County: Travis County · 1,545,133 people
• City population: 1,066,854
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 50,986
• Household income: $83,002
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 13% of renters

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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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 25% White 23% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 56%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 22% · Canada, Jamaica
• Languages at home: 54% English-only · Spanish 43% Other Indo-European 1% Other Asian/Pacific 1%

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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: ▼ -148.47%
• Current HPI: 293.966
• Rent YoY: ▼ -2.41%
• Metro: Austin-Round Rock-Georgetown, TX
• 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

Price history

1 event — show timeline

• 2026-02-06 Listed $214,434 Unlock MLS