Caprock Plan · Austin, TX 78747

$387,990

4 bd · 2.5 ba · 2,543 sqft · SingleFamily · 470 Days on market

↓ 9% since listing

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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 +7.5/15.0
• Cash flow +4.5/30.0
• Livability +4.1/5.0
• Schools +3.4/10.0
• Appreciation +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

The Caprock floorplan is a versatile 2-story home offering 2,543 square feet of thoughtfully designed living space. With 4-5 bedrooms, 2.5 bathrooms, and a 2-car garage, this home is perfect for those seeking both space and comfort.

Key facts

• 2 garage spots
• Listed 470 days

🏗️ New construction. The $387,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $479,464.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $388k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (31.9% below list).
• Recommended offer: $264k (31.9% below list) — sets the bar for 1% rule.
• Cap rate 3.2% 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.
• 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); 391 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 ($93k/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 $3k of loan paydown is wiped out by about $14k 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 470 days — a 12% lower offer ($341k) 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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,082 (31.9% 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 470 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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. 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. 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?
7. 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.
8. 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.
9. 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: 0.55% ✗
• Cap rate: 3.22%
• Cash-on-cash: -10.97%
• DSCR: 0.51
• GRM: 15.1

CMA / ARV

• ARV (median comp): $479,464
• List price: $387,990
• Delta: -19.08%
• 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
4521 Bridal Veil Dr	0.23mi	4/2.5	2,543 (0%)	4mo	$429,990	$169	86
12112 Dillon Falls Dr	0.25mi	4/2.5	2,543 (0%)	5mo	$404,990	$159	84
4508 Bridal Veil Dr	0.22mi	5/3.0 (+1)	2,543 (0%)	0mo	$419,990	$165	82
4609 Lava Island Dr	0.28mi	5/3.0 (+1)	2,543 (0%)	1mo	$414,990	$163	79
4513 Lava Island Dr	0.30mi	5/3.0 (+1)	2,543 (0%)	1mo	$424,990	$167	79
4529 Bridal Veil Dr	0.23mi	5/3.0 (+1)	2,543 (0%)	5mo	$454,990	$179	78
4501 Lava Island Dr	0.31mi	5/3.0 (+1)	2,543 (0%)	2mo	$442,990	$174	77
11921 Dillon Falls Dr	0.17mi	4/2.5	2,323 (-9%)	6mo	$389,990	$168	73
4509 Beacon Bay Dr	0.20mi	4/2.5	2,323 (-9%)	4mo	$399,990	$172	73
20117 Aqua Reef Dr	0.19mi	4/3.0	2,255 (-11%)	4mo	$439,990	$195	67
10923 Preston Trails Dr	0.69mi	3/2.0 (-1)	2,438 (-4%)	1mo	$599,900	$246	53
10925 Preston Trails Dr	0.68mi	4/3.0	2,343 (-8%)	5mo	$350,000	$149	49

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: -39.5%
• Equity multiple: -0.22×
• Total profit: $-163,555
• Equity at exit: $71,490

10-year hold

• IRR: -84.3%
• Equity multiple: -1.03×
• Total profit: $-272,815
• Equity at exit: $41,455

Cash invested: $134,250 (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 78747

• Home prices YoY: -1.9%
• Rents YoY: -1.0%
• Active inventory: 391
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,641 high
• Mortgage (P&I): −$2,514
• Tax est. 1.5%: −$599 /mo · $7,192/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-1,227

Break-even live

Break-even rent $4,194

Max offer price $301,883

Occupancy floor —

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: $119,866
• Closing costs: $14,384
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4708 Sea Salt Dr Austin, TX	3.0	2.5	2279	$2,800	$1.23	43d	1	0.02mi
4700 Sea Salt Dr Austin, TX	3.0	2.0	2429	$2,600	$1.07	23d	1	0.05mi
11802 Hurricane Haze Dr Austin, TX	3.0	2.5	2146	$2,845	$1.33	20d	1	0.07mi
4505 Cool Gray Cv Austin, TX	4.0	3.0	2435	$2,595	$1.07	2d	1	0.11mi
11313 County Down Dr Austin, TX	4.0	2.0	2334	$2,900	$1.24	14d	1	0.65mi
11628 Lago de Garda Dr Austin, TX	5.0	2.5	2637	$2,695	$1.02	4d	1	0.76mi
11121 Mickelson Dr Austin, TX	4.0	3.0	2656	$2,500	$0.94	43d	1	0.82mi
607 Allende Bnd Austin, TX	5.0	3.5	3327	$3,795	$1.14	1d	1	1.09mi
601 Puerta Vallarta Ln Austin, TX	3.0	2.0	1843	$2,490	$1.35	43d	1	1.12mi
12215 Coronilla Bnd Manchaca, TX	4.0	3.0	2372	$2,895	$1.22	4d	1	1.27mi
12215 Coronilla Bnd Manchaca, TX	4.0	3.0	2372	$2,900	$1.22	17d	1	1.27mi
12215 Coronilla Bnd Manchaca, TX	4.0	3.0	2372	$2,900	$1.22	23d	1	1.27mi
5701 Southerner Way Austin, TX	4.0	2.5	2488	$2,399	$0.96	4d	1	1.30mi
10412 Premier Park St Austin, TX	4.0	3.5	2340	$2,450	$1.05	17d	1	1.37mi
6501 Dragride Rd Buda, TX	5.0	3.0	2585	$2,595	$1.00	16d	1	1.37mi
10215 River Plantation Dr Unit B Austin, TX	3.0	2.5	2707	$2,550	$0.94	17d	1	1.37mi
12600 Purple Prairie Ln Buda, TX	5.0	3.5	3506	$3,995	$1.14	43d	1	1.41mi
12603 Purple Prairie Ln Buda, TX	4.0	3.0	2691	$2,995	$1.11	4d	1	1.43mi
6201 Pine Leaf Trl Austin, TX	4.0	2.5	2381	$2,750	$1.15	2d	1	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $387,990 Active 470 DOM
2. 2026-06-17
   days on market $387,990 Active 469 DOM
3. 2026-06-16
   days on market $387,990 Active 468 DOM
4. 2026-06-15
   days on market $387,990 Active 467 DOM
5. 2026-06-13
   days on market $387,990 Active 465 DOM
6. 2026-06-09
   days on market $387,990 Active 461 DOM
7. 2026-06-08
   days on market $387,990 Active 460 DOM
8. 2026-06-07
   days on market $387,990 Active 459 DOM
9. 2026-06-05
   days on market $387,990 Active 456 DOM
10. 2026-06-03
    days on market $387,990 Active 455 DOM
11. 2026-06-02
    days on market $387,990 Active 454 DOM
12. 2026-06-01
    days on market $387,990 Active 453 DOM
13. 2026-05-31
    days on market $387,990 Active 452 DOM
14. 2026-02-21
    price $387,990 232-char remark

    Show marketing remark (232 chars)

    The Caprock floorplan is a versatile 2-story home offering 2,543 square feet of thoughtfully designed living space. With 4-5 bedrooms, 2.5 bathrooms, and a 2-car garage, this home is perfect for those seeking both space and comfort.

15. 2026-02-04
    price $386,990 232-char remark

    Show marketing remark (232 chars)

    The Caprock floorplan is a versatile 2-story home offering 2,543 square feet of thoughtfully designed living space. With 4-5 bedrooms, 2.5 bathrooms, and a 2-car garage, this home is perfect for those seeking both space and comfort.

16. 2026-01-27
    price $385,990 232-char remark

    Show marketing remark (232 chars)

    The Caprock floorplan is a versatile 2-story home offering 2,543 square feet of thoughtfully designed living space. With 4-5 bedrooms, 2.5 bathrooms, and a 2-car garage, this home is perfect for those seeking both space and comfort.

17. 2026-01-20
    price $384,990 232-char remark

    Show marketing remark (232 chars)

    The Caprock floorplan is a versatile 2-story home offering 2,543 square feet of thoughtfully designed living space. With 4-5 bedrooms, 2.5 bathrooms, and a 2-car garage, this home is perfect for those seeking both space and comfort.

18. 2025-12-04
    price $383,990 232-char remark

    Show marketing remark (232 chars)

    The Caprock floorplan is a versatile 2-story home offering 2,543 square feet of thoughtfully designed living space. With 4-5 bedrooms, 2.5 bathrooms, and a 2-car garage, this home is perfect for those seeking both space and comfort.

19. 2025-09-05
    price $428,990 232-char remark

    Show marketing remark (232 chars)

    The Caprock floorplan is a versatile 2-story home offering 2,543 square feet of thoughtfully designed living space. With 4-5 bedrooms, 2.5 bathrooms, and a 2-car garage, this home is perfect for those seeking both space and comfort.

20. 2025-04-12
    price $427,990 232-char remark

    Show marketing remark (232 chars)

    The Caprock floorplan is a versatile 2-story home offering 2,543 square feet of thoughtfully designed living space. With 4-5 bedrooms, 2.5 bathrooms, and a 2-car garage, this home is perfect for those seeking both space and comfort.

21. 2025-03-06
    listed $426,990 Active 232-char remark

    Show marketing remark (232 chars)

    The Caprock floorplan is a versatile 2-story home offering 2,543 square feet of thoughtfully designed living space. With 4-5 bedrooms, 2.5 bathrooms, and a 2-car garage, this home is perfect for those seeking both space and comfort.

ⓘ 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 8/10 Severe 80% 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: $31,690
• − Mortgage interest: −$26,857
• − Property taxes: −$7,192
• − Insurance: −$2,397
• − Repairs & maintenance: −$2,535
• − Management: −$2,535
• − Depreciation: −$13,948
• Taxable loss: −$23,775
• Est. tax savings @ 24.0%: +$5,706
• After-tax cash flow: $-9,021/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): 22,180
• Household income: $92,748
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 812.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 51% White 34% Two or more races 20% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 40% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 64% English-only · Spanish 31% Other Asian/Pacific 1% Vietnamese 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: ▼ -3.69%
• Current HPI: 192.9499
• Rent YoY: ▼ -1.01%
• 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

-9.1% since first listed

8 events — show timeline

• 2026-02-21 Price Changed $387,990 Zillow
• 2026-02-04 Price Changed $386,990 Zillow
• 2026-01-27 Price Changed $385,990 Zillow
• 2026-01-20 Price Changed $384,990 Zillow
• 2025-12-04 Price Changed $383,990 Zillow
• 2025-09-05 Price Changed $428,990 Zillow
• 2025-04-12 Price Changed $427,990 Zillow
• 2025-03-06 Listed $426,990 Zillow