Comparable Market Analysis
5684 Barton Springs Rd
Mueller · Austin, TX 78703
Lotline
Prepared by Lotline
Tax year of record 2025 · Report ID P-001
Demo data — every figure in this report is synthetic and generated for demonstration. It is not a real listing, appraisal, MLS record, or parcel. Connect a live data source (MLS, PropertyRadar, ATTOM, RentCast) to produce a report from real records.
Subject property
List / est. value
$727,000
Est. price/sqft
$348/sqft
Configuration
5 bd · 3.5 ba · 2,090 sqft
Lot size
4,400 sqft
Property type
Single Family
Year built
1996
Condition
Pristine
Stories · parking
3 · 3
Beautifully maintained single-family home in Mueller, Austin. 5 bed / 3.5 bath across 2,090 sqft on a 4.4k sqft lot, built in 1996. Walk-in closets, Fenced backyard, Hardwood floors.
Comparable sales (7)
Recent nearby sales, each adjusted to the subject for differences in size, condition, and features. Ranked by similarity.
| Address | Dist. | Sold | Bd/Ba | Sqft | Sold price | $/sqft | Adj. | Adj. price |
|---|---|---|---|---|---|---|---|---|
3616 Wilshire Blvd Austin, TX · 93% match | 0.6 mi | Jan 13, 2025 | 4/4.5 | 1,989 | $721,000 | $362 | +$8,000 | $729,000 |
6970 Pecan Grove Way Austin, TX · 89% match | 1.1 mi | Jun 22, 2025 | 4/4 | 2,043 | $676,000 | $331 | +$8,000 | $684,000 |
1016 Barton Springs Rd Austin, TX · 81% match | 0.7 mi | Apr 20, 2025 | 5/3 | 1,943 | $658,000 | $339 | +$57,500 | $715,500 |
7209 Live Oak Ln Austin, TX · 80% match | 1.8 mi | Jun 26, 2025 | 5/3 | 2,002 | $647,000 | $323 | +$34,500 | $681,500 |
7792 Live Oak Ln Austin, TX · 79% match | 0.5 mi | Jul 18, 2025 | 6/2.5 | 2,393 | $784,000 | $328 | -$86,500 | $697,500 |
6131 Pecan Grove Way Austin, TX · 78% match | 1.7 mi | Mar 15, 2025 | 5/3.5 | 1,913 | $719,000 | $376 | +$50,500 | $769,500 |
2467 Cypress Bend Dr Austin, TX · 77% match | 0.6 mi | Mar 9, 2025 | 6/3.5 | 2,446 | $915,000 | $374 | -$113,500 | $801,500 |
| Average | $348 | $725,500 | ||||||
Adjustments — 3616 Wilshire Blvd: Size +101 sqft +$30,000 · Age older 11y -$10,000 · Baths -1 -$12,000
Reconciled opinion of value
$724,415
Likely range $694,415 – $754,415
Implied $/sqft
$347
Avg comp $/sqft
$348
Median $/sqft
$339
Value reconciled from 7 adjusted comparables, weighted by similarity to the subject. Range reflects the dispersion of adjusted sale prices ($323–$376 per sqft).
Property tax snapshot
- Assessed value (2025)
- $681,229
- Annual tax bill (2025)
- $12,181
- Effective rate
- 1.79%
- vs. state median
- +10%
- Monthly escrow
- $1,015
- Projected next bill
- $13,062
Investment snapshot
Thin deal25% down · 7.00% · 30-yr · rent $4,000/mo
- Cap rate
- 2.60%
- Monthly cash flow
- -$2,055
- Cash-on-cash
- -12.1%
- Net operating income
- $18,871/yr
- 1% rule
- 0.55%
- DSCR
- 0.43