Comparable Market Analysis
6248 Pecan Grove Way
Zilker · Austin, TX 78714
Lotline
Prepared by Lotline
Tax year of record 2025 · Report ID P-013
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
$1,081,000
Est. price/sqft
$275/sqft
Configuration
4 bd · 2.5 ba · 3,930 sqft
Lot size
7,600 sqft
Property type
Multi-Family
Year built
1989
Condition
Distressed
Stories · parking
2 · 2
Value-add multi-family property in Zilker, Austin. 4 bed / 2.5 bath across 3,930 sqft on a 7.6k sqft lot, built in 1989. Vaulted ceilings, Tankless water heater, Smart thermostat.
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 |
|---|---|---|---|---|---|---|---|---|
4217 Barton Springs Rd Austin, TX · 91% match | 0.5 mi | Jan 22, 2025 | 4/3.5 | 3,718 | $1,094,000 | $294 | +$29,500 | $1,123,500 |
2687 Live Oak Ln Austin, TX · 88% match | 0.9 mi | May 7, 2025 | 4/3 | 4,055 | $1,232,000 | $304 | -$37,000 | $1,195,000 |
3912 Wilshire Blvd Austin, TX · 80% match | 0.6 mi | Jan 23, 2025 | 5/3 | 3,425 | $1,039,000 | $303 | +$105,500 | $1,144,500 |
9031 Pecan Grove Way Austin, TX · 74% match | 1.8 mi | Aug 17, 2025 | 4/2.5 | 4,562 | $1,397,000 | $306 | -$139,000 | $1,258,000 |
1947 Live Oak Ln Austin, TX · 73% match | 1.6 mi | Feb 6, 2025 | 5/2.5 | 3,440 | $1,017,000 | $296 | +$114,500 | $1,131,500 |
9728 Barton Springs Rd Austin, TX · 72% match | 1.4 mi | May 8, 2025 | 5/2 | 3,415 | $1,016,000 | $298 | +$126,500 | $1,142,500 |
5164 Pecan Grove Way Austin, TX · 71% match | 1.8 mi | Jan 10, 2025 | 4/3 | 3,436 | $859,000 | $250 | +$102,500 | $961,500 |
| Average | $293 | $1,136,643 | ||||||
Adjustments — 4217 Barton Springs Rd: Size +212 sqft +$49,500 · Age older 9y -$8,000 · Baths -1 -$12,000
Reconciled opinion of value
$1,138,755
Likely range $1,064,630 – $1,212,880
Implied $/sqft
$290
Avg comp $/sqft
$293
Median $/sqft
$298
Value reconciled from 7 adjusted comparables, weighted by similarity to the subject. Range reflects the dispersion of adjusted sale prices ($250–$306 per sqft).
Property tax snapshot
- Assessed value (2025)
- $981,886
- Annual tax bill (2025)
- $17,523
- Effective rate
- 1.79%
- vs. state median
- +10%
- Monthly escrow
- $1,460
- Projected next bill
- $18,309
Investment snapshot
Thin deal25% down · 7.00% · 30-yr · rent $6,075/mo
- Cap rate
- 2.83%
- Monthly cash flow
- -$2,841
- Cash-on-cash
- -11.3%
- Net operating income
- $30,641/yr
- 1% rule
- 0.56%
- DSCR
- 0.47