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2105 Eva St
Austin, TX

2105 Eva St

$1,299,000
3 bd • 3 ba • 2,108 sf

This analysis was generated by artificial intelligence on 1/29/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.

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AI Property Analysis

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List Price

$1,299,000

Price/Sq.Ft

$616

Year Built

2012

AI Property Analysis

A comprehensive evaluation of this property's features, market position, and investment potential.

The Good

• Excellent location: The property is situated in the highly desirable 78704 zip code, offering walkability to downtown, Lady Bird Lake, and South Congress. This prime location is a major selling point, appealing to buyers who prioritize an urban lifestyle with easy access to amenities and entertainment. Properties in this area typically command higher prices due to location. • Separate upstairs apartment: The property features a full upstairs apartment with its own bedroom, bathroom, kitchen, living area, and washer/dryer hookups. This provides flexibility for various living arrangements, including multi-generational living or rental income potential. The rental income can offset the mortgage payment. • Updated features: The home boasts a new AC system and Halo filtration system, ensuring comfortable and healthy living. The gourmet kitchen with stainless steel appliances, the tile backsplash, and elegant lighting fixtures, are all desirable updates. The fresh exterior paint (2024) makes the home move-in ready. • Ample storage: The property offers generous storage space with built-ins around the window seat and in the mudroom, along with three walk-in closets and a spacious attic. This addresses a common need for organized living spaces and is a highly valued feature for buyers. • Low Flood and Fire Risk: The property has a minimal flood risk (1/10) and a minimal fire risk (1/10), which is a significant advantage, especially in Austin where some areas are prone to flooding and wildfires. This could translate to lower insurance premiums for these specific hazards.

The Bad

• High price per square foot: At $616.22 per square foot, the property is priced higher than the Austin average of around $450 - $550/sqft for similar properties in the 78704 area. This could make it less competitive compared to other homes in the neighborhood. • Low public school ratings: While Travis Heights Elementary School has a good rating (7/10), the local middle and high schools have low ratings (3/10 and 2/10 respectively). This is a significant disadvantage for families with school-aged children, and could negatively impact the property's resale value. • High insurance costs: The estimated insurance cost of $4676.4 per year is significantly higher than the average of $2,000-$3,000/year for similar properties in Austin. This is likely due to the severe wind risk (8/10). This cost will add to the monthly carrying costs. • Limited yard space: While the property has a private yard, it is not particularly large, and the front yard is xeriscaped. This may not appeal to buyers who prefer a large, grassy yard for recreation or gardening. The screened porch might be a substitute for outdoor space, but its function is limited. • Days on Market: The property has been on the market for 21 days, which is longer than the average of 10-15 days for similar properties in the area. While not a large number of days, this could indicate that the property is overpriced or has other issues.

The Ugly

• Severe heat and wind risk: The property has a severe heat and wind risk (8/10), which could lead to high insurance costs and utility bills. The 98th percentile temperature is 108°F, and the area experiences 7 hot days per year. The high wind risk could also mean that the structure might be more susceptible to damage, leading to higher maintenance costs over time. The annual insurance for this property is $4676.4 which is much higher than the average in the area. • High property taxes: Texas has high property taxes, and Austin is among the highest in the state. High property taxes can significantly increase the monthly carrying costs for homeowners, especially when combined with other expenses like insurance and mortgage payments. The lack of specific tax information makes it hard to estimate the total carrying cost, however, a tax rate of 2% would mean $25,980/year in taxes. • Potential for high utility costs: The combination of heat and wind risk could lead to higher utility costs for heating and cooling. The property may require more energy to maintain comfortable temperatures, especially during the summer months, and the high wind risk may mean more energy is needed for cooling. • Market volatility: Austin's housing market is known for its rapid fluctuations, which could impact property values. The property has seen multiple price decreases since May 2024, indicating a potential downward trend in the market. If the market continues to soften, the property may depreciate in value. • Limited Public School Ratings: The local public schools have low ratings (Fulmore Middle School 3/10, Travis High School 2/10). This makes the property less desirable for families with school-aged children, and could affect its resale value if the market of buyers is limited to parents with school-aged children.

Who is this property for?

These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.

Best For

• Buyers seeking a multi-generational living arrangement or rental income: The separate upstairs apartment with its own kitchen and laundry hookups provides flexibility for various living arrangements. This is ideal for families seeking private space for older children or parents, or for owners who want to generate rental income. Based on the provided rental rates, the apartment could potentially bring in $1480 - $1920/month depending on if it's rented as a studio or a two-bed unit. • Buyers who value walkability: The property's location is a significant advantage, with easy access to downtown, Lady Bird Lake, and South Congress. This appeals to buyers who prioritize a walkable urban lifestyle with convenient access to entertainment, dining, and outdoor activities. • Buyers who appreciate updated features: The home boasts a recent AC system and Halo filtration system, along with a gourmet kitchen with stainless steel appliances and a modern design. These updates appeal to buyers who prefer move-in ready homes with contemporary finishes and energy-efficient systems. • Buyers who prioritize low-maintenance landscaping and exterior: The xeriscaped front yard and fresh exterior paint (2024) reduce the need for extensive yard work and improve curb appeal. This is beneficial for buyers who want a well-maintained property with minimal upkeep. Additionally, the metal roof is a long-term, low-maintenance feature. • Buyers seeking ample storage: The property features built-in storage around the window seat, in the mudroom, three walk-in closets, and a spacious attic, addressing a common need for organized living spaces.

Not For

• Buyers seeking large yards or extensive outdoor spaces: The property has a private yard, but it is not particularly large, and the front yard is xeriscaped. This may not be ideal for buyers who prioritize a large, grassy yard for recreation or gardening. • Buyers who are sensitive to heat and wind: The property has a severe heat and wind risk (8/10), which may lead to higher insurance costs and utility bills. This may deter buyers who are sensitive to extreme weather conditions or who prefer lower operating costs. • Buyers on a strict budget: The property's price per square foot is $616.22, which is higher than average for Austin. The high property taxes and insurance costs, combined with the potential for higher utilities due to climate risk, may not align with the budgets of some buyers. • Buyers who prioritize public school ratings: The local public schools have low ratings (Fulmore Middle School 3/10, Travis High School 2/10). This may not be suitable for buyers with school-aged children who prioritize high-performing public schools. However, the nearby Travis Heights Elementary School has a rating of 7/10, which is a positive for parents of young children.
Demographics
Area Median Income

$82,641

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Risk Assessment

Climate Risks

heatSEVERE

7 extreme heat days per year

98th percentile: 108°F

windSEVERE

Insurance: Required

airMINOR

1 bad air quality days per year

floodMINIMAL

FEMA Zone: X_UNSHADED

Insurance: Optional

fireMINIMAL

Insurance: Optional

Risk Analysis

• High property taxes: Texas has high property taxes, and Austin's are among the highest in the state. The property tax rate in the 78704 area is above the state average. This needs to be factored into the monthly housing budget. A tax rate of 2% would mean $25,980/year in taxes. • Severe heat and wind risk: The property faces a severe heat and wind risk (8/10), potentially leading to increased insurance premiums and higher utility costs. Additionally, the high heat risk may make the property less comfortable during the summer months. • Market volatility: Austin's housing market is known for its rapid fluctuations, which could impact property values. A shift in market conditions could make it difficult to resell the property at the desired price in the future. The recent price decreases on this property may signal a downward trend in the market. • Limited public school ratings: The low ratings of Fulmore Middle School (3/10) and Travis High School (2/10) could be a concern for families with school-aged children. This could affect resale value if the buyers prioritize public school education for their children. • Potential for increased competition: The property is located in a highly desirable area, which could lead to increased competition from other buyers. This may make it difficult to negotiate the price or secure the property without making a highly competitive offer.
Insurance
Annual Cost

$4,676

$390 per month

Financials

Monthly Costs

Price History

Property Taxes

$0
2024 Tax Assessment
100.0%from previous year
Assessed Value$1,134,677
Tax Rate0.00%

Location & Comparables

Subject Property
Comparable Sales
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