804 E DEAN KEETON ST AUSTIN TX 78705-3202
The Play: We Did the Fix. We Filled It. We're Delivering the Yield.
Marketing description
01 — Fully Turnkey New roof, foundation, plumbing, HVAC, floors, countertops, bathrooms, deck, fence, full interior and exterior paint — all fully permitted. Zero punch list, zero capex, zero surprises at close.
02 — Cashflow Day One Lease signs within 7 days at $10,500/mo for Aug 1, 2026 through May 31, 2027. Rent collected the same month you take title. No stabilization period, no vacancy exposure.
03 — Seller-Supplemented Year 1 The 2026 group came together late with 4 of 6 bedrooms filled. Seller covers the 2-bedroom gap out of pocket so the buyer collects the full $10,500/mo from day one — zero exposure to the partial group.
04 — Free Year-2 Management 5% management fee waived for the entirety of Year 2 — approximately $6,600 directly to your bottom line. The Year-2 cap rate and cash flow numbers already reflect $0 management cost.
05 — Walk-to-Law-School Address Directly across the street from the UT School of Law. One of Austin's most resilient student-rental corridors — demand is structural, inventory is permanently scarce, and group leases pre-lease 12 to 24 months in advance.
Investment highlights
Brand-new, fully permitted gut remodel directly across the street from the UT School of Law. Pre-leased to a student group at $10,500/mo for Aug 2026. Nothing left to do, buy it and collect. (We can keep it leased)
Deal at a Glance
- $1.60M asking · $621/SF · 25% down = $400K equity
- 6.46% Year-1 cap rate · 6.00% stabilized
- $15,909 Year-1 cash flow · 3.98% cash-on-cash on $400K down
- $103,405 Year-1 NOI (pre-tax reset)
- 11.3% 15-year annualized return · $1.58M+ gain on $400K down
- 6 BD / 3.5 BA · 2,576 SF · ~30 ft from UT Law School
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