Projects / Austin, TX
Renovate an East Austin 4-bedroom near Mueller, with the floodplain checked first
Community proposal. An idea from a member. Nobody has agreed to buy, sell or fund anything.
Overview
A development idea, not an investment. It shows the proposer's sources, assumptions and open questions. Investing is not available on Realtix.
A 1971 4-bed house on a 7,405 sq ft cul-de-sac lot near Mueller, cut twice to $275K. The idea: renovate the house. A second home is doubtful because city maps put the address in the 100-year floodplain.
The proposer does not own or control this property. It is listed for sale by its owner through their own brokerage, and the owner is not part of this proposal.
Proposer does not own or control this property and has not contacted the seller.
The plan
1107 Gardner Cv is a 1971 house in Johnston Terrace, East Austin, on a cul-de-sac lot (7,405 sq ft per the listing, about 7,220 sq ft on the city's lot line map), listed at $275,000 after two price cuts from $300,000. The listing pitches it to investors and renovators. The plan has two steps. First, renovate the existing house into a solid family rental or starter home. Second, check whether a second home is possible: Austin's HOME changes allow up to three homes on single-family lots, and this lot is above the 5,750 sq ft that two- and three-unit homes need. But the City of Austin's maps show more than the listing does: the address is in the city's 100-year floodplain (fully developed conditions) and a Critical Water Quality Zone creek buffer, plus the Airport Overlay. Austin restricts new homes in those areas, so a second home is unlikely without a floodplain and engineering review. The flood and zoning check come first. If a second home is not allowed, the plan is just a renovation.
Key assumptions
Purchase at the $275,000 asking price. About $65,000 of renovation for the existing house (a Realtix assumption until a contractor bids). A second home is NOT assumed: it is a question to answer. Rent near Realtix's estimate of about $2,150 a month after renovation.
Risks
City map facts: zoned SF-3-NP (Govalle/Johnston Terrace neighborhood plan), inside the City of Austin fully developed 100-year floodplain, the FEMA 0.2% (500-year) flood zone, a Critical Water Quality Zone and the Airport Overlay. These can block a second home, limit renovation of the existing one (substantial improvement rules) and raise flood insurance costs. Public record shows one bath versus two on the listing, which may mean unpermitted work. Building a second home would need its own financing and permits.
Open questions
How much of the lot and house are inside the city 100-year floodplain and the Critical Water Quality Zone (needs a survey)? Would a renovation count as a substantial improvement under flood rules? What would flood insurance cost? Why public record shows one bath and the listing two (possible unpermitted work). Seller has not been contacted.
Operator wanted
This plan needs an experienced, accountable operator: the person or company that would buy the property, run the work, manage it and answer for the results.
- What the role involves: confirming the numbers, negotiating with the seller, arranging financing, hiring contractors, getting permits and managing the property.
- Experience that fits: completed projects of a similar type and size in Austin, the right licenses for the work, and references.
- What happens next: Realtix reads every note, asks for your track record and checks references before any introduction. Raising your hand does not create a role, fee or agreement.
Numbers
These are the proposer's own estimates. They are not a valuation, an appraisal or offering terms.
| Purchase | $275,000 | Proposer estimate |
| Work and repairs | $65,000 | Proposer estimate |
| Reserves | $15,000 | Proposer estimate |
| Other costs | $20,000 | Proposer estimate |
| Total project budget | $375,000 | Calculated |
Realtix does not show projected returns on proposals.
Evidence
- Comparable sales or rents · not yet
- Contractor bid or written estimate · not yet
- Zoning or permit check with the city · not yet
- Inspection or condition report · not yet
- Financing quote or lender conversation · not yet
- Contact with the owner or listing agent · not yet
Sources
- Listing: redfin.com (Hindsite 20/20, MLS 9702608, checked Oct 8, 2026).
- Realtix analysis on realtix.us.
- Zoning, flood and overlays: City of Austin GIS (maps.austintexas.gov: COA address locator, zoning, floodplain, environmental and lot line layers), checked Oct 8, 2026.
- Map data is not a zoning verification letter or a survey; lot area is measured from the mapped lot line and is approximate.
- Austin HOME code changes: Phase 1 (Dec 2023) allows up to three homes on single-family lots; Phase 2 (May 2024) lowered the minimum lot for one home to 1,800 sq ft, while two- and three-unit homes still need 5,750 sq ft (Community Impact coverage of the May 2024 vote).
Evidence is self-reported by the proposer unless a Realtix reviewer notes otherwise. Supporting documents stay private to the project team.
Proposed by
Published by its proposer, a Realtix founder. It was self-reviewed against Realtix's proposal rules, not reviewed by an independent second person.
Founder of Realtix
Profile details are self-reported. Nothing has been verified by Realtix yet.
Project group
A private group chat for people who want to work on this project. The proposer decides who joins. Messages are visible only to members. Discuss the plan, costs and risks; no fundraising or promises of returns. Realtix staff see a message only if a member reports it.
1 member in this group.
Funding
There is no offering for this project and no way to invest. Projects only become investable after Realtix selects them, an accountable operator and acquisition path are in place, the legal structure and offering documents are complete, and a registered partner runs the offering. Follow the project to hear about every step.