Active Listing  ·  43 days on market

1606 S 2nd St

Austin, TX 78704
$799,900
3 Bed 2 Bath 1,248 sqft $641/sqft Built 1935 0.10 acres Pool Bouldin J E Estate

Charming single-story home in the heart of downtown Austin, offering the perfect blend of privacy and walkability. The main residence features 3 bedrooms and 2 bathrooms in an easy, single-level layout — ideal for comfortable everyday living or effortless entertaining.

A detached apartment unit adds incredible flexibility: use it as a guest suite, home office, private studio, or income-generating rental. Separate from the main house, it offers privacy for visitors or extended family without sacrificing convenience.

Location is everything here — you’re just steps from a vibrant lineup of downtown restaurants, making it easy to enjoy Austin’s renowned food scene any night of the week. Whether you’re grabbing coffee, meeting friends for dinner, or exploring the local nightlife, it’s all within reach.

Don’t miss this rare opportunity to own a versatile, move-in-ready property in one of Austin’s most sought-after downtown neighborhoods.

At $641/sqft, this home is priced 63% above the Austin active market average of $393/sqft, reflecting premium positioning, typically tied to finishes, lot, location, or view. View Austin market report →

Location

1606 S 2nd St, Austin, TX 78704

Property Details

Price $799,900
Status Active Listing
Beds 3
Full Baths 2
Half Baths ,
Living Area 1,248 sqft
Lot Size 0.10 acres (4,321.15 sqft)
Year Built 1935
Garage ,
Stories ,
Type Residential · Single Family Residence
Subdivision Bouldin J E Estate
County Travis
Zip Code 78704
$/sqft $641/sqft
Days on Market ,
HOA None / verify with agent
Annual Tax Est. $17,309.42
Pool Yes
Waterfront ,
New Construction ,
MLS # ACT242902660
List Date August 10, 2026
Elementary School Becker
Middle School Martin
High School Austin
School District ,

Luke Allen (TREC #788149) has deep knowledge of Austin and surrounding markets. Whether you're buying, selling, or just researching comparable sales, reach out for a no-pressure conversation.

Schedule a Call →

Price History

How This Ask Has Moved

Original list price versus what this home is asking today. Straight from the ACTRIS MLS feed, no interpretation.

Original ask · August 10, 2026 $939,000
Previous ask $839,900
Current ask $799,900
Reduced $139,100 (-14.8%) from original ask

Source: ACTRIS MLS. Price change timestamp reflects the most recent adjustment on record; the feed does not expose intermediate steps between the original ask and today's ask.

Similar Homes on the Market in Austin

Comparable Listings Right Now

Homes currently for sale in Austin with similar bedroom count, size, and price range, giving you real-time context for how this property's asking price compares to the active market.

AddressList Price$/sqftBeds/BathsSqftDOMListed
44 East Ave #1407
44 East
$798,000 $654 2 bd / 2 ba 1,221 sqft , 2026-07-23
84 East Ave #2506
VESPER CONDOMINIUMS
$795,000 $650 2 bd / 2 ba 1,224 sqft , 2026-03-24
1709 Drake Ave
Fairview Park
$795,000 $935 2 bd / 1 ba 850 sqft , 2026-09-10
1318 Bonham Ter
Travis Heights
$790,000 $666 2 bd / 2 ba 1,187 sqft , 2026-06-12
84 East Ave #1309
Vesper Condominium Community, Inc
$789,000 $671 2 bd / 2 ba 1,176 sqft , 2026-09-11

Source: ACTRIS MLS, live listings. Similar by ±1 bed, ±35% price, ±35% sqft. Contact Luke for a formal comparative market analysis.

Investment Analysis

Rental Income Potential

The numbers below use conservative Austin-market assumptions. They are estimates, not a guarantee. Actual rents vary by condition, timing, and management. Read our full Austin rental property guide →

Est. Monthly Rent
$3,840/mo
0.48% rule · conservative Austin est.
Gross Yield
5.76%
Annual rent ÷ purchase price
Cap Rate (est.)
3.46%
NOI after 40% vacancy + expenses
Down Payment
$159,980
20% conventional investment loan

Monthly Cash Flow Breakdown (20% down · 7.25% rate)

Estimated Gross Rent+$3,840
Principal + Interest−$4,365
Property Tax (~2.1% TX avg)−$1,400
Insurance (~0.5%)−$333
Est. Monthly Cash Flow $-2,258

At current rates and prices, many Austin luxury properties run neutral or slightly negative on pure cash flow, appreciation and equity paydown are the primary return drivers. BRRRR and off-market acquisitions can improve day-one cash flow. Learn about the BRRRR method in Austin →

Neighborhood Context

About Bouldin Creek

Bouldin Creek is the neighborhood that defines South Austin to most Austinites. Bounded by South Lamar to the west and South First to the east, it sits at the center of South Austin's restaurant and nightlife scene while maintaining the residential feel that makes it so desirable.

The housing stock is predominantly craftsman bungalows and cottages - the kind of homes you'd see on real estate Instagram if it actually showed real neighborhoods. Many have been lovingly renovated while maintaining their character. New construction townhomes and modern infill have appeared, but the neighborhood has enough historic character to absorb them without losing its identity.

South First Corridor

South First Street runs through the neighborhood with a concentration of beloved coffee shops, restaurants, and bars. Jo's Coffee, Home Slice Pizza, and Hopdoddy are all minutes away.

🏡
Bungalow Character

Among Austin's highest concentrations of intact craftsman bungalows. The architecture gives the neighborhood an identity and cohesion that newer areas lack.

🐕
Dog-Friendly

Bouldin Creek is extremely dog-friendly - multiple off-leash areas, dog-friendly patios, and a culture that treats dogs as full community members.

🎸
Music & Nightlife

Walking distance to Emo's, Continental Club, and the entire South Lamar nightlife corridor. Live music is part of the daily soundtrack.

Full Bouldin Creek Guide →

Commute & Employment

Major Employers Near Austin, TX

Austin sits within commuting range of Austin's major tech, manufacturing, and corporate campuses. Approximate drive times from this area:

Tesla Gigafactory 15-25 min E
Apple Campus (Domain) 20-30 min N
Google / Meta / Indeed 10-15 min downtown
Dell Medical School / UT Austin 10-20 min
Samsung Austin Semiconductor 25 min N

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About the Author
Luke Allen, Austin TX Realtor, TREC #788149
Luke Allen
Licensed Austin TX Realtor · TREC #788149 · Full-time since 2019
★★★★★ 5.0 on Google · 30 Reviews

Luke Allen is a full-time Austin TX Realtor with the Austin Marketing + Development Group brokerage. He works with buyers, sellers, and investors across every Austin ISD and the surrounding neighborhoods, from Downtown and East Austin to Round Rock, Cedar Park, and the Hill Country. Every page on this site is written and maintained by Luke. This page was last updated on September 18, 2026.

📞 (254) 718-2567 [email protected] More about Luke →