Comp Analysis
1711 Kenwood Ave
Comparative Market Analysis · Travis Heights, Austin TX
AI-Powered Comp Analysis · April 2026
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Upper-mid tier for Travis Heights — updated with income-producing ADU, but no pool or full remodel
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Base case $1.2M–$1.3M with the ADU finished and staged as rentable
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The ADU is a ~$200K swing factor — it either shifts the pricing tier or it doesn't
15 closed sales · 7 condition tiers · Travis Heights
Sale Price vs. $/sqft
Comp Analysis by Tier
15 closed sales, each with AI-generated condition assessment. Grouped by tier so the pricing narrative builds from floor to ceiling. Gold highlights mark insights most relevant to 1711 Kenwood.
Teardown
$575KLikely a teardown — lot value only. A 1922 bungalow that sold 18% below ask, establishing the absolute floor of the comp set. No renovation would be cost-effective at this scale. Useful only as a land-value baseline for Travis Heights: $575K buys you the dirt, nothing more.
Dated / Product Mismatch
$865K – $925KA 2019 condo/townhome with Viking appliances, Brizo fixtures, and artisan tile — near-new finishes that would command a premium in a single-family home. But this is a shared-lot townhome, not an SFH. Weak comp for 1711 Kenwood: different product type entirely. The price reflects the condo discount, not the neighborhood floor.
Unit D of a 4-unit 2016 condo development. No garage, no private lot. Sat for 105 days before selling 7% below ask — a sign that even newer condos struggle when buyers want land. Not a comp for any SFH. Included to show how product type alone drops pricing a full tier.
Updated, No ADU
$900K – $1.08MStrong 1711 Kenwood comp — same neighborhood, 2-car garage, single-family. New standing-seam metal roof and HVAC are practical upgrades, but interiors remain dated with builder-grade finishes. Sold a brutal 18% below the original $1.1M ask. 1711 Kenwood's ADU + corner lot should command a premium over this, but the overpricing lesson is loud: this seller left $200K on the table by listing too high.
A fixer on a corner lot — but the wrong kind of corner lot. Sloped terrain, carport instead of garage, no flat usable yard. Updated around 2005, now 20 years dated. Lower level has private entrances and mini-split but no kitchen or bath — ADU "potential" only, not functioning. This is what unfinished ADU space looks like in the price data: it gets you $997K, not $1.5M.
Renovated in 2013 with an in-law floorplan, 1-car garage, and 0.23 acres — a solid mid-tier home that still couldn't break $1.1M without a pool or ADU. The in-law layout hints at multi-generational use but there's no functioning separate unit. This is 1711 Kenwood's floor scenario: a 2013-era renovation without an ADU tops out around $1.05M.
Best 1711 Kenwood analog in the comp set. A 1941 SFH with 2-car garage, 0.26-acre lot, solar panels, and Bosch/LG appliances — tasteful, intentional updates without a full remodel. Sold in 4 days at near-ask, confirming the price was right. Has a detached workshop but no ADU. 1711 Kenwood's functioning ADU is the key differentiator: it should command a $120K–$220K premium over this comp's $1.08M.
Newer Construction
$1.4M – $1.41MA 2021 build by Urban ATX / Davey McEathron Architecture with Thermador appliances, honed quartz, terrazzo floors, custom cabinetry, and a rooftop sky deck. The strongest overpricing cautionary tale in the comp set. Listed at $1.699M, reduced to $1.499M, ultimately sold at $1.4M — a 17.6% haircut over 80 days. Premium finishes and award-winning architecture couldn't save aspirational pricing. The listing advertised "room to add" both pool and ADU — confirming neither existed.
A 2018 Next Custom Homes build — move-in ready with smart home systems, Bosch appliances, hardwood throughout, and frameless glass showers. No pool, no ADU. Sets the upper boundary for modern construction in the area. ADU comps at $1.48–1.5M match or exceed this newer, larger build — confirming the income story can rival construction vintage as a price driver.
Design Pedigree / Multi-Unit
$1.48M – $1.5MSold near full price in 20 days — the fastest sale above $1.4M in the comp set. Richard Hughes architect-designed with ADLA Studio landscape: corten steel accents, breeze blocks, native xeriscaping, covered patio with electric screens, cold plunge, hot tub, gym, and sauna. Downtown skyline views from the second floor. Critical correction: the "ADU" is a gym/sauna building — NOT a residential unit. This $1.48M was driven by design excellence, not income potential. Doesn't apply as an ADU comp for 1711 Kenwood.
The only true residential ADU comp in the entire set. Three separate structures: 3bd/2ba main house, 3bd apartment, and a 1bd/1ba studio. Originally listed at $1.399M, reduced to $1.29M, then sold 7.2% above the final ask when the right buyer arrived. It took 194 days — but the multi-unit premium ultimately won. This comp proves a functioning ADU can break $1.4M without a pool or full remodel. 1711 Kenwood has fewer units but retains its 2-car garage — 902 Live Oak converted its garage entirely.
Full Remodel + Pool
$1.54M – $1.58MA mid-century modern expanded and remodeled in 2013 with a heated in-ground pool installed in 2021. Kitchen updated again in 2025 with polished concrete counters. On a small lot — 4,660sf, which is 48% smaller than 1711 Kenwood's 6,900sf. The listing mentions "ability to have separate apartment" but no unit exists. Full remodel + pool drove $1.54M despite the tiny lot. 1711 Kenwood needs to present as "remodeled" not "updated" to reach this tier — and it can't without $200K+ in work.
Full 2017 remodel of a 1930 home: gunite pool, two levels, wet bar, privacy landscaping on a 6,534sf lot — nearly identical lot size to 1711 Kenwood. Sold in 24 days. The $500K premium over Tier 3 is entirely remodel + pool. Same-sized lot, same neighborhood — the difference is $200K in renovation and $100K in pool.
Architect / New Build
$1.75M – $2.7MRavel Architecture designer modern — wood, steel, and glass on 0.20 acres. An urban retreat steps from South Congress. Originally listed at $2.1M, reduced 16.7% before selling. Not a 1711 Kenwood comp in any dimension. Included because it confirms the premium tier is soft: even architect-designed homes take significant haircuts above $1.5M.
2025 custom new build by FAB Architecture / Cobb Development, directly across from Little Stacy Park. The ceiling of the entire comp set at $985/sqft. Even at this quality level, it sat for 135 days. Confirms buyer depth thins dramatically above $1.5M — a different universe from 1711 Kenwood, included only to show where the Travis Heights market tops out.
What Separates $1M from $1.5M
Four features account for essentially the entire $500K gap between Tier 3 and Tiers 5–6. No single feature bridges the gap — you need at least two.
Pool
Every closed comp above $1.5M has a pool. Every comp below $1.1M does not. Pools cost ~$100K to install but appraise at only ~$50K — yet they clearly drive sale prices well beyond appraisal credit.
Full Remodel vs. Selective Updates
"Updated" vs. "remodeled" is worth $200K+. Tier 3 homes have new roofs and HVAC. Tier 6 homes gutted to studs with designer finishes and new layouts.
ADU / Income-Producing Structures
902 E Live Oak ($1.5M) cleared $1.5M without a pool or full remodel — the only true residential ADU comp. The income story bridges the gap alone, but only when the unit is finished and demonstrably rentable.
Lot Premium & Construction Vintage
Lot size alone doesn't break into the next tier. 2018–2021 construction commands $1.4M without other premium features — a baseline premium hard to replicate through renovation.
The Math
No single feature gets you from $1M to $1.5M — you need at least two. 1711 Kenwood has the ADU + lot premium. That's the path from $1.08M to $1.2M–$1.3M.
1711 Kenwood Ave — Positioning
How the property stacks up against the comp set — what creates leverage and what caps the ceiling.
What It Has That Most Comps Lack
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Functioning ADU over a 2-car garage
Only 2 of 15 closed comps have separate dwelling units.
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2-car garage retained alongside the ADU
902 E Live Oak converted its garage entirely.
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6,900sf level corner lot with alley access
Flat lot, alley = tenant parking doesn't conflict.
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Travis Heights location
Same neighborhood as the $1.48M–$1.58M comps.
What It Lacks vs. $1.4M+ Comps
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No pool
Every comp above $1.5M has one.
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No full remodel
Reads "updated" not "remodeled."
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No premium finishes
Mid-grade vs. designer at $1.5M+.
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Smaller lot than two key comps
Corner + alley partially offsets.
The ADU as Swing Factor
The ADU is 1711 Kenwood's ticket out of Tier 3 and into the $1.2M–$1.4M range — but only if it presents as finished and rentable.
Finished multi-unit
$1.5M
902 E Live Oak — 3 residential structures. 194 DOM but sold above ask.
Unfinished ADU potential
$997K
1800 Alta Vista — lower level with entrances, no kitchen/bath. Tier 3.
~$500K separates "ADU potential" from "functioning multi-unit." A cosmetically finished, demonstrably rentable ADU shifts from talking point to pricing tier shift.
Pricing Scenarios
Three scenarios for 1711 Kenwood Ave, synthesized from all closed comps, active listings, and market analysis.
Floor
ADU Unfinished, As-Is
Prices like 2301 East Side ($1.05M, 2013 reno, no ADU) or slightly above. Garage and lot earn a modest premium over Tier 3, but an unfinished ADU doesn't move the needle.
Base Case
ADU Finished & Staged
ADU presents as move-in ready with rental projections ($1,600–$2,100/mo). Buyer sees income potential without the risk. Above conservative estimates, below aggressive — supported by comparable data.
Upside
Exceptional Staging + Right Buyer
Positioned as lifestyle + income property. Comparable to bottom of target range where only multi-unit properties show similar $/sqft. Depends on finding a buyer who values the ADU income story. Realistic but not the pricing basis.
Overpricing penalty is severe in this market: 2109 Glendale listed at $1.699M, sold at $1.4M (–17.6%, 80 DOM). Pricing 5–10% below ceiling is far better than pricing 15% above floor.