1247 Pine St, Austin, TX 78702
City of Austin · Travis County · Texas
9 of 9 factors reporting
By-right for a 3-story duplex up to 3,200 sf. No flood risk. Buildable today.
1Hazard summary
8 clear · 1 to watch
2Buildable envelope
- Height cap
- 35 ft
- FAR
- 0.50
- Setbacks (F / R / S)
- 15 / 5 / 5 ft
- Max GFA
- 3,425 sf
- Buildable footprint
- 2,150 sf
- Units permitted
- 2
3-story duplex, 3,200 sf across 2 floors
3Zoning
Single-Family Residence 3. Permits 2 dwelling units by-right, with a third permitted as an accessory dwelling under §25-2-774. Height cap 35 ft, FAR 0.5, minimum lot size 5,750 sf. Site plan review is administrative — no council hearing required.
4Factor detail
Zoning
ClearBy-right for 2 dwelling units. Administrative review — no council hearing.
SF-3 (Single-Family Residence 3). §25-2-491. Permitted uses include single-family, two-family, and residential ADU (per §25-2-774).
City of Austin Land Development Coderetrieved view record
Flood
ClearNo flood risk. No insurance required, no elevation certificate.
FEMA Flood Zone X (minimal risk). Not in a Special Flood Hazard Area. Nearest SFHA boundary 0.31 mi east (Boggy Creek, Zone AE).
FEMA National Flood Hazard Layerretrieved view record
Seismic
ClearVery low seismic risk. Standard IBC design applies.
USGS 2023 NSHM: PGA 0.05g at 2% in 50 years. Site Class D assumed. No mapped active faults within 5 mi.
USGS National Seismic Hazard Model 2023retrieved view record
Wildfire
ClearNot in the Wildland-Urban Interface. No defensible-space requirement.
USDA Wildfire Hazard Potential: low. Outside the Travis County WUI boundary. No mapped fuel treatment adjacent.
USDA Forest Service Wildfire Hazard Potentialretrieved view record
Radon
ClearLow radon zone. No mitigation required by code.
EPA Radon Zone 3 (predicted average indoor radon < 2 pCi/L). Passive mitigation stubs recommended per ASTM E2121 as best practice, not required.
EPA Map of Radon Zonesretrieved view record
Soils
WatchExpansive clay. Engineered slab recommended — budget $8-12k additive.
Houston Black clay (Vertisol), 0-1% slopes. Plasticity Index 45-65. Shrink-swell hazard high. Structural engineer required for foundation design (post-tension slab typical for East Austin).
USDA SSURGOretrieved view record
Slope
ClearFlat lot. No slope hazard, no grading permit needed.
Mean slope 2.4% across the parcel. Elevation range 484-489 ft AMSL. No mapped landslide susceptibility.
USGS 3DEP 1-meter DEMretrieved view record
Utilities
ClearWater, sewer, and fiber at the frontage. No extensions required.
Austin Water 8" main at Pine St frontage. Wastewater 8" gravity sewer, invert 468.2 ft. Austin Energy overhead 120/240 V single-phase. Google Fiber and AT&T Fiber both available at address.
City of Austin GIS · OpenStreetMapretrieved
Access & ROW
ClearPaved public street, sidewalks both sides. Curb cut permit routine.
30-ft public right-of-way, paved 24 ft edge-to-edge. Sidewalks 5 ft both sides. Nearest fire hydrant 220 ft (within 500-ft IFC requirement).
OpenStreetMap · City of Austin ROWretrieved
5Comparable sales
| Address | Sale price | Sold | Lot | GFA | Note |
|---|---|---|---|---|---|
| 312 Cedar St | $612,000 | 6,600 sf | 3,000 sf | SF-3 duplex, 2 floors. Similar block, 0.2 mi. | |
| 445 Maple Ave | $585,000 | 6,100 sf | 2,400 sf | SF-3 single-family, 2 floors. Same corridor, 0.35 mi. | |
| 208 Elm St | $698,000 | 7,250 sf | 3,400 sf | SF-3 duplex, corner lot, 3 floors. 0.4 mi. |
6Recommendation
By-right entitlement, no environmental holdups, all utilities at the frontage. Comparables support $190-205 per finished sf for a 2-unit duplex product. The one caveat — expansive Houston Black clay — is a standard East Austin condition and adds roughly $8-12k for an engineered slab, which the comps already price in.
- Price range
- $190-205 / finished sf
- Permit timeline
- 4-6 months
- To Certificate of Occupancy
- 8-10 months
- Additive costs
- $8-12k engineered slab
7Methodology
How the Score is calculated
A 0-100 Buildability Score is computed from nine weighted factors: zoning entitlements, flood risk, seismic hazard, wildfire exposure, radon zone, soil conditions, slope, utility availability, and public access. Each factor is normalized 0-1 against a national baseline, weighted per its historical impact on entitlement outcomes, and summed. Letter grades follow the credit- score convention (A+ ≥ 95, A ≥ 90, A− ≥ 85, B+ ≥ 80, and so on).
Data sources & retrieval policy
Federal sources are queried on every fresh report and cached for up to seven days. When a source has no coverage for a parcel, that factor drops out of the weighted sum rather than being estimated. Every reading in this report carries its source dataset and the ISO date of retrieval. Sources used in this report:
- [1] City of Austin Land Development Code
- [2] FEMA National Flood Hazard Layer
- [3] USGS National Seismic Hazard Model 2023
- [4] USDA Forest Service Wildfire Hazard Potential
- [5] EPA Map of Radon Zones
- [6] USDA SSURGO
- [7] USGS 3DEP 1-meter DEM
- [8] City of Austin GIS · OpenStreetMap
- [9] OpenStreetMap · City of Austin ROW
Known limitations
Zoning readings reflect the current published municipal code and do not anticipate legislative changes in progress. Flood and seismic hazards use the most recent published federal models (FEMA NFHL, USGS NSHM 2023); local amendments to floodway boundaries may lag by 6-24 months. Soil readings are SSURGO map-unit averages and are not a substitute for a site-specific geotechnical investigation.
Corrections
A factor value can be disputed with source documentation via the correction form on this report’s live URL. Verified corrections update within one business day and are reflected in every subsequent run.
