549 Demarett Dr · Point Venture, TX 78645

$250,000

2 bd · 2.0 ba · 1,741 sqft · Townhouse · 131 Days on market

Built 1974 Good condition 1,799 sqft lot $144/sqft · 36% below area Est $391k · 36% under · waterfront $225/mo HOA · 11% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +7.6/30.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Game room, golf cart storage, and fully updated systems—this is one of the most functional and ready-to-use properties in Point Venture at this price point. Set up for immediate enjoyment or short-term rental use, this home offers flexibility, storage, and major improvements already completed so you’re not stepping into a project. Unlike many units in the area, the heavy lifting has already been done. Updates include a new roof, full plumbing replacement, HVAC system with Trane heat pump, spray foam insulation, electrical work, foundation repair, new windows and sliding doors, and a complete interior refresh with flooring, paint, and renovated bathrooms. A brand new water heater was installed in March 2026. The layout supports both everyday living and guest use, with defined spaces and added functionality that make it easy to host, relax, or generate income. The game room adds a clear advantage for both personal enjoyment and rental appeal, while outdoor spaces extend how the home lives. Golf cart storage and under-deck storage provide practical features that are hard to find in similar properties and add to the overall usability of the home. Furniture and game tables can convey, making this a true turnkey opportunity for buyers looking to step into lake living or rental use without delay. Located in Point Venture with access to the golf course, marina, lakefront park, and community amenities, this property offers a straightforward path into Lake Travis living.

Key facts

• $225 HOA
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-296 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (16.1% below list).
• Recommended offer: $207k (17.1% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 2.3% in Point Venture — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#509 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Lago Vista ISD (rural): math 33% / reading 51% proficiency, ranked #269 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lago Vista El (math 32% / reading 47%, grade F, #1,545 of 4,322 statewide, top 38%, 502 students, 34% FRL); Lago Vista Middle (math 28% / reading 47%, grade F, #736 of 1,662 statewide, top 45%, 433 students, 25% FRL); Lago Vista H S (math 42% / reading 57%, grade D, #509 of 1,632 statewide, top 34%, 636 students, 22% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: Rents rising (+3.0%/yr); 1256 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 48d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Travis County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y ago; this cycle's ask has dropped $45k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,229 (17.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
12. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
13. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.07%
• DSCR: 0.77
• GRM: 9.9

CMA / ARV

• ARV (median comp): $391,139
• List price: $250,000
• Delta: -36.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
559 Demarett Dr	0.02mi	3/3.0 (+1)	1,809 (+4%)	0mo	$169,000	$93	83
563 Demarett Dr	0.03mi	3/2.5 (+1)	1,630 (-6%)	1mo	$307,500	$189	80
317 Venture Blvd S	0.55mi	2/2.0	1,761 (+1%)	1mo	$245,000	$139	72
531 Demarett Dr #25	0.03mi	3/3.0 (+1)	1,809 (+4%)	14mo	$199,900	$111	71
519 Demarett Dr #19	0.04mi	3/3.0 (+1)	1,809 (+4%)	17mo	$214,500	$119	69
157 Comanche Pt	0.72mi	2/2.0	1,741 (0%)	3mo	$325,000	$187	64
325 Venture Blvd S	0.53mi	3/3.0 (+1)	1,741 (0%)	3mo	$274,999	$158	64
203 S Venture Blvd	0.66mi	3/2.0 (+1)	1,730 (-1%)	7mo	$274,900	$159	57
305 Venture Blvd S	0.58mi	3/2.0 (+1)	1,626 (-7%)	4mo	$380,000	$234	54
105 Comanche Pt	0.75mi	3/3.0 (+1)	1,809 (+4%)	1mo	$275,000	$152	49
161 Comanche Dr	0.71mi	3/2.0 (+1)	1,805 (+4%)	10mo	$359,500	$199	48
171 Comanche Pt	0.68mi	3/3.0 (+1)	1,809 (+4%)	6mo	$310,000	$171	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.98% rent growth · sell at horizon

5-year hold

• IRR: -24.8%
• Equity multiple: 0.15×
• Total profit: $-59,209
• Equity at exit: $37,276

10-year hold

• IRR: -20.4%
• Equity multiple: -0.08×
• Total profit: $-75,282
• Equity at exit: $21,615

Cash invested: $70,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 6 under contract
• Months of supply: 9.3 mo (11%/mo absorbed)
• Median asking: $324,500 ($193/sqft)
• Median days on market: 116 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: +16.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78645

• Home prices YoY: -31.6%
• Rents YoY: 3.0%
• Active inventory: 1256
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,098 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$225
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-296

Break-even live

Break-even rent $2,472

Max offer price $207,229

Occupancy floor —

Sensitivity live

Price	-10% $-123	-5% $-209	+0% $-296	+5% $-382	+10% $-468
Rent	-10% $-461	-5% $-378	+0% $-296	+5% $-213	+10% $-130
Rate	-1.0pp $-170	-0.5pp $-232	base $-296	+0.5pp $-360	+1.0pp $-426

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $62,500
• Closing costs: $7,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
537 Demarett Dr Lago Vista, TX	3.0	2.0	1646	$1,999	$1.21	42d	1	0.04mi
537 Demarett Dr Unit Na Lago Vista, TX	3.0	2.0	1646	$1,989	$1.21	93d	1	0.04mi
206 Fairway Dr Lago Vista, TX	3.0	2.0	1535	$2,175	$1.42	67d	1	0.29mi
539 Venture Blvd S Lago Vista, TX	3.0	2.5	1512	$2,900	$1.92	12d	1	0.44mi
115 Comanche Pt Point Venture, TX	3.0	3.0	1809	$2,150	$1.19	21d	1	0.74mi
414 Summit Ridge Dr N Lago Vista, TX	3.0	2.0	1244	$1,825	$1.47	93d	1	0.80mi
430 Summit Ridge Dr N Lago Vista, TX	3.0	2.0	1580	$2,300	$1.46	73d	1	0.85mi
430 Summit Ridge Dr N Lago Vista, TX	3.0	2.0	1276	$1,895	$1.49	48d	1	0.85mi
325 Southwind Rd Lago Vista, TX	3.0	2.5	1640	$2,200	$1.34	25d	1	0.90mi
1 Madrone Estates CV Lakeway, TX	1.0–3.0	1.0–2.5	1117	$1,778	$1.59	9d	1	1.20mi

HOA detail $225/mo · $2,700/yr

• Likely covers: waterelectric

Listing history 50 events

1. 2026-08-08
   days on market $250,000 Active 131 DOM
2. 2026-08-06
   days on market $250,000 Active 129 DOM
3. 2026-08-05
   days on market $250,000 Active 128 DOM
4. 2026-08-04
   days on market $250,000 Active 127 DOM
5. 2026-08-03
   days on market $250,000 Active 126 DOM
6. 2026-07-31
   days on market $250,000 Active 123 DOM
7. 2026-07-30
   days on market $250,000 Active 122 DOM
8. 2026-07-30
   days on market $250,000 Active 121 DOM
9. 2026-07-28
   days on market $250,000 Active 120 DOM
10. 2026-07-26
    days on market $250,000 Active 118 DOM
11. 2026-07-24
    days on market $250,000 Active 116 DOM
12. 2026-07-23
    days on market $250,000 Active 115 DOM
13. 2026-07-22
    days on market $250,000 Active 114 DOM
14. 2026-07-21
    days on market $250,000 Active 113 DOM
15. 2026-07-20
    days on market $250,000 Active 112 DOM
16. 2026-07-18
    days on market $250,000 Active 110 DOM
17. 2026-07-18
    days on market $250,000 Active 109 DOM
18. 2026-07-16
    days on market $250,000 Active 108 DOM
19. 2026-07-15
    days on market $250,000 Active 107 DOM
20. 2026-07-14
    days on market $250,000 Active 106 DOM
21. 2026-07-13
    days on market $250,000 Active 105 DOM
22. 2026-07-13
    days on market $250,000 Active 104 DOM
23. 2026-07-11
    days on market $250,000 Active 103 DOM
24. 2026-07-10
    days on market $250,000 Active 102 DOM
25. 2026-07-10
    price $250,000 Active 101 DOM
26. 2026-07-09
    days on market $260,000 Active 101 DOM
27. 2026-07-07
    days on market $260,000 Active 99 DOM
28. 2026-07-06
    days on market $260,000 Active 98 DOM
29. 2026-07-05
    days on market $260,000 Active 97 DOM
30. 2026-07-03
    days on market $260,000 Active 95 DOM
31. 2026-07-02
    days on market $260,000 Active 94 DOM
32. 2026-07-01
    days on market $260,000 Active 93 DOM
33. 2026-06-30
    days on market $260,000 Active 92 DOM
34. 2026-06-29
    days on market $260,000 Active 91 DOM
35. 2026-06-28
    days on market $260,000 Active 90 DOM
36. 2026-06-27
    days on market $260,000 Active 89 DOM
37. 2026-06-26
    days on market $260,000 Active 88 DOM
38. 2026-06-24
    days on market $260,000 Active 86 DOM
39. 2026-06-22
    days on market $260,000 Active 84 DOM
40. 2026-06-21
    days on market $260,000 Active 83 DOM
41. 2026-06-18
    days on market $260,000 Active 80 DOM
42. 2026-06-17
    days on market $260,000 Active 79 DOM
43. 2026-06-16
    days on market $260,000 Active 78 DOM
44. 2026-06-15
    days on market $260,000 Active 77 DOM
45. 2026-06-13
    days on market $260,000 Active 75 DOM
46. 2026-06-09
    days on market $260,000 Active 71 DOM
47. 2026-06-08
    days on market $260,000 Active 70 DOM
48. 2026-06-07
    days on market $260,000 Active 69 DOM
49. 2026-06-04
    days on market $260,000 Active 66 DOM
50. 2026-06-03
    days on market $260,000 Active 65 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,171
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − HOA: −$2,700
• − Depreciation: −$7,273
• Taxable loss: −$7,833
• Est. tax savings @ 24.0%: +$1,880
• After-tax cash flow: $-1,667/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $8,705–$26,115 screening

This fully updated townhouse is move-in ready with modern amenities and a great location. It offers a perfect balance of functionality and style, making it ideal for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both furniture — improves living space and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Lago Vista El F TX #1,545/4,322 Nat'l #19,648/41,679 Middle Lago Vista Middle F TX #736/1,662 Nat'l #6,708/14,009 High Lago Vista H S D TX #509/1,632 Nat'l #5,677/17,239

Schools (NCES district)

• District: Lago Vista ISD
• NCES district ID: 4826400
• Math proficiency: 33% ▼ -24.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $73,671
• Composite: 38.35/100
• National rank: #4216
• State rank: #269 of 826 in TX

C Composite livability gradescore 68/100

Livability — Point Venture

• Score: 68/100
• State rank: #509
• US rank: #10087

Category grades

Amenities F Commute F Cost of living D+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Point Venture, TX
• County: Travis County · 1,545,133 people
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 15,256
• Household income: $113,008
• Rent vs Own: 9.2% rent · 90.8% own
• Severe rent burden: 24% of renters

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Population outlook (Travis County) Hauer SSP2

• Today (2025): 1,545,133 people
• By 2030: 1,729,269 · +11.9%
• By 2040: 2,097,596 · +35.8%
• By 2050: 2,463,890 · +59.5%
• By 2075: 3,249,374 · +110.3%
• By 2100: 3,801,868 · +146.1%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 19% Two or more races 11% Black 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 7% Slovak 4% Lithuanian 4%
• Foreign-born: 10% · Canada
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 1% German/W. Germanic 1%

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Political lean MEDSL · Travis

• 2024 margin: Solid D (+39.3) · D 68.8% · R 29.4% · Other 1.8%
• 2008→2024 swing: +9.9pp toward D · 2008: 29.4pp · 2024: 39.3pp
• All cycles: 2024: D+39.3 2020: D+45.0 2016: D+38.9 2012: D+23.9 2008: D+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.02%
• Current HPI: 211.9678
• Rent YoY: ▲ 2.98%
• Metro: Austin-Round Rock-Georgetown, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+301.5% since first listed

13 events — show timeline

• 2026-05-04 Price Changed $275,000 Unlock MLS
• 2026-03-30 Listed $295,000 Unlock MLS
• 2003-09-23 Delisted — Unlock MLS
• 2003-08-18 Listed — Unlock MLS
• 2002-05-02 Delisted — Unlock MLS
• 2001-11-01 Listed — Unlock MLS
• 2001-09-15 Delisted — Unlock MLS
• 2001-03-14 Listed — Unlock MLS
• 2000-10-31 Delisted — Unlock MLS
• 2000-08-11 Listed — Unlock MLS
• 1999-03-02 Sold (MLS) — Unlock MLS
• 1999-02-04 Delisted — Unlock MLS
• 1998-09-06 Listed $68,500 Unlock MLS