635 Village Loop Loop · Buchanan Lake Village, TX 78672

$119,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 57 Days on market

Built 1984 0.66 ac lot $129/sqft · 10% below area Est $132k · 10% under $4/mo HOA

---

Why this score? — see what drove the C+ 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).

• Cash flow +21.8/30.0
• ARV discount +12.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• Appreciation +3.7/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity Awaits for this property located in Buchanan Lake Village. Land, Utilities & Room to Make It Your Own. Five lots totaling approximately 0.66 acres, this property offers solid value in the land itself. Backing up to native pasture, the setting provides a sense of open space and privacy that's hard to find. The existing mobile home is being sold as-is and will need significant repair or removal, making this an ideal purchase for investors, developers, or hands-on buyers ready to start fresh or build to suit. Infrastructure is already in place to support your plans — the property is served by both a private well and a septic system, with community water also available. Two storage buildings convey with the property and are in good condition. Four carports provide ample covered parking, and the fully fenced yard offers security and defined boundaries from day one. Adding to the investment appeal, the positioning of the well and septic on the property creates a potential opportunity to subdivide one or more of the lots — giving a savvy buyer the ability to sell off additional parcels or develop them separately. Buyer to verify subdivision requirements. Whether you're looking to clear and build, hold as an investment, subdivide for added returns, or tackle a renovation project, this property gives you the bones and the space to do it. There are 4 HOA Parks and 2 boat ramps located in Buchanan Lake Village.

Key facts

• Five lots
• Private well
• Community water

Tags

• FIVE LOTS
• APPROXIMATELY 0.66 ACRES
• EXISTING MOBILE HOME
• PRIVATE WELL
• SEPTIC SYSTEM
• COMMUNITY WATER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (3.9% below list).
• Recommended offer: $114k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 2.2% in Buchanan Lake Village — 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 59/100 on livability (#1,160 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Burnet CISD (rural): math 36% / reading 38% proficiency, ranked #465 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 48 active listings in the ZIP; 121 units permitted in Llano County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.6%/yr); year-one equity from $823 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Llano County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,371 (3.9% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.65%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (median comp): $132,065
• List price: $119,000
• Delta: -9.89%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
289 Ballard St	0.20mi	2/1.0	856 (-7%)	10mo	$135,000	$158	66

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

Projected returns pro-forma

-2.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-5,382
• Equity at exit: $20,079

10-year hold

• IRR: 4.7%
• Equity multiple: 1.36×
• Total profit: $12,161
• Equity at exit: $14,346

Cash invested: $33,320 (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 →

ZIP-level market 78672

• Home prices YoY: -1.1%
• Active inventory: 48
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,144 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$41 /mo · $497/yr
• Insurance: −$50
• HOA: −$4
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $185

Break-even live

Break-even rent $910

Max offer price $119,000

Occupancy floor 79%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $4 · $48/yr
• Likely covers: watersecurity

Listing history 14 events

1. 2026-06-18
   days on market $119,000 Active 57 DOM
2. 2026-06-17
   days on market $119,000 Active 56 DOM
3. 2026-06-16
   days on market $119,000 Active 55 DOM
4. 2026-06-15
   days on market $119,000 Active 54 DOM
5. 2026-06-13
   days on market $119,000 Active 52 DOM
6. 2026-06-09
   days on market $119,000 Active 48 DOM
7. 2026-06-08
   days on market $119,000 Active 47 DOM
8. 2026-06-07
   days on market $119,000 Active 46 DOM
9. 2026-06-04
   days on market $119,000 Active 43 DOM
10. 2026-06-03
    days on market $119,000 Active 42 DOM
11. 2026-06-02
    days on market $119,000 Active 41 DOM
12. 2026-06-01
    days on market $119,000 Active 40 DOM
13. 2026-05-31
    days on market $119,000 Active 39 DOM
14. 2026-04-22
    listed $119,000 Active 1453-char remark

    Show marketing remark (1453 chars)

    Opportunity Awaits for this property located in Buchanan Lake Village. Land, Utilities & Room to Make It Your Own. Five lots totaling approximately 0.66 acres, this property offers solid value in the land itself. Backing up to native pasture, the setting provides a sense of open space and privacy that's hard to find. The existing mobile home is being sold as-is and will need significant repair or removal, making this an ideal purchase for investors, developers, or hands-on buyers ready to start fresh or build to suit. Infrastructure is already in place to support your plans — the property is served by both a private well and a septic system, with community water also available. Two storage buildings convey with the property and are in good condition. Four carports provide ample covered parking, and the fully fenced yard offers security and defined boundaries from day one. Adding to the investment appeal, the positioning of the well and septic on the property creates a potential opportunity to subdivide one or more of the lots — giving a savvy buyer the ability to sell off additional parcels or develop them separately. Buyer to verify subdivision requirements. Whether you're looking to clear and build, hold as an investment, subdivide for added returns, or tackle a renovation project, this property gives you the bones and the space to do it. There are 4 HOA Parks and 2 boat ramps located in Buchanan Lake Village.

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $497 · $41/mo
• Projected year-2 tax: $2,178 · $181/mo
• Expected delta: +$1,681/yr (+$140/mo · 338.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $13,725
• − Mortgage interest: −$6,666
• − Property taxes: −$497
• − Insurance: −$595
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − HOA: −$48
• − Depreciation: −$3,462
• Taxable income: $261
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $2,152/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.

Schools (NCES district)

• District: Burnet CISD
• NCES district ID: 4812220
• Math proficiency: 36% ▼ -3.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $50,890
• Composite: 32.09/100
• National rank: #5811
• State rank: #465 of 826 in TX

Livability — Buchanan Lake Village

• Score: 59/100
• State rank: #1160
• US rank: #20291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buchanan Lake Village, TX
• Population (ZIP): 679

Population outlook (Llano County) Hauer SSP2

• Today (2025): 20,847 people
• By 2030: 21,350 · +2.4%
• By 2040: 22,281 · +6.9%
• By 2050: 23,173 · +11.2%
• By 2075: 25,526 · +22.4%
• By 2100: 25,866 · +24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 10% Serbian 5% Portuguese 1%
• Foreign-born: 2%
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 2%

Political lean MEDSL · Llano

• 2024 margin: Solid R (+60.9) · D 19.2% · R 80.0%
• 2008→2024 swing: -8.6pp toward R · 2008: -52.2pp · 2024: -60.9pp
• All cycles: 2024: R+60.9 2020: R+60.1 2016: R+62.2 2012: R+60.4 2008: R+52.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.56%
• Current HPI: 238.6965
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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

1 event — show timeline

• 2026-04-22 Listed $119,000 HLMLS as distributed by MLS GRID

Property tax history

+3.6%/yr

Latest (2025): $497 · -7.3% YoY. Source: county tax records.