713 Jim Bowie Dr · Briarcliff, TX 78669

$299,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 144 Days on market

Built 2001 0.26 ac lot $231/sqft · 25% below area Est $401k · 25% under ↓ 12% since listing

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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 +14.1/30.0
• DSCR +4.3/10.0
• 1% rule +3.7/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover your Hill Country retreat located in the highly sought-after Paleface Lake Country Estates subdivision of Spicewood. This charming 1,296-sq-ft single-level home (3 beds / 2 baths) on a generous ~0.26-acre lot offers the perfect blend of relaxed comfort and outdoor livingjust minutes from the banks of the Pedernales River. Step inside to an open floor plan bathed in natural light, featuring wood, tile, and laminate flooring, a practical pantry, main-level laundry hookups, and a primary bedroom on the main. With a metal roof and a partial rainwater collection system already in place, this home is built for both style and sustainability. Outside, enjoy a large covered front porch ideal for morning coffee or Hill Country sunsets. The backyard offers space to roam, entertain, or simply enjoy the mature trees and native Texas landscaping. As a resident of Paleface Lake Country Estates, youll benefit from no HOA fees, access to a peaceful neighborhood park, and a private community boat ramp on the Pedernales Riverperfect for fishing, swimming, or floating on warm days. Location is key: youre nestled in scenic Spicewood (ZIP 78669) near Lake Travis, acclaimed wineries, and local golf courses, with easy highway access and just a short drive to Austin. Why youll love it: This home offers rare access to true Hill Country livinga tranquil wooded lot, river nearby, and expansive outdoor spacecombined with local amenities and an easy commute. Whether youre looking for a primary residence, a second home, or an investment property, this address delivers location, lifestyle, and value.

Key facts

• Open floor plan
• Metal roof
• No hoa fees

Tags

• OPEN FLOOR PLAN
• METAL ROOF
• LARGE COVERED FRONT PORCH
• MATURE TREES
• NATIVE TEXAS LANDSCAPING
• NO HOA FEES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $43 ($511/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 $260k (12.9% below list).
• Recommended offer: $260k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 1.1% in Briarcliff — 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 64/100 on livability (#771 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• Marble Falls ISD (town): math 32% / reading 38% proficiency, ranked #511 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 649 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $9k 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 144 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,486 (12.9% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.87% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 9.6

CMA / ARV

• ARV (median comp): $400,550
• List price: $299,000
• Delta: -25.35%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24807 Martin Ln	0.57mi	2/1.0 (-1)	1,362 (+5%)	0mo	$369,000	$271	60

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 · 3.36% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-44,782
• Equity at exit: $44,582

10-year hold

• IRR: -5.7%
• Equity multiple: 0.62×
• Total profit: $-31,555
• Equity at exit: $25,852

Cash invested: $83,720 (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 78669

• Home prices YoY: -16.6%
• Rents YoY: 3.4%
• Active inventory: 649
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,605 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$323 /mo · $3,872/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $43

Break-even live

Break-even rent $2,551

Max offer price $299,000

Occupancy floor 93%

Sensitivity live

Price	-10% $212	-5% $127	+0% $43	+5% $-42	+10% $-127
Rent	-10% $-163	-5% $-60	+0% $43	+5% $145	+10% $248
Rate	-1.0pp $193	-0.5pp $119	base $43	+0.5pp $-35	+1.0pp $-114

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1248 Lakeshore Dr Unit B Spicewood, TX	2.0	2.0	1365	$2,100	$1.54	22d	1	1.39mi

Listing history 37 events

1. 2026-06-18
   days on market $299,000 Active 144 DOM
2. 2026-06-17
   days on market $299,000 Active 143 DOM
3. 2026-06-16
   days on market $299,000 Active 142 DOM
4. 2026-06-15
   days on market $299,000 Active 141 DOM
5. 2026-06-13
   days on market $299,000 Active 139 DOM
6. 2026-06-13
   days on market $299,000 Active 138 DOM
7. 2026-06-09
   days on market $299,000 Active 135 DOM
8. 2026-06-08
   days on market $299,000 Active 134 DOM
9. 2026-06-07
   days on market $299,000 Active 133 DOM
10. 2026-06-05
    days on market $299,000 Active 130 DOM
11. 2026-06-03
    days on market $299,000 Active 129 DOM
12. 2026-06-01
    days on market $299,000 Active 127 DOM
13. 2026-05-31
    days on market $299,000 Active 126 DOM
14. 2026-01-25
    listed $299,000 Active 1604-char remark

    Show marketing remark (1604 chars)

    Discover your Hill Country retreat located in the highly sought-after Paleface Lake Country Estates subdivision of Spicewood. This charming 1,296-sq-ft single-level home (3 beds / 2 baths) on a generous ~0.26-acre lot offers the perfect blend of relaxed comfort and outdoor livingjust minutes from the banks of the Pedernales River. Step inside to an open floor plan bathed in natural light, featuring wood, tile, and laminate flooring, a practical pantry, main-level laundry hookups, and a primary bedroom on the main. With a metal roof and a partial rainwater collection system already in place, this home is built for both style and sustainability. Outside, enjoy a large covered front porch ideal for morning coffee or Hill Country sunsets. The backyard offers space to roam, entertain, or simply enjoy the mature trees and native Texas landscaping. As a resident of Paleface Lake Country Estates, youll benefit from no HOA fees, access to a peaceful neighborhood park, and a private community boat ramp on the Pedernales Riverperfect for fishing, swimming, or floating on warm days. Location is key: youre nestled in scenic Spicewood (ZIP 78669) near Lake Travis, acclaimed wineries, and local golf courses, with easy highway access and just a short drive to Austin. Why youll love it: This home offers rare access to true Hill Country livinga tranquil wooded lot, river nearby, and expansive outdoor spacecombined with local amenities and an easy commute. Whether youre looking for a primary residence, a second home, or an investment property, this address delivers location, lifestyle, and value.

15. 2026-01-05
    price
16. 2025-12-18
    price
17. 2025-12-10
    price
18. 2025-12-04
    price
19. 2025-10-15
    price
20. 2025-10-02
    listed Active
21. 2024-12-05
    price
22. 2024-10-29
    listed Active
23. 2024-09-19
    historical
24. 2024-08-07
    price
25. 2024-07-23
    price
26. 2024-05-03
    price
27. 2024-01-31
    price
28. 2023-11-30
    listed $338,500
29. 2023-11-30
    listed Active
30. 2020-07-21
    price
31. 2020-06-26
    listed Active
32. 2005-10-30
    historical
33. 2005-05-03
    listed
34. 2005-04-04
    historical
35. 2005-01-28
    listed
36. 2002-12-06
    historical
37. 2002-10-07
    listed

ⓘ 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: $3,872 · $323/mo
• Projected year-2 tax: $5,472 · $456/mo
• Expected delta: +$1,600/yr (+$133/mo · 41.3%)

ⓘ 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 · 23 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: $31,258
• − Mortgage interest: −$16,749
• − Property taxes: −$3,872
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,501
• − Management: −$2,501
• − Depreciation: −$8,698
• Taxable loss: −$4,557
• Est. tax savings @ 24.0%: +$1,094
• After-tax cash flow: $1,605/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: Marble Falls ISD
• NCES district ID: 4829010
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $49,663
• Composite: 30.3/100
• National rank: #6278
• State rank: #511 of 826 in TX

Livability — Briarcliff

• Score: 64/100
• State rank: #771
• US rank: #14054

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

• County: Travis County · 1,299,254 people
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 12,592
• Household income: $128,000
• Rent vs Own: 7.9% rent · 92.1% own
• Severe rent burden: 45.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 13% Two or more races 8% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 5% Slovak 3% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 1%

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: ▼ -50.06%
• Current HPI: 251.3551
• Rent YoY: ▲ 3.36%
• Metro: Austin-Round Rock-Georgetown, TX
• 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

-11.7% since first listed

24 events — show timeline

• 2026-01-25 Listed $299,000 ForSaleByOwner.com
• 2026-01-05 Price Changed — Unlock MLS
• 2025-12-18 Price Changed — Unlock MLS
• 2025-12-10 Price Changed — Unlock MLS
• 2025-12-04 Price Changed — Unlock MLS
• 2025-10-15 Price Changed — Unlock MLS
• 2025-10-02 Listed — Unlock MLS
• 2024-12-05 Price Changed — Unlock MLS
• 2024-10-29 Listed — Unlock MLS
• 2024-09-19 Listing Removed — LERA
• 2024-08-07 Price Changed — Unlock MLS
• 2024-07-23 Price Changed — Unlock MLS
• 2024-05-03 Price Changed — Unlock MLS
• 2024-01-31 Price Changed — Unlock MLS
• 2023-11-30 Listed $338,500 LERA
• 2023-11-30 Listed — Unlock MLS
• 2020-07-21 Price Changed — Unlock MLS
• 2020-06-26 Listed — Unlock MLS
• 2005-10-30 Delisted — Unlock MLS
• 2005-05-03 Listed — Unlock MLS
• 2005-04-04 Delisted — Unlock MLS
• 2005-01-28 Listed — Unlock MLS
• 2002-12-06 Delisted — Unlock MLS
• 2002-10-07 Listed — Unlock MLS

Property tax history

+6.5%/yr

Latest (2026): $3,872 · -12.0% YoY. Source: county tax records.