209 Sarah Cir · Llano, TX 78643

$179,500

3 bd · 2.0 ba · 1,438 sqft · Manufactured public records · 320 Days on market

Built 2003 0.28 ac lot

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home at 209 Sarah Circle in the charming town of Llano, TX! This beautiful 3-bedroom, 2-bathroom modular home is nestled in the highly sought-after Village of Llano Subdivision. Step inside to discover elegant laminate floors that flow seamlessly throughout the home. The open living room and kitchen area offer a spacious, inviting atmosphere, perfect for family gatherings and entertaining. Unwind in the master bathroom, featuring a jacuzzi tub. Outside, the fenced backyard provides the perfect setting for relaxation or hosting friends and family. Located just 75 miles from Austin, this serene small-town community combines peaceful living with easy access to local schools and amenities. Don’t miss this opportunity to experience the perfect blend of comfort and convenience. Schedule your visit today and make 209 Sarah Circle your new home in Llano!

Key facts

• Laminate floors
• Modular home
• Fenced backyard

Tags

• MODULAR HOME
• LAMINATE FLOORS
• JACUZZI TUB
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#407 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D, amenities F, commute F.
• Llano ISD (town): math 40% / reading 43% proficiency, ranked #359 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 241 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 121 units permitted in Llano County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 320 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $180k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 40% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 320 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are D-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: 1.11% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.84%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-8,128
• Equity at exit: $26,764

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $20,012
• Equity at exit: $15,520

Cash invested: $50,260 (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 78643

• Home prices YoY: -3.0%
• Active inventory: 241
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$941
• Tax from tax record: −$235 /mo · $2,825/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $328

Break-even live

Break-even rent $1,584

Max offer price $179,500

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 E Wallace St Llano, TX	3.0	2.0	1520	$2,000	$1.32	44d	1	0.91mi
1001 W Haynie St Llano, TX	3.0	2.0	1422	$2,000	$1.41	43d	1	1.33mi

Listing history 19 events

1. 2025-07-02
   soldstatus
2. 2025-04-18
   soldstatus Closed 884-char remark

   Show marketing remark (884 chars)

   Welcome to your new home at 209 Sarah Circle in the charming town of Llano, TX! This beautiful 3-bedroom, 2-bathroom modular home is nestled in the highly sought-after Village of Llano Subdivision. Step inside to discover elegant laminate floors that flow seamlessly throughout the home. The open living room and kitchen area offer a spacious, inviting atmosphere, perfect for family gatherings and entertaining. Unwind in the master bathroom, featuring a jacuzzi tub. Outside, the fenced backyard provides the perfect setting for relaxation or hosting friends and family. Located just 75 miles from Austin, this serene small-town community combines peaceful living with easy access to local schools and amenities. Don’t miss this opportunity to experience the perfect blend of comfort and convenience. Schedule your visit today and make 209 Sarah Circle your new home in Llano!

3. 2025-04-07
   status Pending

   Show marketing remark (884 chars)

   Welcome to your new home at 209 Sarah Circle in the charming town of Llano, TX! This beautiful 3-bedroom, 2-bathroom modular home is nestled in the highly sought-after Village of Llano Subdivision. Step inside to discover elegant laminate floors that flow seamlessly throughout the home. The open living room and kitchen area offer a spacious, inviting atmosphere, perfect for family gatherings and entertaining. Unwind in the master bathroom, featuring a jacuzzi tub. Outside, the fenced backyard provides the perfect setting for relaxation or hosting friends and family. Located just 75 miles from Austin, this serene small-town community combines peaceful living with easy access to local schools and amenities. Don’t miss this opportunity to experience the perfect blend of comfort and convenience. Schedule your visit today and make 209 Sarah Circle your new home in Llano!

4. 2025-04-07
   status Pending 884-char remark

   Show marketing remark (884 chars)

   Welcome to your new home at 209 Sarah Circle in the charming town of Llano, TX! This beautiful 3-bedroom, 2-bathroom modular home is nestled in the highly sought-after Village of Llano Subdivision. Step inside to discover elegant laminate floors that flow seamlessly throughout the home. The open living room and kitchen area offer a spacious, inviting atmosphere, perfect for family gatherings and entertaining. Unwind in the master bathroom, featuring a jacuzzi tub. Outside, the fenced backyard provides the perfect setting for relaxation or hosting friends and family. Located just 75 miles from Austin, this serene small-town community combines peaceful living with easy access to local schools and amenities. Don’t miss this opportunity to experience the perfect blend of comfort and convenience. Schedule your visit today and make 209 Sarah Circle your new home in Llano!

5. 2024-12-14
   price $179,500 884-char remark

   Show marketing remark (884 chars)

   Welcome to your new home at 209 Sarah Circle in the charming town of Llano, TX! This beautiful 3-bedroom, 2-bathroom modular home is nestled in the highly sought-after Village of Llano Subdivision. Step inside to discover elegant laminate floors that flow seamlessly throughout the home. The open living room and kitchen area offer a spacious, inviting atmosphere, perfect for family gatherings and entertaining. Unwind in the master bathroom, featuring a jacuzzi tub. Outside, the fenced backyard provides the perfect setting for relaxation or hosting friends and family. Located just 75 miles from Austin, this serene small-town community combines peaceful living with easy access to local schools and amenities. Don’t miss this opportunity to experience the perfect blend of comfort and convenience. Schedule your visit today and make 209 Sarah Circle your new home in Llano!

6. 2024-12-14
   price $179,500

   Show marketing remark (884 chars)

   Welcome to your new home at 209 Sarah Circle in the charming town of Llano, TX! This beautiful 3-bedroom, 2-bathroom modular home is nestled in the highly sought-after Village of Llano Subdivision. Step inside to discover elegant laminate floors that flow seamlessly throughout the home. The open living room and kitchen area offer a spacious, inviting atmosphere, perfect for family gatherings and entertaining. Unwind in the master bathroom, featuring a jacuzzi tub. Outside, the fenced backyard provides the perfect setting for relaxation or hosting friends and family. Located just 75 miles from Austin, this serene small-town community combines peaceful living with easy access to local schools and amenities. Don’t miss this opportunity to experience the perfect blend of comfort and convenience. Schedule your visit today and make 209 Sarah Circle your new home in Llano!

7. 2024-11-18
   listed $194,000 Active 884-char remark

   Show marketing remark (884 chars)

   Welcome to your new home at 209 Sarah Circle in the charming town of Llano, TX! This beautiful 3-bedroom, 2-bathroom modular home is nestled in the highly sought-after Village of Llano Subdivision. Step inside to discover elegant laminate floors that flow seamlessly throughout the home. The open living room and kitchen area offer a spacious, inviting atmosphere, perfect for family gatherings and entertaining. Unwind in the master bathroom, featuring a jacuzzi tub. Outside, the fenced backyard provides the perfect setting for relaxation or hosting friends and family. Located just 75 miles from Austin, this serene small-town community combines peaceful living with easy access to local schools and amenities. Don’t miss this opportunity to experience the perfect blend of comfort and convenience. Schedule your visit today and make 209 Sarah Circle your new home in Llano!

8. 2024-11-18
   status Active

   Show marketing remark (884 chars)

   Welcome to your new home at 209 Sarah Circle in the charming town of Llano, TX! This beautiful 3-bedroom, 2-bathroom modular home is nestled in the highly sought-after Village of Llano Subdivision. Step inside to discover elegant laminate floors that flow seamlessly throughout the home. The open living room and kitchen area offer a spacious, inviting atmosphere, perfect for family gatherings and entertaining. Unwind in the master bathroom, featuring a jacuzzi tub. Outside, the fenced backyard provides the perfect setting for relaxation or hosting friends and family. Located just 75 miles from Austin, this serene small-town community combines peaceful living with easy access to local schools and amenities. Don’t miss this opportunity to experience the perfect blend of comfort and convenience. Schedule your visit today and make 209 Sarah Circle your new home in Llano!

9. 2024-08-05
   price $194,000
10. 2024-08-05
    price $194,000
11. 2024-05-15
    listed $199,000 Active
12. 2023-03-23
    soldstatus
13. 2021-12-30
    soldstatus
14. 2021-09-30
    listed $145,000
15. 2021-09-30
    listed $145,000
16. 2013-01-04
    soldstatus $59,000
17. 2009-07-07
    soldstatus
18. 2009-02-19
    soldstatus $68,995
19. 2006-08-11
    soldstatus $70,000

ⓘ 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: $2,825 · $235/mo
• Projected year-2 tax: $3,285 · $274/mo
• Expected delta: +$460/yr (+$38/mo · 16.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 40% 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: $24,000
• − Mortgage interest: −$10,055
• − Property taxes: −$2,825
• − Insurance: −$898
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$5,222
• Taxable income: $1,161
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $3,663/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: Llano ISD
• NCES district ID: 4827810
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 43% ▼ -5.00%
• Median HH income: $46,746
• Composite: 35.42/100
• National rank: #4940
• State rank: #359 of 826 in TX

Livability — Llano

• Score: 69/100
• State rank: #407
• US rank: #8433

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Llano, TX
• Population (ZIP): 6,837

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 7% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% Lithuanian 3% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -23.16%
• Current HPI: 760.73
• 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

+156.4% since first listed

19 events — show timeline

• 2025-07-02 Sold (Public Records) — Public Records
• 2025-04-18 Sold (MLS) — HLMLS as distributed by MLS GRID
• 2025-04-07 Pending — CHCMLS
• 2025-04-07 Pending — HLMLS as distributed by MLS GRID
• 2024-12-14 Price Changed $179,500 HLMLS as distributed by MLS GRID
• 2024-12-14 Price Changed $179,500 CHCMLS
• 2024-11-18 Listed $194,000 HLMLS as distributed by MLS GRID
• 2024-11-18 Relisted — CHCMLS
• 2024-08-05 Price Changed $194,000 CHCMLS
• 2024-08-05 Price Changed $194,000 HLMLS as distributed by MLS GRID
• 2024-05-15 Listed $199,000 CHCMLS
• 2023-03-23 Sold (MLS) — HLMLS as distributed by MLS GRID
• 2021-12-30 Sold (MLS) — CHCMLS
• 2021-09-30 Listed $145,000 CHCMLS
• 2021-09-30 Listed $145,000 HLMLS as distributed by MLS GRID
• 2013-01-04 Sold (Public Records) $59,000 Public Records
• 2009-07-07 Sold (Public Records) — Public Records
• 2009-02-19 Sold (Public Records) $68,995 Public Records
• 2006-08-11 Sold (Public Records) $70,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $2,825 · +13.8% YoY. Source: county tax records.