259 B Braeburn Cir · Meadowlakes, TX 78654

$1,750

6 bd · 4.0 ba · 1,293 sqft · MultiFamily · 125 Days on market

Built 1985 6,970 sqft lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Tucked inside the welcoming community of Meadowlakes, this 1,293-square-foot duplex offers comfortable, easy living in a peaceful Hill Country setting. With 3 bedrooms and 2 baths, the layout is thoughtfully designed with an inviting living and dining area that flows naturally together. The efficient kitchen makes great use of space with ample cabinetry and functionality. The primary suite includes a private bath, while two additional bedrooms provide flexibility for guests or a home office. Enjoy a low-maintenance yard and quiet surroundings, just minutes from Lake Marble Falls, golf, and Meadowlakes amenities.

Key facts

• Low-maintenance yard
• Ample cabinetry
• Private bath

Tags

• PEACEFUL HILL COUNTRY SETTING
• EFFICIENT KITCHEN
• AMPLE CABINETRY
• PRIVATE BATH
• LOW-MAINTENANCE YARD
• MINUTES FROM LAKE MARBLE FALLS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $2k.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $2k).
• Recommended offer: $2k (12.0% below list) — sets the bar for market timing.
• Cap rate 1739.1% vs local median 2.5% in Meadowlakes — 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 75/100 on livability (#145 in TX, #4,131 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• 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 soft (-0.6%/yr); 752 active listings in the ZIP; 891 units permitted in Burnet County in 2024 (76 in 5+ unit buildings).
• At $3,214/mo this rent would consume 52% of the median local household income ($74k/yr) (locally 354% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $12 of loan paydown is wiped out by about $52 of value loss. Plan a longer hold.
• Burnet County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $490 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($2k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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, 58% 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 $1,540 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 183.66% ✓
• Cap rate: 1739.07%
• Cash-on-cash: 6188.49%
• DSCR: 276.35
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 309.75×
• Total profit: $151,290
• Equity at exit: $261

10-year hold

• IRR: —
• Equity multiple: 618.91×
• Total profit: $302,778
• Equity at exit: $151

Cash invested: $490 (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 78654

• Home prices YoY: -31.8%
• Rents YoY: -0.6%
• Active inventory: 752
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,214 medium
• Mortgage (P&I): −$9
• Tax est. 1.5%: −$2 /mo · $26/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $2,527

Break-even live

Break-even rent $15

Max offer price $1,750

Occupancy floor 16%

Sensitivity live

Price	-10% $2,528	-5% $2,528	+0% $2,527	+5% $2,526	+10% $2,526
Rent	-10% $2,273	-5% $2,400	+0% $2,527	+5% $2,654	+10% $2,781
Rate	-1.0pp $2,528	-0.5pp $2,527	base $2,527	+0.5pp $2,527	+1.0pp $2,526

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,214
Total (2 units)			$3,214

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: $438
• Closing costs: $52
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $1,750 Active 125 DOM
2. 2026-06-17
   days on market $1,750 Active 124 DOM
3. 2026-06-16
   days on market $1,750 Active 123 DOM
4. 2026-06-15
   days on market $1,750 Active 122 DOM
5. 2026-06-13
   days on market $1,750 Active 120 DOM
6. 2026-06-13
   days on market $1,750 Active 119 DOM
7. 2026-06-09
   days on market $1,750 Active 116 DOM
8. 2026-06-08
   days on market $1,750 Active 115 DOM
9. 2026-06-07
   days on market $1,750 Active 114 DOM
10. 2026-06-05
    days on market $1,750 Active 111 DOM
11. 2026-06-03
    days on market $1,750 Active 110 DOM
12. 2026-06-01
    days on market $1,750 Active 108 DOM
13. 2026-05-31
    days on market $1,750 Active 107 DOM
14. 2026-02-13
    listed $1,800 Active 619-char remark

    Show marketing remark (619 chars)

    Tucked inside the welcoming community of Meadowlakes, this 1,293-square-foot duplex offers comfortable, easy living in a peaceful Hill Country setting. With 3 bedrooms and 2 baths, the layout is thoughtfully designed with an inviting living and dining area that flows naturally together. The efficient kitchen makes great use of space with ample cabinetry and functionality. The primary suite includes a private bath, while two additional bedrooms provide flexibility for guests or a home office. Enjoy a low-maintenance yard and quiet surroundings, just minutes from Lake Marble Falls, golf, and Meadowlakes amenities.

15. 2024-05-01
    soldstatus Closed 186-char remark

    Show marketing remark (186 chars)

    Remarkably maintained 3 bed/2 bath duplex unit in a quiet Meadowlakes neighborhood. Enjoy all of the benefits and amenities of living in Meadowlakes including lake access, pool and more.

16. 2023-10-12
    listed $1,800 Active 186-char remark

    Show marketing remark (186 chars)

    Remarkably maintained 3 bed/2 bath duplex unit in a quiet Meadowlakes neighborhood. Enjoy all of the benefits and amenities of living in Meadowlakes including lake access, pool and more.

17. 2023-03-26
    soldstatus
18. 2023-02-27
    listed $1,800

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $38,568
• − Mortgage interest: −$98
• − Property taxes: −$26
• − Insurance: −$9
• − Repairs & maintenance: −$3,085
• − Management: −$3,085
• − Depreciation: −$51
• Taxable income: $32,213
• Est. tax owed @ 24.0%: −$7,731
• After-tax cash flow: $22,592/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 — Meadowlakes

• Score: 75/100
• State rank: #145
• US rank: #4131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meadowlakes, TX
• County: Burnet County · 35,210 people
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 20,650
• Household income: $74,130
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 354.0

Population outlook (Burnet County) Hauer SSP2

• Today (2025): 50,492 people
• By 2030: 52,995 · +5.0%
• By 2040: 57,528 · +13.9%
• By 2050: 61,444 · +21.7%
• By 2075: 71,098 · +40.8%
• By 2100: 74,634 · +47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 28% Two or more races 8%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Serbian 2% Italian 2% Slovak 2%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 18% Other Indo-European 1%

Political lean MEDSL · Burnet

• 2024 margin: Solid R (+55.7) · D 21.7% · R 77.4%
• 2008→2024 swing: -11.6pp toward R · 2008: -44.1pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+53.1 2016: R+56.8 2012: R+54.6 2008: R+44.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.02%
• Current HPI: 252.9861
• Rent YoY: ▼ -0.62%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-02-13 Listed $1,800 HLMLS as distributed by MLS GRID
• 2024-05-01 Sold (MLS) — HLMLS as distributed by MLS GRID
• 2023-10-12 Listed $1,800 HLMLS as distributed by MLS GRID
• 2023-03-26 Sold (MLS) — HLMLS as distributed by MLS GRID
• 2023-02-27 Listed $1,800 HLMLS as distributed by MLS GRID