802 Westfall St · Burnet, TX 78611

$160,000

3 bd · 1.0 ba · 1,885 sqft · SingleFamily public records · 37 Days on market

Built 1975 10,097 sqft lot $85/sqft · 64% below area Est $306k · 48% under

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Why this score? — see what drove the B- 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +8.1/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 802 Westfall in Burnet! This fixer-upper is full of potential and ready for someone with vision to bring it back to life. Situated on a spacious lot in an established neighborhood, this property offers a great chance for investors, flippers, or buyers looking to create their dream home. The home features a functional layout with endless possibilities for renovation and customization. Conveniently located near local schools, shopping, dining, and all that growing Burnet has to offer. Whether you're looking for your next investment project or a property to make your own, this is a chance you won’t want to miss. Property is being sold as-is.

Key facts

• Spacious lot
• Local schools
• Shopping

Tags

• SPACIOUS LOT
• ESTABLISHED NEIGHBORHOOD
• FUNCTIONAL LAYOUT
• LOCAL SCHOOLS
• SHOPPING
• DINING

Property features AI

Finance

• Other: Lot size approximately 0.46 acres; Subdivision: Johnson Add/Bur; Directions: S Water to East Pecan to Westfall

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story home
• Construction: Construction includes stone and other materials; Composition roof
• Exterior features: Covered patio/porch

Interior

• Kitchen: Electric range
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Interior features: Breakfast bar
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.7% in Burnet — 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 76/100 on livability (#101 in TX, #3,384 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, 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: 552 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 891 units permitted in Burnet County in 2024 (76 in 5+ unit buildings).
• This rent runs 31% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Burnet County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $37k; list at $160k implies a 332% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.31% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.55%
• DSCR: 1.43
• GRM: 6.4

CMA / ARV

• ARV (median comp): $305,518
• List price: $160,000
• Delta: -47.63%
• 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
173 Creekfall Rd	0.28mi	4/2.5 (+1)	1,953 (+4%)	6mo	$353,280	$181	65
235 Water Well Rd	0.39mi	4/2.0 (+1)	1,783 (-5%)	2mo	$325,345	$182	62
300 Gristmill Rd	0.29mi	4/3.0 (+1)	2,012 (+7%)	2mo	$334,990	$166	60
400 Creekfall Rd	0.46mi	4/2.5 (+1)	1,953 (+4%)	2mo	$340,895	$175	60
301 Creekfall Rd	0.46mi	4/2.5 (+1)	1,951 (+4%)	2mo	$333,685	$171	60
224 Creekfall Rd	0.38mi	4/2.0 (+1)	1,783 (-5%)	6mo	$313,440	$176	59
301 Gristmill Rd	0.31mi	4/3.0 (+1)	2,012 (+7%)	2mo	$324,990	$162	59
246 Creekfall Rd	0.42mi	4/2.5 (+1)	1,951 (+4%)	6mo	$333,145	$171	58
321 Gristmill	0.34mi	4/3.0 (+1)	2,012 (+7%)	4mo	$320,115	$159	57
329 Gristmill Rd	0.38mi	4/3.0 (+1)	2,012 (+7%)	4mo	$347,840	$173	55
304 Gristmill Rd	0.31mi	4/3.0 (+1)	1,688 (-10%)	3mo	$319,990	$190	53
241 Creekfall Rd	0.43mi	3/2.0	1,605 (-15%)	6mo	$306,295	$191	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-3,058
• Equity at exit: $23,857

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $27,202
• Equity at exit: $13,834

Cash invested: $44,800 (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 78611

• Home prices YoY: -24.7%
• Active inventory: 552
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,097 high
• Mortgage (P&I): −$839
• Tax from tax record: −$394 /mo · $4,729/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $357

Break-even live

Break-even rent $1,645

Max offer price $160,000

Occupancy floor 78%

Sensitivity live

Price	-10% $447	-5% $402	+0% $357	+5% $311	+10% $266
Rent	-10% $191	-5% $274	+0% $357	+5% $440	+10% $522
Rate	-1.0pp $437	-0.5pp $397	base $357	+0.5pp $315	+1.0pp $273

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Rylee Rd Burnet, TX	3.0	2.0	1648	$2,100	$1.27	15d	1	0.11mi
200 Creekfall Rd Burnet, TX	4.0	2.0	1785	$2,200	$1.23	5d	1	0.29mi
601 E Marble St Burnet, TX	4.0	2.0	1896	$2,000	$1.05	13d	1	0.34mi
104 N Vandeveer St Burnet, TX	3.0	2.0	1919	$1,750	$0.91	11d	1	0.73mi
201 N Vandeveer St Burnet, TX	3.0	2.0	1620	$1,950	$1.20	44d	1	0.75mi

Listing history 16 events

1. 2026-06-18
   days on market $160,000 Active 37 DOM
2. 2026-06-17
   days on market $160,000 Active 36 DOM
3. 2026-06-16
   days on market $160,000 Active 35 DOM
4. 2026-06-15
   days on market $160,000 Active 34 DOM
5. 2026-06-13
   days on market $160,000 Active 32 DOM
6. 2026-06-09
   days on market $160,000 Active 28 DOM
7. 2026-06-08
   days on market $160,000 Active 27 DOM
8. 2026-06-07
   days on market $160,000 Active 26 DOM
9. 2026-06-04
   days on market $160,000 Active 23 DOM
10. 2026-06-03
    days on market $160,000 Active 22 DOM
11. 2026-06-02
    days on market $160,000 Active 21 DOM
12. 2026-06-01
    days on market $160,000 Active 20 DOM
13. 2026-05-31
    days on market $160,000 Active 19 DOM
14. 2026-05-12
    listed $160,000 Active 674-char remark
15. 2022-02-03
    soldstatus
16. 1984-02-01
    soldstatus $37,000

ⓘ 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: $4,729 · $394/mo
• Projected year-2 tax: $4,729 · $394/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $25,162
• − Mortgage interest: −$8,962
• − Property taxes: −$4,729
• − Insurance: −$800
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − Depreciation: −$4,655
• Taxable income: $1,990
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $3,803/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 — Burnet

• Score: 76/100
• State rank: #101
• US rank: #3384

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burnet, TX
• County: Burnet County · 35,210 people
• City population: 14,560
• Metro: nan
• Population (ZIP): 14,560
• Household income: $80,938
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 218.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 9% Black 3%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 4% Slovak 3% Serbian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 8% Vietnamese 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: ▼ -83.25%
• Current HPI: 253.5299
• Rent YoY: —
• Metro: nan
• 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

+332.4% since first listed

3 events — show timeline

• 2026-05-12 Listed $160,000 HLMLS as distributed by MLS GRID
• 2022-02-03 Sold (Public Records) — Public Records
• 1984-02-01 Sold (Public Records) $37,000 Public Records

Property tax history

+6.0%/yr

Latest (2026): $4,729 · +0.0% YoY. Source: county tax records.