1705 Johnson St · Marble Falls, TX 78654

$1,150

4 bd · 4.0 ba · 1,792 sqft · MultiFamily public records · 44 Days on market

Built 2000 9,583 sqft lot

---

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 +3.5/5.0
• 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

Well maintained two bedroom, two bath rental unit with stove, fridge and dishwasher provided, central heat and air; washer dryer connections. Sorry, no pets.

Key facts

• 9,583 sq ft lot
• Built 2000
• Listed 43 days

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Duplex (residential income)
• Construction: Wood siding and brick exterior
• Exterior features: Composition roof

Interior

• Kitchen: Dishwasher; Refrigerator
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Dishwasher; Refrigerator
• Laundry & utility: Electric dryer hookup

🏷️ Possibly a rental listed for sale. The $1,150 price doesn't fit this home's estimated sale value and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/2.0-bath units multifamily listed at $1k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/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 $1k).
• Recommended offer: $1k (3.0% below list) — sets the bar for market timing.
• Cap rate 2393.6% vs local median 3.8% in Marble Falls — 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 70/100 on livability (#367 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime C-, schools D, employment 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 soft (-0.6%/yr); 764 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 891 units permitted in Burnet County in 2024 (76 in 5+ unit buildings).
• At $2,906/mo this rent would consume 47% 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 $8 of loan paydown is wiped out by about $34 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 $322 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($1k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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, 57% 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 $1,115 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 252.70% ✓
• Cap rate: 2393.55%
• Cash-on-cash: 8525.94%
• DSCR: 380.36
• 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: 426.63×
• Total profit: $137,052
• Equity at exit: $171

10-year hold

• IRR: —
• Equity multiple: 852.66×
• Total profit: $274,234
• Equity at exit: $99

Cash invested: $322 (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: 764
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,906 high
• Mortgage (P&I): −$6
• Tax est. 1.5%: −$1 /mo · $17/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $2,288

Break-even live

Break-even rent $10

Max offer price $1,150

Occupancy floor 16%

Sensitivity live

Price	-10% $2,289	-5% $2,288	+0% $2,288	+5% $2,287	+10% $2,287
Rent	-10% $2,058	-5% $2,173	+0% $2,288	+5% $2,403	+10% $2,517
Rate	-1.0pp $2,288	-0.5pp $2,288	base $2,288	+0.5pp $2,287	+1.0pp $2,287

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

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	2	$2,906
Total (2 units)			$2,906

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: $288
• Closing costs: $34
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Firestone Dr Meadowlakes, TX	3.0	2.5	2101	$2,700	$1.29	22d	1	0.32mi
125 Dove Ln Meadowlakes, TX	3.0	2.0	1740	$2,300	$1.32	5d	1	0.41mi
304 Avenue P Unit A Marble Falls, TX	3.0	2.0	1500	$2,200	$1.47	15d	1	0.47mi
148 Nelson Pl Meadowlakes, TX	4.0	3.0	2215	$3,100	$1.40	15d	1	0.50mi
435 Saint Andrews St Meadowlakes, TX	3.0	2.0	2066	$2,500	$1.21	44d	1	0.62mi
342 Columbine St Meadowlakes, TX	3.0	2.0	1786	$2,195	$1.23	5d	1	0.94mi

Listing history 18 events

1. 2026-06-21
   days on market $1,150 Active 44 DOM
2. 2026-06-18
   days on market $1,150 Active 41 DOM
3. 2026-06-17
   days on market $1,150 Active 40 DOM
4. 2026-06-16
   days on market $1,150 Active 39 DOM
5. 2026-06-15
   days on market $1,150 Active 38 DOM
6. 2026-06-13
   days on market $1,150 Active 36 DOM
7. 2026-06-13
   days on market $1,150 Active 35 DOM
8. 2026-06-09
   days on market $1,150 Active 32 DOM
9. 2026-06-08
   days on market $1,150 Active 31 DOM
10. 2026-06-07
    days on market $1,150 Active 30 DOM
11. 2026-06-05
    days on market $1,150 Active 27 DOM
12. 2026-06-03
    days on market $1,150 Active 26 DOM
13. 2026-06-02
    days on market $1,150 Active 25 DOM
14. 2026-06-01
    days on market $1,150 Active 24 DOM
15. 2026-05-31
    days on market $1,150 Active 23 DOM
16. 2026-05-08
    listed $1,150 Active 493-char remark
17. 2023-03-23
    soldstatus 157-char remark

    Show marketing remark (157 chars)

    Well maintained two bedroom, two bath rental unit with stove, fridge and dishwasher provided, central heat and air; washer dryer connections. Sorry, no pets.

18. 2022-06-23
    listed $1,025 157-char remark

    Show marketing remark (157 chars)

    Well maintained two bedroom, two bath rental unit with stove, fridge and dishwasher provided, central heat and air; washer dryer connections. Sorry, no pets.

ⓘ 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 (shaded) · 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 57% 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: $34,872
• − Mortgage interest: −$64
• − Property taxes: −$17
• − Insurance: −$6
• − Repairs & maintenance: −$2,790
• − Management: −$2,790
• − Depreciation: −$33
• Taxable income: $29,172
• Est. tax owed @ 24.0%: −$7,001
• After-tax cash flow: $20,452/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 — Marble Falls

• Score: 70/100
• State rank: #367
• US rank: #7802

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marble Falls, TX
• County: Burnet County · 35,210 people
• City population: 20,650
• 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

+12.2% since first listed

3 events — show timeline

• 2026-05-08 Listed $1,150 HLMLS as distributed by MLS GRID
• 2023-03-23 Sold (MLS) — HLMLS as distributed by MLS GRID
• 2022-06-23 Listed $1,025 HLMLS as distributed by MLS GRID

Property tax history

+5.2%/yr

Latest (2026): $3,703 · +0.0% YoY. Source: county tax records.