716A Claremont Pkwy · Marble Falls, TX 78654

$1,495

6 bd · 6.0 ba · 2,804 sqft · MultiFamily public records · 67 Days on market

Built 2007 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 +3.5/5.0
• 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

Three bedroom, two and one half bath unit with single car garage. Granite counter tops in the kitchen with custom cabinets. New plank flooring in the living room, dining room, upstairs hallway and both guest bedrooms. Fresh paint. Ready for move in August 5.

Key facts

• Great location
• Two story duplex
• Granite countertops

Tags

• TWO STORY DUPLEX
• GRANITE COUNTERTOPS
• GREAT LOCATION

🏷️ Possibly a rental listed for sale. The $1,495 price doesn't fit this home's estimated sale value (~$572,016) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/3.0-bath units multifamily listed at $1k.

Deal economics

• At list price, monthly cash flow is $3k ($31k/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 (6.0% below list) — sets the bar for market timing.
• Cap rate 2098.8% vs local median 2.7% 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); 752 active listings in the ZIP; 891 units permitted in Burnet County in 2024 (76 in 5+ unit buildings).
• At $3,313/mo this rent would consume 54% 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 $10 of loan paydown is wiped out by about $45 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 $419 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% 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, 59% 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 $1,405 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 221.61% ✓
• Cap rate: 2098.82%
• Cash-on-cash: 7473.31%
• DSCR: 333.52
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $572,016
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 Claremont Pkwy	0.02mi	6/5.0	2,736 (-2%)	20mo	$559,000	$204	75
720 Claremont Pkwy	0.02mi	6/5.0	2,736 (-2%)	20mo	$559,000	$204	75

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 374.00×
• Total profit: $156,136
• Equity at exit: $223

10-year hold

• IRR: —
• Equity multiple: 747.40×
• Total profit: $312,441
• Equity at exit: $129

Cash invested: $419 (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: $3,313 high
• Mortgage (P&I): −$8
• Tax est. 1.5%: −$2 /mo · $22/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$696
• Net cashflow: $2,607

Break-even live

Break-even rent $13

Max offer price $1,495

Occupancy floor 16%

Sensitivity live

Price	-10% $2,608	-5% $2,607	+0% $2,607	+5% $2,606	+10% $2,606
Rent	-10% $2,345	-5% $2,476	+0% $2,607	+5% $2,738	+10% $2,869
Rate	-1.0pp $2,608	-0.5pp $2,607	base $2,607	+0.5pp $2,607	+1.0pp $2,606

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	3	$3,314
Total (2 units)			$3,313

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: $374
• Closing costs: $45
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2025-07-13
   status Pending
2. 2025-05-07
   listed $1,495 Active
3. 2023-03-23
   soldstatus 258-char remark

   Show marketing remark (258 chars)

   Three bedroom, two and one half bath unit with single car garage. Granite counter tops in the kitchen with custom cabinets. New plank flooring in the living room, dining room, upstairs hallway and both guest bedrooms. Fresh paint. Ready for move in August 5.

4. 2022-08-01
   listed $1,495 258-char remark

   Show marketing remark (258 chars)

   Three bedroom, two and one half bath unit with single car garage. Granite counter tops in the kitchen with custom cabinets. New plank flooring in the living room, dining room, upstairs hallway and both guest bedrooms. Fresh paint. Ready for move in August 5.

5. 2007-02-27
   soldstatus
6. 2007-02-27
   soldstatus

ⓘ 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 59% 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: $39,756
• − Mortgage interest: −$84
• − Property taxes: −$22
• − Insurance: −$7
• − Repairs & maintenance: −$3,180
• − Management: −$3,180
• − Depreciation: −$43
• Taxable income: $33,238
• Est. tax owed @ 24.0%: −$7,977
• After-tax cash flow: $23,306/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

+0.0% since first listed

6 events — show timeline

• 2025-07-13 Pending — HLMLS as distributed by MLS GRID
• 2025-05-07 Listed $1,495 HLMLS as distributed by MLS GRID
• 2023-03-23 Sold (MLS) — HLMLS as distributed by MLS GRID
• 2022-08-01 Listed $1,495 HLMLS as distributed by MLS GRID
• 2007-02-27 Sold (Public Records) — Public Records
• 2007-02-27 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2026): $6,884 · -4.0% YoY. Source: county tax records.