704 Claremont Pkwy Unit A & B · Marble Falls, TX 78654

$369,999

6 bd · 4.0 ba · 2,254 sqft · MultiFamily · 94 Days on market

Built 2007 Average condition 8,132 sqft lot $164/sqft · 22% below area Est $472k · 22% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• DSCR +3.8/10.0
• Schools +3.7/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• 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

Already INCOME PRODUCING DUPLEX in MARBLE FALLS! Both units A & B at 704 Claremont have been rented by solid renters for a while. Both units have 1 car garages, 3 bedrooms, 2 full bathrooms w/ shower/tub combos and corian countertops in bathrooms. Kitchen have granite countertops and are open to living area and both have pantries. Backyards are large and could easily have a back fence added. Very nicely maintained. Both sides have luxury vinyl wood flooring and unit A has tile in bathrooms. Call us today! MORE INTERIOR PICTURES COMING SOON.

Key facts

• Corian countertops
• 1 car garages
• Open to living area

Tags

• INCOME PRODUCING DUPLEX
• 1 CAR GARAGES
• CORIAN COUNTERTOPS
• GRANITE COUNTERTOPS
• OPEN TO LIVING AREA
• PANTRIES

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $370k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-37 ($-443/yr) — negative. Per door: $-18/mo.
• To cash-flow at today's rent, offer at most $365k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $319k (13.8% below list).
• Recommended offer: $319k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.8% 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-, employment D, amenities 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.
• Zoned schools: Marble Falls El (math 41% / reading 38%, grade F, #1,545 of 4,322 statewide, top 38%, 570 students, 70% FRL); Marble Falls Middle (math 32% / reading 37%, grade F, #858 of 1,662 statewide, top 54%, 911 students, 67% FRL); Marble Falls H S (math 29% / reading 47%, grade F, #880 of 1,632 statewide, top 54%, 1,145 students, 61% FRL).
• Market conditions: 864 active listings in the ZIP; 891 units permitted in Burnet County in 2024 (76 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 94 days — a 9% lower offer ($337k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $319,000 (13.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.86% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $471,989
• List price: $369,999
• Delta: -21.61%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 Primrose Ln	0.47mi	4/2.0 (-2)	1,822 (-19%)	2mo	$345,000	$189	34
2221 Park View Dr	0.62mi	5/2.0 (-1)	2,034 (-10%)	11mo	$599,803	$295	33
127 Turkey Run	2.09mi	4/2.0 (-2)	2,085 (-8%)	3mo	$360,000	$173	32
401 Olympia Fields St	2.23mi	4/3.0 (-2)	2,496 (+11%)	10mo	$499,000	$200	25
3502 Mormon Mill Rd	1.45mi	4/3.5 (-2)	2,908 (+29%)	6mo	$830,000	$285	23
419 Firestone Dr	1.57mi	4/2.5 (-2)	2,685 (+19%)	2mo	$625,000	$233	22
417 Spyglass St	2.06mi	4/2.0 (-2)	1,820 (-19%)	0mo	$425,000	$234	22
3105 Morgan Cir	1.21mi	4/2.5 (-2)	1,953 (-13%)	8mo	$499,000	$256	20
1110 Arbor Ln	0.87mi	4/3.0 (-2)	2,710 (+20%)	7mo	$449,000	$166	20
510 Avenue E	0.75mi	4/3.5 (-2)	2,731 (+21%)	13mo	$724,000	$265	17
419 Avenue E	0.81mi	4/2.0 (-2)	1,717 (-24%)	6mo	$398,000	$232	17
440 Saint Andrews St	2.09mi	4/2.5 (-2)	2,718 (+21%)	12mo	$450,000	$166	14

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-62,256
• Equity at exit: $55,168

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-57,041
• Equity at exit: $31,991

Cash invested: $103,600 (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 →

Active competition Active MLS

• For sale now: 2 active · 2 under contract
• Median asking: $394,000 ($141/sqft)
• Median days on market: 15 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +49.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78654

• Home prices YoY: -31.8%
• Active inventory: 864
• Price-to-rent: 19.3×

Monthly cashflow live

• Estimated rent: $3,190 high
• Mortgage (P&I): −$1,940
• Tax est. 1.5%: −$462 /mo · $5,550/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$670
• Net cashflow: $-37

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,190
Total (2 units)			$3,190

Break-even live

Break-even rent $3,237

Max offer price $364,662

Occupancy floor 96%

Sensitivity live

Price	-10% $219	-5% $91	+0% $-37	+5% $-165	+10% $-293
Rent	-10% $-289	-5% $-163	+0% $-37	+5% $89	+10% $215
Rate	-1.0pp $149	-0.5pp $57	base $-37	+0.5pp $-133	+1.0pp $-230

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: $92,500
• Closing costs: $11,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
719 Claremont Pkwy Unit A Marble Falls, TX	3.0	2.5	1368	$1,645	$1.20	93d	1	0.04mi
702 Claremont Pkwy Unit B Marble Falls, TX	3.0	2.0	1368	$1,595	$1.17	93d	1	0.04mi
725 Claremont Pkwy Unit A Marble Falls, TX	3.0	2.5	1402	$1,595	$1.14	73d	1	0.07mi
1511 N Claremont Cir Unit A Marble Falls, TX	3.0	2.0	1200	$1,475	$1.23	73d	1	0.10mi
1511 Claremont Cir Marble Falls, TX	3.0	2.0	1157	$1,475	$1.27	22d	1	0.10mi
2005 King Rd Marble Falls, TX	4.0	2.0	1833	$2,400	$1.31	42d	1	0.40mi
2003 Bluebonnet Dr Marble Falls, TX	3.0	2.0	1334	$1,550	$1.16	73d	1	0.64mi
1112 Northwood Dr Marble Falls, TX	2.0	1.0	923	$1,350	$1.46	73d	1	0.72mi
509 Avenue K Marble Falls, TX	2.0	2.0	1288	$1,600	$1.24	30d	1	0.74mi
505 Avenue K Marble Falls, TX	2.0	2.0	1288	$1,600	$1.24	30d	1	0.76mi
1601 Mustang Dr Marble Falls, TX	1.0–3.0	1.0–2.5	1049	$2,270	$2.16	9d	73	0.77mi
1700 Mustang Dr Unit 208 Marble Falls, TX	3.0	2.0	1140	$1,200	$1.05	67d	1	0.86mi
107 Peruna Dr Marble Falls, TX	3.0	2.5	1201	$1,650	$1.37	93d	1	0.90mi
111 Peruna Dr Marble Falls, TX	3.0	2.5	1219	$1,595	$1.31	64d	1	0.91mi
122 Peruna Dr Marble Falls, TX	3.0	2.5	1210	$1,650	$1.36	41d	1	0.92mi
125 Peruna Dr Marble Falls, TX	3.0	2.5	1210	$1,700	$1.40	73d	1	0.94mi
217 Peruna Dr Marble Falls, TX	3.0	2.5	1201	$1,600	$1.33	13d	1	0.99mi
224 Peruna Dr Marble Falls, TX	3.0	2.5	1201	$1,500	$1.25	93d	1	1.00mi
304 Avenue P Unit A Marble Falls, TX	3.0	2.0	1500	$2,200	$1.47	64d	1	1.07mi
1611 2nd St Marble Falls, TX	3.0	1.0	975	$1,395	$1.43	73d	1	1.16mi
306 Avenue P Unit A Marble Falls, TX	3.0	2.0	1500	$2,200	$1.47	30d	1	1.44mi
217 South Ave S Marble Falls, TX	2.0	2.0	958	$1,295	$1.35	28d	1	1.48mi

Property features AI

Finance

• Other: Lot size approximately 0.19 acresLocated in the Claremont subdivisionDirections: From HWY 281 traveling south, turn right onto Mormon Mill Rd at the red light by Walgreens. Then turn right onto Claremont Parkway, continue straight - the duplex is on the right (704 Unit A and B).

Exterior

• Utilities: Public waterPublic sewer
• Home design: Residential income propertyDuplex
• Construction: Wood siding and brick exteriorSlab foundation
• Exterior features: Composition roof

Interior

• Kitchen: DishwasherMicrowaveElectric range
• Flooring: Tile flooringVinyl flooring
• Heating & cooling: Electric heatingCentral air conditioning
• Interior features: DishwasherMicrowaveElectric rangeElectric water heater
• Laundry & utility: Electric dryer hookup

Listing history 50 events

1. 2026-08-08
   days on market $369,999 Active 94 DOM
2. 2026-08-06
   days on market $369,999 Active 92 DOM
3. 2026-08-05
   days on market $369,999 Active 91 DOM
4. 2026-08-04
   days on market $369,999 Active 90 DOM
5. 2026-08-03
   days on market $369,999 Active 89 DOM
6. 2026-07-31
   days on market $369,999 Active 86 DOM
7. 2026-07-30
   days on market $369,999 Active 84 DOM
8. 2026-07-28
   days on market $369,999 Active 83 DOM
9. 2026-07-26
   days on market $369,999 Active 81 DOM
10. 2026-07-24
    days on market $369,999 Active 79 DOM
11. 2026-07-23
    days on market $369,999 Active 78 DOM
12. 2026-07-22
    days on market $369,999 Active 77 DOM
13. 2026-07-21
    days on market $369,999 Active 76 DOM
14. 2026-07-20
    days on market $369,999 Active 75 DOM
15. 2026-07-18
    days on market $369,999 Active 73 DOM
16. 2026-07-18
    days on market $369,999 Active 72 DOM
17. 2026-07-16
    days on market $369,999 Active 71 DOM
18. 2026-07-15
    days on market $369,999 Active 70 DOM
19. 2026-07-14
    days on market $369,999 Active 69 DOM
20. 2026-07-13
    days on market $369,999 Active 68 DOM
21. 2026-07-13
    days on market $369,999 Active 67 DOM
22. 2026-07-11
    days on market $369,999 Active 66 DOM
23. 2026-07-10
    days on market $369,999 Active 65 DOM
24. 2026-07-09
    days on market $369,999 Active 64 DOM
25. 2026-07-07
    days on market $369,999 Active 62 DOM
26. 2026-07-06
    days on market $369,999 Active 61 DOM
27. 2026-07-05
    days on market $369,999 Active 60 DOM
28. 2026-07-03
    days on market $369,999 Active 58 DOM
29. 2026-07-02
    days on market $369,999 Active 57 DOM
30. 2026-07-01
    days on market $369,999 Active 56 DOM
31. 2026-06-30
    days on market $369,999 Active 55 DOM
32. 2026-06-29
    days on market $369,999 Active 54 DOM
33. 2026-06-28
    days on market $369,999 Active 53 DOM
34. 2026-06-27
    days on market $369,999 Active 52 DOM
35. 2026-06-26
    days on market $369,999 Active 51 DOM
36. 2026-06-24
    days on market $369,999 Active 49 DOM
37. 2026-06-22
    days on market $369,999 Active 47 DOM
38. 2026-06-21
    days on market $369,999 Active 46 DOM
39. 2026-06-18
    days on market $369,999 Active 43 DOM
40. 2026-06-17
    days on market $369,999 Active 42 DOM
41. 2026-06-16
    days on market $369,999 Active 41 DOM
42. 2026-06-15
    days on market $369,999 Active 40 DOM
43. 2026-06-13
    days on market $369,999 Active 38 DOM
44. 2026-06-13
    days on market $369,999 Active 37 DOM
45. 2026-06-09
    days on market $369,999 Active 34 DOM
46. 2026-06-08
    days on market $369,999 Active 33 DOM
47. 2026-06-07
    days on market $369,999 Active 32 DOM
48. 2026-06-05
    days on market $369,999 Active 29 DOM
49. 2026-06-03
    days on market $369,999 Active 28 DOM
50. 2026-06-02
    days on market $369,999 Active 27 DOM

ⓘ 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 · 24 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: $38,280
• − Mortgage interest: −$20,726
• − Property taxes: −$5,550
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,062
• − Management: −$3,062
• − Depreciation: −$10,764
• Taxable loss: −$6,734
• Est. tax savings @ 24.0%: +$1,616
• After-tax cash flow: $1,174/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.

Condition & rehab AI · 13 photos

Average 55/100 Cosmetic rehab Est. rehab $11,270–$33,810 screening

This income-producing duplex in Marble Falls is in average condition with some cosmetic updates needed. Fresh paint and landscaping would significantly enhance its curb appeal and value.

Repairs flagged

• Minor Paint — Some wear on interior walls
• Minor Landscaping — Some areas could use trimming

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Marble Falls El F TX #1,545/4,322 Nat'l #19,648/41,679 Middle Marble Falls Middle F TX #858/1,662 Nat'l #7,581/14,009 High Marble Falls H S F TX #880/1,632 Nat'l #8,877/17,239

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

B Composite livability gradescore 70/100

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 · 50,492 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: 6% of renters

---

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: —
• 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

Property features AI

Finance

• Other: Lot size approximately 0.19 acresLocated in the Claremont subdivisionDirections: From HWY 281 traveling south, turn right onto Mormon Mill Rd at the red light by Walgreens. Then turn right onto Claremont Parkway, continue straight - the duplex is on the right (704 Unit A and B).

Exterior

• Utilities: Public waterPublic sewer
• Home design: Residential income propertyDuplex
• Construction: Wood siding and brick exteriorSlab foundation
• Exterior features: Composition roof

Interior

• Kitchen: DishwasherMicrowaveElectric range
• Flooring: Tile flooringVinyl flooring
• Heating & cooling: Electric heatingCentral air conditioning
• Interior features: DishwasherMicrowaveElectric rangeElectric water heater
• Laundry & utility: Electric dryer hookup

Price history

1 event — show timeline

• 2026-03-27 Listed $369,999 HLMLS as distributed by MLS GRID