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

$369,999

6 bd · 4.0 ba · 2,254 sqft · MultiFamily · 106 Days on market

Built 2007 Average condition 8,132 sqft lot $164/sqft · 21% below area Est $466k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.1/30.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• 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 $-151 ($-2k/yr) — negative. Per door: $-76/mo.
• To cash-flow at today's rent, offer at most $348k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $304k (17.7% below list).
• Recommended offer: $304k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.5% 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: 957 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 106 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 $304,500 (17.7% 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 106 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.82% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $466,425
• List price: $369,999
• Delta: -20.67%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 Claremont Pkwy Unit A AND B	0.00mi	6/4.0	2,254 (0%)	1mo	$369,999	$164	99
2109 Park View Dr	0.30mi	5/3.5 (-1)	2,362 (+5%)	15mo	$639,703	$271	59
720 Claremont Pkwy	0.08mi	6/5.0	2,736 (+21%)	23mo	$559,000	$204	48
720 Claremont Pkwy	0.09mi	6/5.0	2,736 (+21%)	23mo	$559,000	$204	48
2221 Park View Dr	0.62mi	5/2.0 (-1)	2,034 (-10%)	12mo	$599,803	$295	31

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-69,554
• Equity at exit: $55,168

10-year hold

• IRR: -11.8%
• Equity multiple: 0.30×
• Total profit: $-72,799
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 2 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $375,000 ($134/sqft)
• Median days on market: 61 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +54.7% 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: 957
• Price-to-rent: 20.3×

Monthly cashflow live

• Estimated rent: $3,045 high
• Mortgage (P&I): −$1,940
• Tax est. 1.5%: −$462 /mo · $5,550/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $-151

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,044
Total (2 units)			$3,045

Break-even live

Break-even rent $3,237

Max offer price $348,087

Occupancy floor 100%

Sensitivity live

Price	-10% $104	-5% $-24	+0% $-151	+5% $-279	+10% $-407
Rent	-10% $-392	-5% $-272	+0% $-151	+5% $-31	+10% $89
Rate	-1.0pp $35	-0.5pp $-57	base $-151	+0.5pp $-247	+1.0pp $-345

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 26 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	139d	1	0.04mi
702 Claremont Pkwy Unit A Marble Falls, TX	3.0	2.5	1368	$1,450	$1.06	7d	1	0.04mi
702 Claremont Pkwy Unit B Marble Falls, TX	3.0	2.0	1368	$1,595	$1.17	139d	1	0.04mi
1500 Claremont Cir Unit A Marble Falls, TX	3.0	2.5	1387	$1,595	$1.15	43d	1	0.05mi
725 Claremont Pkwy Unit A Marble Falls, TX	3.0	2.5	1402	$1,595	$1.14	119d	1	0.07mi
1511 N Claremont Cir Unit A Marble Falls, TX	3.0	2.0	1200	$1,475	$1.23	119d	1	0.10mi
1511 Claremont Cir Marble Falls, TX	3.0	2.0	1157	$1,475	$1.27	68d	1	0.10mi
2005 King Rd Marble Falls, TX	4.0	2.0	1833	$2,300	$1.25	6d	1	0.40mi
2003 Bluebonnet Dr Marble Falls, TX	3.0	2.0	1334	$1,550	$1.16	119d	1	0.64mi
1112 Northwood Dr Marble Falls, TX	2.0	1.0	923	$1,450	$1.57	43d	1	0.72mi
1112 Northwood Dr Marble Falls, TX	2.0	1.0	923	$1,350	$1.46	119d	1	0.72mi
509 Avenue K Marble Falls, TX	2.0	2.0	1288	$1,600	$1.24	77d	1	0.74mi
510 Avenue F Marble Falls, TX	3.0	2.0	1442	$2,000	$1.39	7d	1	0.74mi
505 Avenue K Marble Falls, TX	2.0	2.0	1288	$1,600	$1.24	77d	1	0.76mi
1601 Mustang Dr Marble Falls, TX	1.0–3.0	1.0–2.5	1049	$2,270	$2.16	0d	65	0.77mi
1700 Mustang Dr Unit 208 Marble Falls, TX	3.0	2.0	1140	$1,200	$1.05	113d	1	0.86mi
107 Peruna Dr Marble Falls, TX	3.0	2.5	1201	$1,650	$1.37	139d	1	0.90mi
111 Peruna Dr Marble Falls, TX	3.0	2.5	1219	$1,595	$1.31	110d	1	0.91mi
122 Peruna Dr Marble Falls, TX	3.0	2.5	1210	$1,590	$1.31	43d	1	0.92mi
125 Peruna Dr Marble Falls, TX	3.0	2.5	1210	$1,700	$1.40	119d	1	0.94mi
217 Peruna Dr Marble Falls, TX	3.0	2.5	1201	$1,600	$1.33	60d	1	0.99mi
224 Peruna Dr Marble Falls, TX	3.0	2.5	1201	$1,500	$1.25	139d	1	1.00mi
304 Avenue P Unit A Marble Falls, TX	3.0	2.0	1500	$2,200	$1.47	110d	1	1.07mi
1611 2nd St Marble Falls, TX	3.0	1.0	975	$1,395	$1.43	119d	1	1.16mi
306 Avenue P Unit A Marble Falls, TX	3.0	2.0	1500	$2,200	$1.47	77d	1	1.44mi
217 South Ave S Marble Falls, TX	2.0	2.0	958	$1,295	$1.35	74d	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. 2026-08-20
   days on market $369,999 Active 106 DOM
2. 2026-08-19
   days on market $369,999 Active 105 DOM
3. 2026-08-18
   days on market $369,999 Active 104 DOM
4. 2026-08-17
   days on market $369,999 Active 103 DOM
5. 2026-08-16
   days on market $369,999 Active 102 DOM
6. 2026-08-15
   days on market $369,999 Active 101 DOM
7. 2026-08-14
   days on market $369,999 Active 100 DOM
8. 2026-08-13
   days on market $369,999 Active 99 DOM
9. 2026-08-12
   days on market $369,999 Active 98 DOM
10. 2026-08-11
    days on market $369,999 Active 97 DOM
11. 2026-08-10
    days on market $369,999 Active 96 DOM
12. 2026-08-09
    days on market $369,999 Active 95 DOM
13. 2026-08-08
    days on market $369,999 Active 94 DOM
14. 2026-08-06
    days on market $369,999 Active 92 DOM
15. 2026-08-05
    days on market $369,999 Active 91 DOM
16. 2026-08-04
    days on market $369,999 Active 90 DOM
17. 2026-08-03
    days on market $369,999 Active 89 DOM
18. 2026-07-31
    days on market $369,999 Active 86 DOM
19. 2026-07-30
    days on market $369,999 Active 84 DOM
20. 2026-07-28
    days on market $369,999 Active 83 DOM
21. 2026-07-26
    days on market $369,999 Active 81 DOM
22. 2026-07-24
    days on market $369,999 Active 79 DOM
23. 2026-07-23
    days on market $369,999 Active 78 DOM
24. 2026-07-22
    days on market $369,999 Active 77 DOM
25. 2026-07-21
    days on market $369,999 Active 76 DOM
26. 2026-07-20
    days on market $369,999 Active 75 DOM
27. 2026-07-18
    days on market $369,999 Active 73 DOM
28. 2026-07-18
    days on market $369,999 Active 72 DOM
29. 2026-07-16
    days on market $369,999 Active 71 DOM
30. 2026-07-15
    days on market $369,999 Active 70 DOM
31. 2026-07-14
    days on market $369,999 Active 69 DOM
32. 2026-07-13
    days on market $369,999 Active 68 DOM
33. 2026-07-13
    days on market $369,999 Active 67 DOM
34. 2026-07-11
    days on market $369,999 Active 66 DOM
35. 2026-07-10
    days on market $369,999 Active 65 DOM
36. 2026-07-09
    days on market $369,999 Active 64 DOM
37. 2026-07-07
    days on market $369,999 Active 62 DOM
38. 2026-07-06
    days on market $369,999 Active 61 DOM
39. 2026-07-05
    days on market $369,999 Active 60 DOM
40. 2026-07-03
    days on market $369,999 Active 58 DOM
41. 2026-07-02
    days on market $369,999 Active 57 DOM
42. 2026-07-01
    days on market $369,999 Active 56 DOM
43. 2026-06-30
    days on market $369,999 Active 55 DOM
44. 2026-06-29
    days on market $369,999 Active 54 DOM
45. 2026-06-28
    days on market $369,999 Active 53 DOM
46. 2026-06-27
    days on market $369,999 Active 52 DOM
47. 2026-06-26
    days on market $369,999 Active 51 DOM
48. 2026-06-24
    days on market $369,999 Active 49 DOM
49. 2026-06-22
    days on market $369,999 Active 47 DOM
50. 2026-06-21
    days on market $369,999 Active 46 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: $36,540
• − Mortgage interest: −$20,726
• − Property taxes: −$5,550
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,923
• − Management: −$2,923
• − Depreciation: −$10,764
• Taxable loss: −$8,196
• Est. tax savings @ 24.0%: +$1,967
• After-tax cash flow: $150/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

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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%

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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%

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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

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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