0 0 Ranch Rd Rd · Kingsland, TX 78639

$30,000

1 bd · 1.0 ba · 408 sqft · SingleFamily · 142 Days on market

Built 2025 Poor condition 8,276 sqft lot $74/sqft · 62% below area ↓ 28% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller!!! Bring all offers!!! Ranch Road 2545 road frontage, 180 ft. including the corner lot next door. No restrictions Owner says!!! Seller will be physically and financially unable to clean and haul off trash in the house and on the property. Water is cut off to the house due to a water leak in a pipe next door at the main house. Tiny Home was built last year per Seller. Tiny Home and Lot will have to be Sold with Fixer Upper House and Corner Lot located next door at 1034 RR 2545, on a separate Listing # 176531 for an additional $135,000. May be eligible to use a type of Purchase & Renovation Loan product.

Key facts

• Corner lot next door
• 8,276 sq ft lot
• Built 2025

Tags

• RANCH ROAD 2545 ROAD FRONTAGE
• CORNER LOT NEXT DOOR
• TINY HOME BUILT LAST YEAR

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $30k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($923 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.2% vs local median 0.2% in Kingsland — 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 59/100 on livability (#1,161 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Llano ISD (town): math 40% / reading 43% proficiency, ranked #359 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Packsaddle El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 596 students, 83% FRL); Llano J H (math 42% / reading 45%, grade D, #530 of 1,662 statewide, top 32%, 423 students, 65% FRL); Llano H S (math 42% / reading 52%, grade D-, #591 of 1,632 statewide, top 38%, 552 students, 60% FRL) — zoned schools average 69% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 569 active listings in the ZIP; 121 units permitted in Llano County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• Llano County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $60k (67%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 3.08% ✓
• Cap rate: 27.18%
• Cash-on-cash: 74.60%
• DSCR: 4.32
• GRM: 2.7

CMA / ARV

• ARV (median comp): $79,191
• List price: $30,000
• Delta: -62.12%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
0 Ranch Road 2545	0.01mi	1/1.0	408 (0%)	2mo	$65,000	$159	98
102 Tiny Home Ln	1.11mi	1/1.0	399 (-2%)	55mo	$95,000	$238	41

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: 74.5%
• Equity multiple: 4.38×
• Total profit: $28,412
• Equity at exit: $4,473

10-year hold

• IRR: 78.2%
• Equity multiple: 9.05×
• Total profit: $67,625
• Equity at exit: $2,594

Cash invested: $8,400 (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 78639

• Active inventory: 569
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $923 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $522

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 38%

Sensitivity live

Price	-10% $543	-5% $533	+0% $522	+5% $512	+10% $501
Rent	-10% $449	-5% $486	+0% $522	+5% $559	+10% $595
Rate	-1.0pp $537	-0.5pp $530	base $522	+0.5pp $514	+1.0pp $507

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: $7,500
• Closing costs: $900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 46 events

1. 2026-07-22
   pricestatusdays on marketlisting id $30,000 Active 142 DOM
2. 2026-07-21
   days on market $65,000 Active Under Contract 133 DOM
3. 2026-07-18
   days on market $65,000 Active Under Contract 130 DOM
4. 2026-07-16
   days on market $65,000 Active Under Contract 128 DOM
5. 2026-07-16
   days on market $65,000 Active Under Contract 127 DOM
6. 2026-07-14
   days on market $65,000 Active Under Contract 126 DOM
7. 2026-07-13
   days on market $65,000 Active Under Contract 125 DOM
8. 2026-07-12
   days on market $65,000 Active Under Contract 124 DOM
9. 2026-07-11
   days on market $65,000 Active Under Contract 123 DOM
10. 2026-07-10
    days on market $65,000 Active Under Contract 122 DOM
11. 2026-07-09
    days on market $65,000 Active Under Contract 121 DOM
12. 2026-07-07
    days on market $65,000 Active Under Contract 119 DOM
13. 2026-07-06
    days on market $65,000 Active Under Contract 118 DOM
14. 2026-07-05
    days on market $65,000 Active Under Contract 117 DOM
15. 2026-07-04
    days on market $65,000 Active Under Contract 116 DOM
16. 2026-07-03
    days on market $65,000 Active Under Contract 115 DOM
17. 2026-07-02
    days on market $65,000 Active Under Contract 114 DOM
18. 2026-07-01
    days on market $65,000 Active Under Contract 113 DOM
19. 2026-06-30
    days on market $65,000 Active Under Contract 112 DOM
20. 2026-06-29
    days on market $65,000 Active Under Contract 111 DOM
21. 2026-06-28
    days on market $65,000 Active Under Contract 110 DOM
22. 2026-06-28
    days on market $65,000 Active Under Contract 109 DOM
23. 2026-06-27
    days on market $65,000 Active Under Contract 108 DOM
24. 2026-06-25
    days on market $65,000 Active Under Contract 106 DOM
25. 2026-06-23
    days on market $65,000 Active Under Contract 104 DOM
26. 2026-06-22
    days on market $65,000 Active Under Contract 103 DOM
27. 2026-06-18
    days on market $65,000 Active Under Contract 100 DOM
28. 2026-06-17
    days on market $65,000 Active Under Contract 99 DOM
29. 2026-06-16
    days on market $65,000 Active Under Contract 98 DOM
30. 2026-06-15
    days on market $65,000 Active Under Contract 97 DOM
31. 2026-06-14
    days on market $65,000 Active Under Contract 95 DOM
32. 2026-06-13
    days on market $65,000 Active Under Contract 94 DOM
33. 2026-06-10
    days on market $65,000 Active Under Contract 92 DOM
34. 2026-06-09
    days on market $65,000 Active Under Contract 91 DOM
35. 2026-06-08
    days on market $65,000 Active Under Contract 90 DOM
36. 2026-06-07
    days on market $65,000 Active Under Contract 89 DOM
37. 2026-06-05
    days on market $65,000 Active Under Contract 86 DOM
38. 2026-06-03
    days on market $65,000 Active Under Contract 85 DOM
39. 2026-06-02
    days on market $65,000 Active Under Contract 84 DOM
40. 2026-06-01
    days on market $65,000 Active Under Contract 83 DOM
41. 2026-05-31
    days on market $65,000 Active Under Contract 82 DOM
42. 2026-05-31
    days on market $65,000 Active Under Contract 81 DOM
43. 2026-04-13
    price $65,000 637-char remark

    Show marketing remark (637 chars)

    Motivated Seller!!! Bring all offers!!! Ranch Road 2545 road frontage, 180 ft. including the corner lot next door. No restrictions Owner says!!! Seller will be physically and financially unable to clean and haul off trash in the house and on the property. Water is cut off to the house due to a water leak in a pipe next door at the main house. Tiny Home was built last year per Seller. Tiny Home and Lot will have to be Sold with Fixer Upper House and Corner Lot located next door at 1034 RR 2545, on a separate Listing # 9110341 for an additional $85,000. May be eligible to use a type of Purchase & Renovation Loan product.

44. 2026-04-13
    price $65,000 637-char remark

    Show marketing remark (637 chars)

    Motivated Seller!!! Bring all offers!!! Ranch Road 2545 road frontage, 180 ft. including the corner lot next door. No restrictions Owner says!!! Seller will be physically and financially unable to clean and haul off trash in the house and on the property. Water is cut off to the house due to a water leak in a pipe next door at the main house. Tiny Home was built last year per Seller. Tiny Home and Lot will have to be Sold with Fixer Upper House and Corner Lot located next door at 1034 RR 2545, on a separate Listing # 9110341 for an additional $85,000. May be eligible to use a type of Purchase & Renovation Loan product.

45. 2026-03-10
    listed $90,000 Active 637-char remark

    Show marketing remark (637 chars)

    Motivated Seller!!! Bring all offers!!! Ranch Road 2545 road frontage, 180 ft. including the corner lot next door. No restrictions Owner says!!! Seller will be physically and financially unable to clean and haul off trash in the house and on the property. Water is cut off to the house due to a water leak in a pipe next door at the main house. Tiny Home was built last year per Seller. Tiny Home and Lot will have to be Sold with Fixer Upper House and Corner Lot located next door at 1034 RR 2545, on a separate Listing # 9110341 for an additional $85,000. May be eligible to use a type of Purchase & Renovation Loan product.

46. 2026-02-25
    listed $90,000 Active 637-char remark

    Show marketing remark (637 chars)

    Motivated Seller!!! Bring all offers!!! Ranch Road 2545 road frontage, 180 ft. including the corner lot next door. No restrictions Owner says!!! Seller will be physically and financially unable to clean and haul off trash in the house and on the property. Water is cut off to the house due to a water leak in a pipe next door at the main house. Tiny Home was built last year per Seller. Tiny Home and Lot will have to be Sold with Fixer Upper House and Corner Lot located next door at 1034 RR 2545, on a separate Listing # 176531 for an additional $135,000. May be eligible to use a type of Purchase & Renovation Loan product.

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $11,082
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$887
• − Management: −$887
• − Depreciation: −$873
• Taxable income: $6,155
• Est. tax owed @ 24.0%: −$1,477
• After-tax cash flow: $4,789/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 · 1 photo

Poor 20/100 Extensive rehab Est. rehab $20,400–$36,720 screening

This property is in a poor condition with significant repairs and maintenance needed. It presents as a fixer-upper with potential for substantial value increase through landscaping, interior and exterior cleaning, and trash removal.

Repairs flagged

• Major Abandoned property — Significant cleanup and maintenance required
• Major Trash removal — Debris and trash need to be removed
• Major Landscaping — Overgrown yard needs trimming and landscaping

Value-add opportunities

• Both Landscaping and curb appeal — Improves both resale and rental value ↑
• Both Interior and exterior cleaning — Enhances overall appearance and appeal ↑
• Both Trash removal — Removes eyesores and improves property's condition ↑

ⓘ Rehab cost is a screening estimate — Extensive 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 39/100

Zoned Schools

Elementary Packsaddle El F TX #2,791/4,322 Nat'l #28,475/41,679 Middle Llano J H D TX #530/1,662 Nat'l #5,067/14,009 High Llano H S D- TX #591/1,632 Nat'l #6,330/17,239

Schools (NCES district)

• District: Llano ISD
• NCES district ID: 4827810
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 43% ▼ -5.00%
• Median HH income: $46,746
• Composite: 35.42/100
• National rank: #4940
• State rank: #359 of 826 in TX

D Composite livability gradescore 59/100

Livability — Kingsland

• Score: 59/100
• State rank: #1161
• US rank: #20293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingsland, TX
• County: Llano County · 20,847 people
• City population: 8,719
• Metro: nan
• Population (ZIP): 8,719
• Household income: $57,742
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 15% of renters

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Population outlook (Llano County) Hauer SSP2

• Today (2025): 20,847 people
• By 2030: 21,350 · +2.4%
• By 2040: 22,281 · +6.9%
• By 2050: 23,173 · +11.2%
• By 2075: 25,526 · +22.4%
• By 2100: 25,866 · +24.1%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 23% Two or more races 14% Black 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Italian 4% Slovak 3% Serbian 3%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 15%

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Political lean MEDSL · Llano

• 2024 margin: Solid R (+60.9) · D 19.2% · R 80.0%
• 2008→2024 swing: -8.6pp toward R · 2008: -52.2pp · 2024: -60.9pp
• All cycles: 2024: R+60.9 2020: R+60.1 2016: R+62.2 2012: R+60.4 2008: R+52.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.30%
• Current HPI: 219.8651
• Rent YoY: —
• Metro: nan
• 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

Price history

-27.8% since first listed

4 events — show timeline

• 2026-04-13 Price Changed $65,000 HLMLS as distributed by MLS GRID
• 2026-04-13 Price Changed $65,000 Unlock MLS
• 2026-03-10 Listed $90,000 Unlock MLS
• 2026-02-25 Listed $90,000 HLMLS as distributed by MLS GRID