112 Frazier St · Buchanan Lake Village, TX 78672

$190,000

3 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 254 Days on market

Built 1973 0.31 ac lot $106/sqft · 51% below area ↓ 16% since listing

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Why this score? — see what drove the F 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 +7.9/30.0
• ARV discount +7.5/15.0
• Appreciation +3.7/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.9/10.0

Listing remarks MLS

Solid 3-bedroom, 2-bath home in Tow, TX with tons of potential! Built in 1973, this 1,800 sq. ft. property sits on a spacious lot and features a 576 sq. ft. detached garage with an attached carport—perfect for a workshop, boat storage, or extra parking. The home offers a classic layout with generously sized rooms, a large kitchen, and original finishes ready for your personal touch. Great bones, just needs updating to make it shine! Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this property is a great find in a peaceful lakeside community. Just minutes from Lake Buchanan access. Priced to sell—bring your vision and make it your own!

Key facts

• Attached carport
• Spacious lot
• Lake buchanan access

Tags

• DETACHED GARAGE
• ATTACHED CARPORT
• SPACIOUS LOT
• LAKE BUCHANAN ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (30.1% below list).
• Recommended offer: $133k (30.1% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 2.2% in Buchanan Lake Village — 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 (#1,160 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Burnet CISD (rural): math 36% / reading 38% proficiency, ranked #465 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 48 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 (-2.6%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $35k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,733 (30.1% 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 254 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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 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: 0.70% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.66%
• DSCR: 0.79
• GRM: 11.9

CMA / ARV

• ARV (median comp): $387,787
• List price: $190,000
• Delta: -51.00%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Frazier St	0.18mi	2/1.0 (-1)	1,800 (0%)	16mo	$875,000	$486	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.24×
• Total profit: $-40,451
• Equity at exit: $32,059

10-year hold

• IRR: -14.6%
• Equity multiple: 0.08×
• Total profit: $-49,186
• Equity at exit: $22,906

Cash invested: $53,200 (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 78672

• Home prices YoY: -1.1%
• Active inventory: 48
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$180 /mo · $2,155/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-207

Break-even live

Break-even rent $1,589

Max offer price $153,520

Occupancy floor —

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $190,000 Active 254 DOM
2. 2026-06-17
   days on market $190,000 Active 253 DOM
3. 2026-06-16
   days on market $190,000 Active 252 DOM
4. 2026-06-15
   days on market $190,000 Active 251 DOM
5. 2026-06-13
   days on market $190,000 Active 249 DOM
6. 2026-06-09
   days on market $190,000 Active 245 DOM
7. 2026-06-08
   days on market $190,000 Active 244 DOM
8. 2026-06-07
   days on market $190,000 Active 243 DOM
9. 2026-06-04
   days on market $190,000 Active 240 DOM
10. 2026-06-03
    days on market $190,000 Active 239 DOM
11. 2026-06-02
    days on market $190,000 Active 238 DOM
12. 2026-06-01
    days on market $190,000 Active 237 DOM
13. 2026-05-31
    days on market $190,000 Active 236 DOM
14. 2026-05-06
    status Active 701-char remark

    Show marketing remark (701 chars)

    Solid 3-bedroom, 2-bath home in Tow, TX with tons of potential! Built in 1973, this 1,800 sq. ft. property sits on a spacious lot and features a 576 sq. ft. detached garage with an attached carport—perfect for a workshop, boat storage, or extra parking. The home offers a classic layout with generously sized rooms, a large kitchen, and original finishes ready for your personal touch. Great bones, just needs updating to make it shine! Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this property is a great find in a peaceful lakeside community. Just minutes from Lake Buchanan access. Priced to sell—bring your vision and make it your own!

15. 2026-03-05
    historical Active Under Contract 701-char remark

    Show marketing remark (701 chars)

    Solid 3-bedroom, 2-bath home in Tow, TX with tons of potential! Built in 1973, this 1,800 sq. ft. property sits on a spacious lot and features a 576 sq. ft. detached garage with an attached carport—perfect for a workshop, boat storage, or extra parking. The home offers a classic layout with generously sized rooms, a large kitchen, and original finishes ready for your personal touch. Great bones, just needs updating to make it shine! Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this property is a great find in a peaceful lakeside community. Just minutes from Lake Buchanan access. Priced to sell—bring your vision and make it your own!

16. 2026-02-21
    price $190,000 701-char remark

    Show marketing remark (701 chars)

    Solid 3-bedroom, 2-bath home in Tow, TX with tons of potential! Built in 1973, this 1,800 sq. ft. property sits on a spacious lot and features a 576 sq. ft. detached garage with an attached carport—perfect for a workshop, boat storage, or extra parking. The home offers a classic layout with generously sized rooms, a large kitchen, and original finishes ready for your personal touch. Great bones, just needs updating to make it shine! Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this property is a great find in a peaceful lakeside community. Just minutes from Lake Buchanan access. Priced to sell—bring your vision and make it your own!

17. 2026-02-21
    price $190,000 701-char remark

    Show marketing remark (701 chars)

    Solid 3-bedroom, 2-bath home in Tow, TX with tons of potential! Built in 1973, this 1,800 sq. ft. property sits on a spacious lot and features a 576 sq. ft. detached garage with an attached carport—perfect for a workshop, boat storage, or extra parking. The home offers a classic layout with generously sized rooms, a large kitchen, and original finishes ready for your personal touch. Great bones, just needs updating to make it shine! Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this property is a great find in a peaceful lakeside community. Just minutes from Lake Buchanan access. Priced to sell—bring your vision and make it your own!

18. 2025-11-30
    price $200,000 701-char remark

    Show marketing remark (701 chars)

    Solid 3-bedroom, 2-bath home in Tow, TX with tons of potential! Built in 1973, this 1,800 sq. ft. property sits on a spacious lot and features a 576 sq. ft. detached garage with an attached carport—perfect for a workshop, boat storage, or extra parking. The home offers a classic layout with generously sized rooms, a large kitchen, and original finishes ready for your personal touch. Great bones, just needs updating to make it shine! Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this property is a great find in a peaceful lakeside community. Just minutes from Lake Buchanan access. Priced to sell—bring your vision and make it your own!

19. 2025-11-30
    price $200,000 701-char remark

    Show marketing remark (701 chars)

    Solid 3-bedroom, 2-bath home in Tow, TX with tons of potential! Built in 1973, this 1,800 sq. ft. property sits on a spacious lot and features a 576 sq. ft. detached garage with an attached carport—perfect for a workshop, boat storage, or extra parking. The home offers a classic layout with generously sized rooms, a large kitchen, and original finishes ready for your personal touch. Great bones, just needs updating to make it shine! Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this property is a great find in a peaceful lakeside community. Just minutes from Lake Buchanan access. Priced to sell—bring your vision and make it your own!

20. 2025-11-04
    status Active 701-char remark

    Show marketing remark (701 chars)

    Solid 3-bedroom, 2-bath home in Tow, TX with tons of potential! Built in 1973, this 1,800 sq. ft. property sits on a spacious lot and features a 576 sq. ft. detached garage with an attached carport—perfect for a workshop, boat storage, or extra parking. The home offers a classic layout with generously sized rooms, a large kitchen, and original finishes ready for your personal touch. Great bones, just needs updating to make it shine! Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this property is a great find in a peaceful lakeside community. Just minutes from Lake Buchanan access. Priced to sell—bring your vision and make it your own!

21. 2025-04-15
    price $220,000 701-char remark

    Show marketing remark (701 chars)

    Solid 3-bedroom, 2-bath home in Tow, TX with tons of potential! Built in 1973, this 1,800 sq. ft. property sits on a spacious lot and features a 576 sq. ft. detached garage with an attached carport—perfect for a workshop, boat storage, or extra parking. The home offers a classic layout with generously sized rooms, a large kitchen, and original finishes ready for your personal touch. Great bones, just needs updating to make it shine! Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this property is a great find in a peaceful lakeside community. Just minutes from Lake Buchanan access. Priced to sell—bring your vision and make it your own!

22. 2025-04-15
    price $220,000 701-char remark

    Show marketing remark (701 chars)

    Solid 3-bedroom, 2-bath home in Tow, TX with tons of potential! Built in 1973, this 1,800 sq. ft. property sits on a spacious lot and features a 576 sq. ft. detached garage with an attached carport—perfect for a workshop, boat storage, or extra parking. The home offers a classic layout with generously sized rooms, a large kitchen, and original finishes ready for your personal touch. Great bones, just needs updating to make it shine! Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this property is a great find in a peaceful lakeside community. Just minutes from Lake Buchanan access. Priced to sell—bring your vision and make it your own!

23. 2025-04-02
    listed $225,000 Active 701-char remark

    Show marketing remark (701 chars)

    Solid 3-bedroom, 2-bath home in Tow, TX with tons of potential! Built in 1973, this 1,800 sq. ft. property sits on a spacious lot and features a 576 sq. ft. detached garage with an attached carport—perfect for a workshop, boat storage, or extra parking. The home offers a classic layout with generously sized rooms, a large kitchen, and original finishes ready for your personal touch. Great bones, just needs updating to make it shine! Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this property is a great find in a peaceful lakeside community. Just minutes from Lake Buchanan access. Priced to sell—bring your vision and make it your own!

24. 2025-04-02
    listed $225,000 Active 701-char remark

    Show marketing remark (701 chars)

    Solid 3-bedroom, 2-bath home in Tow, TX with tons of potential! Built in 1973, this 1,800 sq. ft. property sits on a spacious lot and features a 576 sq. ft. detached garage with an attached carport—perfect for a workshop, boat storage, or extra parking. The home offers a classic layout with generously sized rooms, a large kitchen, and original finishes ready for your personal touch. Great bones, just needs updating to make it shine! Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this property is a great find in a peaceful lakeside community. Just minutes from Lake Buchanan access. Priced to sell—bring your vision and make it your own!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $2,155 · $180/mo
• Projected year-2 tax: $3,477 · $290/mo
• Expected delta: +$1,322/yr (+$110/mo · 61.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $15,928
• − Mortgage interest: −$10,643
• − Property taxes: −$2,155
• − Insurance: −$950
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$5,527
• Taxable loss: −$5,895
• Est. tax savings @ 24.0%: +$1,415
• After-tax cash flow: $-1,063/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: Burnet CISD
• NCES district ID: 4812220
• Math proficiency: 36% ▼ -3.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $50,890
• Composite: 32.09/100
• National rank: #5811
• State rank: #465 of 826 in TX

Livability — Buchanan Lake Village

• Score: 59/100
• State rank: #1160
• US rank: #20291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buchanan Lake Village, TX
• Population (ZIP): 679

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 10% Serbian 5% Portuguese 1%
• Foreign-born: 2%
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 2%

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: ▼ -2.56%
• Current HPI: 238.6965
• 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

Price history

-15.6% since first listed

11 events — show timeline

• 2026-05-06 Relisted — Unlock MLS
• 2026-03-05 Contingent — Unlock MLS
• 2026-02-21 Price Changed $190,000 Unlock MLS
• 2026-02-21 Price Changed $190,000 HLMLS as distributed by MLS GRID
• 2025-11-30 Price Changed $200,000 HLMLS as distributed by MLS GRID
• 2025-11-30 Price Changed $200,000 Unlock MLS
• 2025-11-04 Relisted — Unlock MLS
• 2025-04-15 Price Changed $220,000 Unlock MLS
• 2025-04-15 Price Changed $220,000 HLMLS as distributed by MLS GRID
• 2025-04-02 Listed $225,000 HLMLS as distributed by MLS GRID
• 2025-04-02 Listed $225,000 Unlock MLS

Property tax history

+2.8%/yr

Latest (2025): $2,155 · +9.5% YoY. Source: county tax records.