1502 B Claremont · Marble Falls, TX 78654

$1,550

None bd · None ba · 2,804 sqft · MultiFamily public records · 17 Days on market

Built 2007 6,098 sqft lot $1/sqft · 100% below area

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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

Amazing investment opportunity in growing city of Marble Falls, Texas! Currently, rented with 2 tenants, 1 month to month lease, 1 annual lease. (See agent remarks for details) Situated in the heart of Marble Falls with close proximity to shopping, amenities and healthcare. Home Depot and HEB Grocery less than a mile away. In addition, the unit is 5 miles from Lake LBJ and only a few miles from Lake Marble Falls. This would be a great Owner Occupied investment property or partnership opportunity as expansion of a current portfolio. Nestled in the back of the neighborhood in a Cul De Sac, this well-maintained, 2-story duplex includes 3 bedrooms & 2.5 baths on each side with additional parking outside of the 1 car garage. Brand new roof added in May 2024. There is so much to offer in the local Highland Lakes area from fishing, water sports, award winning wineries, area music festivals, boutique shopping, as well as great community centers and ways to volunteer at local schools, food pantries and churches. Marble Falls is a wonderful place to live and raise a family with excellent schools in MFISD, Faith Academy, Lola & One Day Academy. Whether purchasing for investment, portfolio expansion or personal living, this opportunity will not last very long. Similar unit under contract in less than 25 days. Don't hesitate to stake your claim in the Texas Hill Country today! One side occupied at $1495 per month for 1 year lease. Other side vacant and recently remodeled with new flooring, paint, lighting and blinds.

Key facts

• 6,098 sq ft lot
• Built 2007
• Listed 16 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Duplex residential income property; Located in the Claremont subdivision
• Construction: Wood siding; Brick; HardiPlank exterior; Slab foundation
• Exterior features: Composition roof; Energy-efficient windows

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Electric range; Refrigerator
• Flooring: Ceramic tile; Carpet; Vinyl
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Ceiling fans; Central air conditioning; Central electric heating; Dishwasher; Garbage disposal; Microwave; Electric range; Refrigerator; Electric water heater; Washer hookup; Electric dryer hookup; Ceramic tile flooring; Carpet flooring; Vinyl flooring
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

🏷️ Possibly a rental listed for sale. The $1,550 price doesn't fit this home's estimated sale value (~$465,195) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/2.5-bath units multifamily listed at $2k.

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 $2k).
• Recommended offer: $2k (1.5% below list) — sets the bar for market timing.
• Cap rate 2023.7% vs local median 3.8% 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-, 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); 764 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 891 units permitted in Burnet County in 2024 (76 in 5+ unit buildings).
• At $3,312/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 $46 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 $434 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($2k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,526 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 213.68% ✓
• Cap rate: 2023.66%
• Cash-on-cash: 7204.89%
• DSCR: 321.58
• GRM: 0.0

CMA / ARV

• ARV (median comp): $465,195
• List price: $1,550
• Delta: -19.39%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 Claremont Pkwy	0.11mi	6/5.0	2,736 (-2%)	20mo	$559,000	$204	75
720 Claremont Pkwy	0.11mi	6/5.0	2,736 (-2%)	20mo	$559,000	$204	74

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: 360.57×
• Total profit: $156,055
• Equity at exit: $231

10-year hold

• IRR: —
• Equity multiple: 720.55×
• Total profit: $312,286
• Equity at exit: $134

Cash invested: $434 (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: 764
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,312 high
• Mortgage (P&I): −$8
• Tax est. 1.5%: −$2 /mo · $23/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$696
• Net cashflow: $2,606

Break-even live

Break-even rent $14

Max offer price $1,550

Occupancy floor 16%

Sensitivity live

Price	-10% $2,607	-5% $2,606	+0% $2,606	+5% $2,605	+10% $2,605
Rent	-10% $2,344	-5% $2,475	+0% $2,606	+5% $2,737	+10% $2,867
Rate	-1.0pp $2,607	-0.5pp $2,606	base $2,606	+0.5pp $2,605	+1.0pp $2,605

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

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	2.5	$3,312
Total (2 units)			$3,312

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: $388
• Closing costs: $46
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 Claremont Pkwy Unit A Marble Falls, TX	3.0	2.0	2254	$1,400	$0.62	44d	1	0.06mi

Listing history 32 events

1. 2026-06-21
   days on market $1,550 Active 17 DOM
2. 2026-06-18
   days on market $1,550 Active 14 DOM
3. 2026-06-17
   days on market $1,550 Active 13 DOM
4. 2026-06-16
   days on market $1,550 Active 12 DOM
5. 2026-06-15
   days on market $1,550 Active 11 DOM
6. 2026-06-13
   days on market $1,550 Active 9 DOM
7. 2026-06-13
   days on market $1,550 Active 8 DOM
8. 2026-06-09
   days on market $1,550 Active 5 DOM
9. 2026-06-08
   days on market $1,550 Active 4 DOM
10. 2026-06-07
    days on market $1,550 Active 3 DOM
11. 2026-06-05
    pricedays on marketlisting id $1,550 Active 1 DOM
12. 2026-06-03
    days on market $375,000 Active 60 DOM
13. 2026-06-01
    days on market $375,000 Active 58 DOM
14. 2026-05-31
    days on market $375,000 Active 57 DOM
15. 2026-05-14
    price $375,000 1542-char remark

    Show marketing remark (1542 chars)

    Amazing investment opportunity in growing city of Marble Falls, Texas! Currently, rented with 2 tenants, 1 month to month lease, 1 annual lease. (See agent remarks for details) Situated in the heart of Marble Falls with close proximity to shopping, amenities and healthcare. Home Depot and HEB Grocery less than a mile away. In addition, the unit is 5 miles from Lake LBJ and only a few miles from Lake Marble Falls. This would be a great Owner Occupied investment property or partnership opportunity as expansion of a current portfolio. Nestled in the back of the neighborhood in a Cul De Sac, this well-maintained, 2-story duplex includes 3 bedrooms & 2.5 baths on each side with additional parking outside of the 1 car garage. Brand new roof added in May 2024. There is so much to offer in the local Highland Lakes area from fishing, water sports, award winning wineries, area music festivals, boutique shopping, as well as great community centers and ways to volunteer at local schools, food pantries and churches. Marble Falls is a wonderful place to live and raise a family with excellent schools in MFISD, Faith Academy, Lola & One Day Academy. Whether purchasing for investment, portfolio expansion or personal living, this opportunity will not last very long. Similar unit under contract in less than 25 days. Don't hesitate to stake your claim in the Texas Hill Country today! One side occupied at $1495 per month for 1 year lease. Other side vacant and recently remodeled with new flooring, paint, lighting and blinds.

16. 2026-04-04
    listed $380,000 Active 1542-char remark

    Show marketing remark (1542 chars)

    Amazing investment opportunity in growing city of Marble Falls, Texas! Currently, rented with 2 tenants, 1 month to month lease, 1 annual lease. (See agent remarks for details) Situated in the heart of Marble Falls with close proximity to shopping, amenities and healthcare. Home Depot and HEB Grocery less than a mile away. In addition, the unit is 5 miles from Lake LBJ and only a few miles from Lake Marble Falls. This would be a great Owner Occupied investment property or partnership opportunity as expansion of a current portfolio. Nestled in the back of the neighborhood in a Cul De Sac, this well-maintained, 2-story duplex includes 3 bedrooms & 2.5 baths on each side with additional parking outside of the 1 car garage. Brand new roof added in May 2024. There is so much to offer in the local Highland Lakes area from fishing, water sports, award winning wineries, area music festivals, boutique shopping, as well as great community centers and ways to volunteer at local schools, food pantries and churches. Marble Falls is a wonderful place to live and raise a family with excellent schools in MFISD, Faith Academy, Lola & One Day Academy. Whether purchasing for investment, portfolio expansion or personal living, this opportunity will not last very long. Similar unit under contract in less than 25 days. Don't hesitate to stake your claim in the Texas Hill Country today! One side occupied at $1495 per month for 1 year lease. Other side vacant and recently remodeled with new flooring, paint, lighting and blinds.

17. 2026-02-25
    price $395,000
18. 2025-11-13
    price $399,000
19. 2025-10-28
    price $440,000
20. 2025-08-25
    price $450,000
21. 2025-06-17
    price $460,000
22. 2025-03-24
    price $475,000
23. 2024-12-04
    price
24. 2024-12-04
    price $485,000
25. 2024-10-31
    price $495,000
26. 2024-10-31
    price
27. 2024-10-23
    listed Active
28. 2024-10-17
    price $520,000
29. 2019-02-05
    soldstatus
30. 2007-02-08
    soldstatus
31. 2007-02-08
    soldstatus
32. 2007-01-31
    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 · 24 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: $39,744
• − Mortgage interest: −$87
• − Property taxes: −$23
• − Insurance: −$8
• − Repairs & maintenance: −$3,180
• − Management: −$3,180
• − Depreciation: −$45
• Taxable income: $33,222
• Est. tax owed @ 24.0%: −$7,973
• After-tax cash flow: $23,296/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

-99.7% since first listed

19 events — show timeline

• 2026-06-04 Listed $1,550 HLMLS as distributed by MLS GRID
• 2026-05-14 Price Changed $375,000 HLMLS as distributed by MLS GRID
• 2026-04-04 Listed $380,000 HLMLS as distributed by MLS GRID
• 2026-02-25 Price Changed $395,000 HLMLS as distributed by MLS GRID
• 2025-11-13 Price Changed $399,000 HLMLS as distributed by MLS GRID
• 2025-10-28 Price Changed $440,000 HLMLS as distributed by MLS GRID
• 2025-08-25 Price Changed $450,000 HLMLS as distributed by MLS GRID
• 2025-06-17 Price Changed $460,000 HLMLS as distributed by MLS GRID
• 2025-03-24 Price Changed $475,000 HLMLS as distributed by MLS GRID
• 2024-12-04 Price Changed — Unlock MLS
• 2024-12-04 Price Changed $485,000 HLMLS as distributed by MLS GRID
• 2024-10-31 Price Changed $495,000 HLMLS as distributed by MLS GRID
• 2024-10-31 Price Changed — Unlock MLS
• 2024-10-23 Listed — Unlock MLS
• 2024-10-17 Price Changed $520,000 HLMLS as distributed by MLS GRID
• 2019-02-05 Sold (Public Records) — Public Records
• 2007-02-08 Sold (Public Records) — Public Records
• 2007-02-08 Sold (Public Records) — Public Records
• 2007-01-31 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2026): $6,877 · -11.0% YoY. Source: county tax records.