636 South St · Buchanan Lake Village, TX 78672

$175,000

4 bd · 2.0 ba · 1,944 sqft · Manufactured public records · 115 Days on market

Built 2023 0.30 ac lot $4/mo HOA

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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 +12.1/30.0
• ARV discount +7.5/15.0
• Appreciation +3.7/10.0
• DSCR +3.6/10.0
• Schools +3.2/10.0
• 1% rule +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 2023 manufactured home in Buchanan Lake Village. This charming 4-bedroom, 2-bathroom home offers comfort, space, and convenience—perfectly situated on a fully fenced and gated lot just under half an acre. Located just one block from the POA boat ramp, enjoy easy access to Lake Buchanan, a beloved destination for fishing and boating. Step inside to find a super cute split-bedroom floor plan with two spacious living areas, a large kitchen, and a generously sized laundry room. Each bedroom features large walk-in closets, offering ample storage. The property also includes a designated garden area next to a playscape—perfect for outdoor enjoyment. Zoned to both Burnet ISD and Llano ISD, this home offers flexibility in school options. Please note: the shed does not convey with the sale. Located in the quaint lakeside community of Buchanan Lake Village on the north side of Lake Buchanan, this home is move-in ready and offers a great blend of relaxation and recreation.

Key facts

• Gated lot
• Large kitchen
• Fully fenced lot

Tags

• FULLY FENCED LOT
• GATED LOT
• DESIGNATED GARDEN AREA
• SPLIT-BEDROOM FLOOR PLAN
• LARGE KITCHEN
• GENEROUSLY SIZED LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $-38 ($-462/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (18.7% below list).
• Recommended offer: $142k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 1.7% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Burnet Middle (math 32% / reading 33%, grade F, #947 of 1,662 statewide, top 58%, 731 students, 62% FRL) — zoned schools average 62% FRL vs 46% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $4k 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 115 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 9900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 45% 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 $142,341 (18.7% 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 115 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.81% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.94%
• DSCR: 0.96
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.2%
• Equity multiple: 0.44×
• Total profit: $-27,585
• Equity at exit: $29,528

10-year hold

• IRR: -7.2%
• Equity multiple: 0.50×
• Total profit: $-24,407
• Equity at exit: $21,097

Cash invested: $49,000 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,423 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$168 /mo · $2,020/yr
• Insurance: −$73
• HOA: −$4
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-38

Break-even live

Break-even rent $1,472

Max offer price $168,206

Occupancy floor 98%

Sensitivity live

Price	-10% $61	-5% $11	+0% $-38	+5% $-88	+10% $-138
Rent	-10% $-151	-5% $-95	+0% $-38	+5% $18	+10% $74
Rate	-1.0pp $50	-0.5pp $6	base $-38	+0.5pp $-84	+1.0pp $-130

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $4 · $48/yr
• Likely covers: security

Listing history 18 events

1. 2026-06-21
   days on market $175,000 Active 115 DOM
2. 2026-06-18
   days on market $175,000 Active 112 DOM
3. 2026-06-17
   days on market $175,000 Active 111 DOM
4. 2026-06-16
   days on market $175,000 Active 110 DOM
5. 2026-06-15
   days on market $175,000 Active 109 DOM
6. 2026-06-13
   days on market $175,000 Active 107 DOM
7. 2026-06-09
   days on market $175,000 Active 103 DOM
8. 2026-06-08
   days on market $175,000 Active 102 DOM
9. 2026-06-07
   days on market $175,000 Active 101 DOM
10. 2026-06-04
    days on market $175,000 Active 98 DOM
11. 2026-06-03
    days on market $175,000 Active 97 DOM
12. 2026-06-02
    days on market $175,000 Active 96 DOM
13. 2026-06-01
    days on market $175,000 Active 95 DOM
14. 2026-05-31
    days on market $175,000 Active 94 DOM
15. 2026-05-01
    historical $1,750
16. 2026-02-28
    listed $1,750
17. 2026-02-26
    price $175,000

    Show marketing remark (996 chars)

    Spacious 2023 manufactured home in Buchanan Lake Village. This charming 4-bedroom, 2-bathroom home offers comfort, space, and convenience—perfectly situated on a fully fenced and gated lot just under half an acre. Located just one block from the POA boat ramp, enjoy easy access to Lake Buchanan, a beloved destination for fishing and boating. Step inside to find a super cute split-bedroom floor plan with two spacious living areas, a large kitchen, and a generously sized laundry room. Each bedroom features large walk-in closets, offering ample storage. The property also includes a designated garden area next to a playscape—perfect for outdoor enjoyment. Zoned to both Burnet ISD and Llano ISD, this home offers flexibility in school options. Please note: the shed does not convey with the sale. Located in the quaint lakeside community of Buchanan Lake Village on the north side of Lake Buchanan, this home is move-in ready and offers a great blend of relaxation and recreation.

18. 2026-02-26
    listed $175,000 Active 996-char remark

    Show marketing remark (996 chars)

    Spacious 2023 manufactured home in Buchanan Lake Village. This charming 4-bedroom, 2-bathroom home offers comfort, space, and convenience—perfectly situated on a fully fenced and gated lot just under half an acre. Located just one block from the POA boat ramp, enjoy easy access to Lake Buchanan, a beloved destination for fishing and boating. Step inside to find a super cute split-bedroom floor plan with two spacious living areas, a large kitchen, and a generously sized laundry room. Each bedroom features large walk-in closets, offering ample storage. The property also includes a designated garden area next to a playscape—perfect for outdoor enjoyment. Zoned to both Burnet ISD and Llano ISD, this home offers flexibility in school options. Please note: the shed does not convey with the sale. Located in the quaint lakeside community of Buchanan Lake Village on the north side of Lake Buchanan, this home is move-in ready and offers a great blend of relaxation and recreation.

ⓘ 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: $2,020 · $168/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$1,183/yr (+$99/mo · 58.6%)

ⓘ 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 · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 45% 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: $17,081
• − Mortgage interest: −$9,803
• − Property taxes: −$2,020
• − Insurance: −$875
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − HOA: −$48
• − Depreciation: −$5,091
• Taxable loss: −$3,488
• Est. tax savings @ 24.0%: +$837
• After-tax cash flow: $376/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

-99.0% since first listed

4 events — show timeline

• 2026-05-01 Rental Removed $1,750 HLMLS
• 2026-02-28 Listed for Rent $1,750 HLMLS
• 2026-02-26 Price Changed $175,000 HLMLS as distributed by MLS GRID
• 2026-02-26 Listed $175,000 Unlock MLS

Property tax history

+21.6%/yr

Latest (2025): $2,020 · +0.8% YoY. Source: county tax records.