110 N Ridgeview · Buchanan Dam, TX 78609

$249,000

3 bd · 3.0 ba · 1,576 sqft · SingleFamily public records · 33 Days on market

Built 1992 0.50 ac lot $158/sqft · 27% below area Est $343k · 27% under $8/mo HOA

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.4/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PRICED RIGHT! Come see this beautiful 2 story house in Greenwood Acres just a short distance from Lake Buchanan. The first floor has a large living area with a 3-pane sliding glass door leading to a cozy sunroom. The dining area is big enough to get a large table for family and friends to gather around. Kitchen has an electric stove/oven and dishwasher. Also has a half bath on the first floor. All 3 bed rooms are located on the newly carpeted 2nd floor. Master bedroom is roomy with 2 pocket door closets. Also has a 3-pane sliding glass door that leads to a small balcony. Master bath has a tub/shower combo with 2sinks and a large mirror. The other 2 bed rooms share a full bath room with a tub/shower combo and large mirror. 2 car garage with entry into the kitchen has automatic door openers, nice for when it rains. The large yard has some beautiful shade trees that make outside a great place to gather with your friends and family. Don't miss the 2 community parks that give access to Lake Buchanan. One has a large pavilion for large crowds. And if you like to fish, there is a long fishing pier. This home has a lot to offer a family just starting out and/or one that looks forward to kids and grandkids visiting. With a short drive to Burnet, Kingsland, and/ or Marble Falls, you can shop for groceries, enjoy dinner out and many other fun things to do in the hill country. The POA annual fee is $10.00 per lot plus a $90 operations fee.

Key facts

• Large living area
• Large yard
• Electric stove oven

Tags

• LARGE LIVING AREA
• COZY SUNROOM
• ELECTRIC STOVE OVEN
• 2 POCKET DOOR CLOSETS
• TUB SHOWER COMBO
• LARGE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $249k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 0.6% in Buchanan Dam — 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 64/100 on livability (#813 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, 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: 62 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 121 units permitted in Llano County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.8% local appreciation)).
• Llano County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $41k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.51% ✓
• Cap rate: 12.77%
• Cash-on-cash: 23.15%
• DSCR: 2.03
• GRM: 5.5

CMA / ARV

• ARV (median comp): $343,442
• List price: $249,000
• Delta: -27.50%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 N Ridgeview	0.00mi	3/2.5	1,576 (0%)	0mo	$249,000	$158	98
126 Lakeview Dr	0.15mi	3/2.0	1,487 (-6%)	3mo	$399,900	$269	77
104 S Mesquite Ave	0.28mi	3/2.0	1,476 (-6%)	22mo	$283,000	$192	54
100 S Mesquite	0.23mi	2/2.0 (-1)	1,458 (-8%)	18mo	$229,990	$158	53

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

Projected returns pro-forma

0.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.26×
• Total profit: $87,526
• Equity at exit: $82,050

10-year hold

• IRR: 27.9%
• Equity multiple: 4.30×
• Total profit: $229,854
• Equity at exit: $106,788

Cash invested: $69,720 (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 78609

• Home prices YoY: 0.4%
• Active inventory: 62
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,750 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$200 /mo · $2,401/yr
• Insurance: −$104
• HOA: −$8
• Vacancy / Maint / Mgmt: −$788
• Net cashflow: $1,345

Break-even live

Break-even rent $2,048

Max offer price $249,000

Occupancy floor 59%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8164 Texas 261 Llano, TX	4.0	2.0	2000	$3,750	$1.88	43d	1	0.61mi

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: electric

Listing history 12 events

1. 2026-05-18
   status Pending 1452-char remark

   Show marketing remark (1452 chars)

   PRICED RIGHT! Come see this beautiful 2 story house in Greenwood Acres just a short distance from Lake Buchanan. The first floor has a large living area with a 3-pane sliding glass door leading to a cozy sunroom. The dining area is big enough to get a large table for family and friends to gather around. Kitchen has an electric stove/oven and dishwasher. Also has a half bath on the first floor. All 3 bed rooms are located on the newly carpeted 2nd floor. Master bedroom is roomy with 2 pocket door closets. Also has a 3-pane sliding glass door that leads to a small balcony. Master bath has a tub/shower combo with 2sinks and a large mirror. The other 2 bed rooms share a full bath room with a tub/shower combo and large mirror. 2 car garage with entry into the kitchen has automatic door openers, nice for when it rains. The large yard has some beautiful shade trees that make outside a great place to gather with your friends and family. Don't miss the 2 community parks that give access to Lake Buchanan. One has a large pavilion for large crowds. And if you like to fish, there is a long fishing pier. This home has a lot to offer a family just starting out and/or one that looks forward to kids and grandkids visiting. With a short drive to Burnet, Kingsland, and/ or Marble Falls, you can shop for groceries, enjoy dinner out and many other fun things to do in the hill country. The POA annual fee is $10.00 per lot plus a $90 operations fee.

2. 2026-05-18
   status Pending 1453-char remark

   Show marketing remark (1452 chars)

   PRICED RIGHT! Come see this beautiful 2 story house in Greenwood Acres just a short distance from Lake Buchanan. The first floor has a large living area with a 3-pane sliding glass door leading to a cozy sunroom. The dining area is big enough to get a large table for family and friends to gather around. Kitchen has an electric stove/oven and dishwasher. Also has a half bath on the first floor. All 3 bed rooms are located on the newly carpeted 2nd floor. Master bedroom is roomy with 2 pocket door closets. Also has a 3-pane sliding glass door that leads to a small balcony. Master bath has a tub/shower combo with 2sinks and a large mirror. The other 2 bed rooms share a full bath room with a tub/shower combo and large mirror. 2 car garage with entry into the kitchen has automatic door openers, nice for when it rains. The large yard has some beautiful shade trees that make outside a great place to gather with your friends and family. Don't miss the 2 community parks that give access to Lake Buchanan. One has a large pavilion for large crowds. And if you like to fish, there is a long fishing pier. This home has a lot to offer a family just starting out and/or one that looks forward to kids and grandkids visiting. With a short drive to Burnet, Kingsland, and/ or Marble Falls, you can shop for groceries, enjoy dinner out and many other fun things to do in the hill country. The POA annual fee is $10.00 per lot plus a $90 operations fee.

3. 2026-05-18
   price $249,000 1452-char remark

   Show marketing remark (1452 chars)

   PRICED RIGHT! Come see this beautiful 2 story house in Greenwood Acres just a short distance from Lake Buchanan. The first floor has a large living area with a 3-pane sliding glass door leading to a cozy sunroom. The dining area is big enough to get a large table for family and friends to gather around. Kitchen has an electric stove/oven and dishwasher. Also has a half bath on the first floor. All 3 bed rooms are located on the newly carpeted 2nd floor. Master bedroom is roomy with 2 pocket door closets. Also has a 3-pane sliding glass door that leads to a small balcony. Master bath has a tub/shower combo with 2sinks and a large mirror. The other 2 bed rooms share a full bath room with a tub/shower combo and large mirror. 2 car garage with entry into the kitchen has automatic door openers, nice for when it rains. The large yard has some beautiful shade trees that make outside a great place to gather with your friends and family. Don't miss the 2 community parks that give access to Lake Buchanan. One has a large pavilion for large crowds. And if you like to fish, there is a long fishing pier. This home has a lot to offer a family just starting out and/or one that looks forward to kids and grandkids visiting. With a short drive to Burnet, Kingsland, and/ or Marble Falls, you can shop for groceries, enjoy dinner out and many other fun things to do in the hill country. The POA annual fee is $10.00 per lot plus a $90 operations fee.

4. 2026-04-15
   listed $290,000 Active 1452-char remark

   Show marketing remark (1452 chars)

   PRICED RIGHT! Come see this beautiful 2 story house in Greenwood Acres just a short distance from Lake Buchanan. The first floor has a large living area with a 3-pane sliding glass door leading to a cozy sunroom. The dining area is big enough to get a large table for family and friends to gather around. Kitchen has an electric stove/oven and dishwasher. Also has a half bath on the first floor. All 3 bed rooms are located on the newly carpeted 2nd floor. Master bedroom is roomy with 2 pocket door closets. Also has a 3-pane sliding glass door that leads to a small balcony. Master bath has a tub/shower combo with 2sinks and a large mirror. The other 2 bed rooms share a full bath room with a tub/shower combo and large mirror. 2 car garage with entry into the kitchen has automatic door openers, nice for when it rains. The large yard has some beautiful shade trees that make outside a great place to gather with your friends and family. Don't miss the 2 community parks that give access to Lake Buchanan. One has a large pavilion for large crowds. And if you like to fish, there is a long fishing pier. This home has a lot to offer a family just starting out and/or one that looks forward to kids and grandkids visiting. With a short drive to Burnet, Kingsland, and/ or Marble Falls, you can shop for groceries, enjoy dinner out and many other fun things to do in the hill country. The POA annual fee is $10.00 per lot plus a $90 operations fee.

5. 2026-04-14
   listed $249,000 Active 1453-char remark

   Show marketing remark (1453 chars)

   PRICED RIGHT! Come see this beautiful 2 story house in Greenwood Acres just a short distance from Lake Buchanan. The first floor has a large living area with a 3-pane sliding glass door leading to a cozy sunroom. The dining area is big enough to get a large table for family and friends to gather around. Kitchen has electric stove/oven and dishwasher. Also has a half bath on the first floor. All 3 bed rooms are located on the newly carpeted 2nd floor. Master bedroom is roomy with 2 pocket door closets. Also has a 3-pane sliding glass door that leads to a small balcony. Master bath has a tub/shower combo with 2 sinks and a large mirror. The other 2 bed rooms share a full bath room with a tub/shower combo and large mirror. 2 car garage with entry into the kitchen and has automatic door openers, nice for when it rains. The large yard has some beautiful shade trees that make outside a great place to gather with your friends and family. Don't miss the 2 community parks that give access to Lake Buchanan. One has a large pavilion for large crowds. And if you like to fish, there is a long fishing pier. This home has a lot to offer a family just starting out and/or one that looks forward to kids and grandkids visiting. With a short drive to Burnet, Kingsland, and/ or Marble Falls, you can shop for groceries, enjoy dinner out and many other fun things to do in the hill country. The POA annual fee is $10.00 per lot plus a $90 operations fee.

6. 2024-05-31
   price $279,000
7. 2023-09-13
   price $299,000
8. 2023-03-10
   listed $339,000
9. 2015-01-26
   soldstatus
10. 2014-09-29
    listed $84,995
11. 2004-09-24
    soldstatus
12. 2004-09-17
    soldstatus

ⓘ 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: $2,401 · $200/mo
• Projected year-2 tax: $4,557 · $380/mo
• Expected delta: +$2,155/yr (+$180/mo · 89.7%)

ⓘ 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 7/10 Severe 5 d/yr ≥107°F today · 17 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: $45,000
• − Mortgage interest: −$13,948
• − Property taxes: −$2,401
• − Insurance: −$1,245
• − Repairs & maintenance: −$3,600
• − Management: −$3,600
• − HOA: −$96
• − Depreciation: −$7,244
• Taxable income: $12,866
• Est. tax owed @ 24.0%: −$3,088
• After-tax cash flow: $13,050/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 Dam

• Score: 64/100
• State rank: #813
• US rank: #14766

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buchanan Dam, TX
• City population: 1,826
• Population (ZIP): 1,826

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 (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 4% Black 2%
• Common ancestry: Lithuanian 4% Italian 4% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 2% Korean 1%

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: ▲ 0.77%
• Current HPI: 197.8559
• 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

+193.0% since first listed

12 events — show timeline

• 2026-05-18 Pending — Unlock MLS
• 2026-05-18 Pending — HLMLS as distributed by MLS GRID
• 2026-05-18 Price Changed $249,000 Unlock MLS
• 2026-04-15 Listed $290,000 Unlock MLS
• 2026-04-14 Listed $249,000 HLMLS as distributed by MLS GRID
• 2024-05-31 Price Changed $279,000 HLMLS as distributed by MLS GRID
• 2023-09-13 Price Changed $299,000 HLMLS as distributed by MLS GRID
• 2023-03-10 Listed $339,000 HLMLS as distributed by MLS GRID
• 2015-01-26 Sold (MLS) — Unlock MLS
• 2014-09-29 Listed $84,995 Unlock MLS
• 2004-09-24 Sold (Public Records) — Public Records
• 2004-09-17 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,401 · +4.3% YoY. Source: county tax records.