408 S Avenue S, #B · Marble Falls, TX 78654

$1,100

2 bd · 1.0 ba · 805 sqft · Condo · 125 Days on market

Built 1998

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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

Listing remarks MLS

MOVE IN SPECIAL * * * * $500 Off 1st Month's Rent Move in Special * * * * Available Now! Located in Marble Falls, just minutes from the city park and Marble Falls Elementary, this well-maintained home features vinyl plank flooring throughout and vaulted ceilings that create a bright, open feel. The kitchen offers ample cabinet space, a double sink, electric range, vent hood, dishwasher, and generous counter space. The bathroom includes a full tub/shower combo with updated vanity and lighting. Spacious living area with ceiling fan and natural light. Includes full-size washer connections and a functional layout in a convenient location close to schools and amenities.

Key facts

• Vent hood
• Electric range
• Double sink

Tags

• VINYL PLANK FLOORING
• VAULTED CEILINGS
• AMPLE CABINET SPACE
• DOUBLE SINK
• ELECTRIC RANGE
• VENT HOOD

🏷️ Possibly a rental listed for sale. The $1,100 price doesn't fit this home's estimated sale value and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $1k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1k).
• Recommended offer: $968 (12.0% below list) — sets the bar for market timing.
• Cap rate 1248.5% vs local median 2.7% 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); 752 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 891 units permitted in Burnet County in 2024 (76 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $8 of loan paydown is wiped out by about $33 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 $308 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($968) is reasonable based on typical stale-listing flexibility.

Recommended offer $968 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 131.91% ✓
• Cap rate: 1248.55%
• Cash-on-cash: 4436.63%
• DSCR: 198.41
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 222.16×
• Total profit: $68,118
• Equity at exit: $164

10-year hold

• IRR: —
• Equity multiple: 443.73×
• Total profit: $136,360
• Equity at exit: $95

Cash invested: $308 (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: 752
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,451 high
• Mortgage (P&I): −$6
• Tax est. 1.5%: −$1 /mo · $16/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $1,139

Break-even live

Break-even rent $10

Max offer price $1,100

Occupancy floor 17%

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: $275
• Closing costs: $33
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 S Avenue S Marble Falls, TX	3.0	2.0	1080	$1,525	$1.41	44d	1	0.04mi
1611 2nd St Marble Falls, TX	3.0	1.0	975	$1,395	$1.43	24d	1	0.41mi
1106 Brazos St Marble Falls, TX	1.0–2.0	1.0–1.5	772	$1,450	$1.88	44d	4	0.59mi
708 Avenue S Marble Falls, TX	2.0	1.0	720	$1,500	$2.08	44d	1	0.78mi
1010 Barrier Ln Marble Falls, TX	2.0	1.0	975	$995	$1.02	15d	1	0.92mi
1112 Northwood Dr Marble Falls, TX	2.0	1.0	923	$1,350	$1.46	24d	1	1.05mi
506 Gateway Pkwy Marble Falls, TX	1.0	1.0	670	$1,050	$1.57	4d	2	1.45mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $1,100 Active 125 DOM
2. 2026-06-17
   days on market $1,100 Active 124 DOM
3. 2026-06-16
   days on market $1,100 Active 123 DOM
4. 2026-06-15
   days on market $1,100 Active 122 DOM
5. 2026-06-13
   days on market $1,100 Active 120 DOM
6. 2026-06-13
   days on market $1,100 Active 119 DOM
7. 2026-06-09
   days on market $1,100 Active 116 DOM
8. 2026-06-08
   days on market $1,100 Active 115 DOM
9. 2026-06-07
   days on market $1,100 Active 114 DOM
10. 2026-06-05
    days on market $1,100 Active 111 DOM
11. 2026-06-03
    days on market $1,100 Active 110 DOM
12. 2026-06-01
    days on market $1,100 Active 108 DOM
13. 2026-05-31
    days on market $1,100 Active 107 DOM
14. 2026-02-13
    listed $1,100 Active 680-char remark

    Show marketing remark (680 chars)

    MOVE IN SPECIAL * * * * $500 Off 1st Month's Rent Move in Special * * * * Available Now! Located in Marble Falls, just minutes from the city park and Marble Falls Elementary, this well-maintained home features vinyl plank flooring throughout and vaulted ceilings that create a bright, open feel. The kitchen offers ample cabinet space, a double sink, electric range, vent hood, dishwasher, and generous counter space. The bathroom includes a full tub/shower combo with updated vanity and lighting. Spacious living area with ceiling fan and natural light. Includes full-size washer connections and a functional layout in a convenient location close to schools and amenities.

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

Taxation est. · year 1

• Rental income: $17,413
• − Mortgage interest: −$62
• − Property taxes: −$16
• − Insurance: −$6
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$32
• Taxable income: $14,511
• Est. tax owed @ 24.0%: −$3,483
• After-tax cash flow: $10,182/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

1 event — show timeline

• 2026-02-13 Listed $1,100 HLMLS as distributed by MLS GRID