18501 N Venture Dr · Point Venture, TX 78645

$230,000

3 bd · 3.0 ba · 2,544 sqft · SingleFamily public records · 19 Days on market

Built 1985 0.26 ac lot $140/mo HOA · 4% of rent

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Why this score? — see what drove the B- 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 +28.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller Financing available! Welcome to your next project nestled in the heart of a vibrant community! This Lakeview Dome House, backing up to a picturesque golf course, offers an incredible opportunity for investors to restore it to its former glory. Located in a highly sought-after area with a serene ambiance, this property promises a lifestyle of tranquility and endless possibilities. Situated in a coveted Lakeview locale, this property offers not only second floor lake views but also proximity to fantastic community amenities. Enjoy effortless resort-style living in a vibrant, amenities-rich lakeside community on Lake Travis. Your POA membership provides incredible value with: • Unl

Key facts

• Golf clubhouse
• Lakeview dome house
• Tennis courts

Tags

• LAKEVIEW DOME HOUSE
• SECOND FLOOR LAKE VIEWS
• LAKESIDE COMMUNITY
• UNLIMITED FREE GOLF
• GOLF CLUBHOUSE
• TENNIS COURTS

Property features AI

Finance

• HOA & community: Homeowners association (PVPOA), $140 monthly covering common area maintenance; Community amenities: clubhouse, golf, lake access, playground, park, pool, tennis courts

Exterior

• Parking: Attached garage; Garage faces front; Driveway parking; Total 4 parking spaces (2 covered)
• Utilities: Electricity connected; Water connected via Municipal Utility District; Sewer connected via Municipal Utility District
• Home design: Two-story home; Resale property; Slab foundation
• Construction: Stucco construction; Built (year from public records)
• Exterior features: Deck; Patio; Water-smart landscaping; Large trees; Sloped lot; On golf course; Xeriscape; Lake Travis view; Has a view; Faces south

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Skylights; Breakfast bar; High ceilings; Multiple living areas; Main-level primary bedroom
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $762 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $230k).
• Recommended offer: $227k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 1.9% in Point Venture — 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 68/100 on livability (#509 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, cost of living D+, amenities F.
• Lago Vista ISD (rural): math 33% / reading 51% proficiency, ranked #269 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.0%/yr); 1092 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
• This rent runs 37% of the median local income ($113k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Travis County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y 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

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,550 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
5. 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.
6. 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: 1.53% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.20%
• DSCR: 1.63
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $567,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18502 Venture Dr	0.04mi	3/2.5	2,380 (-6%)	7mo	$543,999	$229	80
18401 Valley Hill Ln	0.15mi	4/2.5 (+1)	2,369 (-7%)	3mo	$543,000	$229	72
18514 Staghorn Dr	0.13mi	3/2.5	2,371 (-7%)	11mo	$498,000	$210	71
204 S Venture Blvd	0.19mi	4/2.0 (+1)	2,340 (-8%)	1mo	$499,000	$213	68
18682 Champions Cir	0.07mi	4/3.0 (+1)	2,169 (-15%)	1mo	$335,000	$154	66
302 Southwind Rd	0.23mi	3/2.5	2,223 (-13%)	5mo	$414,999	$187	62
112 Venture Blvd S	0.15mi	3/2.0	2,175 (-14%)	6mo	$742,000	$341	60
18924 Peckham Dr	0.50mi	3/3.0	2,400 (-6%)	10mo	$689,000	$287	59
18704 Sugar Maple Dr	0.47mi	3/2.5	2,700 (+6%)	10mo	$999,950	$370	58
18917 Peckham Dr	0.44mi	4/3.5 (+1)	2,652 (+4%)	10mo	$500,000	$189	57
429 Summit Ridge Dr N	0.22mi	4/3.5 (+1)	2,866 (+13%)	11mo	$640,000	$223	53
18906 Venture Dr	0.56mi	3/2.5	2,232 (-12%)	4mo	$498,500	$223	48

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 · 2.98% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $11,506
• Equity at exit: $34,294

10-year hold

• IRR: 14.2%
• Equity multiple: 2.14×
• Total profit: $73,514
• Equity at exit: $19,886

Cash invested: $64,400 (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 78645

• Home prices YoY: -31.6%
• Rents YoY: 3.0%
• Active inventory: 1092
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $3,526 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$581 /mo · $6,976/yr
• Insurance: −$96
• HOA: −$140
• Vacancy / Maint / Mgmt: −$740
• Net cashflow: $762

Break-even live

Break-even rent $2,561

Max offer price $230,000

Occupancy floor 73%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
332 Southwind Rd Lago Vista, TX	4.0	3.0	2485	$3,800	$1.53	23d	1	0.25mi
1517 Osprey Ridge Loop Lago Vista, TX	4.0	3.5	3353	$9,975	$2.97	12d	1	1.15mi
103 Comet Lakeway, TX	3.0	2.0	2359	$2,750	$1.17	43d	1	1.16mi
13 Casa Verde Lakeway, TX	2.0	2.0	1784	$2,250	$1.26	16d	1	1.22mi
208 Crescent Blf Lakeway, TX	3.0	3.0	1956	$2,995	$1.53	11d	1	1.26mi
105 Crescent Blf Lakeway, TX	3.0	3.5	2472	$2,900	$1.17	16d	1	1.35mi
112 Highlander Cv Lakeway, TX	3.0	3.0	2480	$2,900	$1.17	10d	1	1.38mi
110 Oak Glen Cv Austin, TX	3.0	2.5	2344	$3,750	$1.60	1d	1	1.40mi

HOA detail

• Monthly dues: $140 · $1,680/yr

Listing history 14 events

1. 2026-06-18
   days on market $230,000 Active 19 DOM
2. 2026-06-17
   days on market $230,000 Active 18 DOM
3. 2026-06-16
   days on market $230,000 Active 17 DOM
4. 2026-06-15
   days on market $230,000 Active 16 DOM
5. 2026-06-13
   days on market $230,000 Active 14 DOM
6. 2026-06-09
   days on market $230,000 Active 10 DOM
7. 2026-06-08
   days on market $230,000 Active 9 DOM
8. 2026-06-07
   days on market $230,000 Active 8 DOM
9. 2026-06-04
   days on market $230,000 Active 5 DOM
10. 2026-06-03
    days on market $230,000 Active 4 DOM
11. 2026-06-02
    days on market $230,000 Active 3 DOM
12. 2026-06-01
    days on market $230,000 Active 2 DOM
13. 2026-05-31
    remarks 694-char remark
14. 2026-05-31
    listed $230,000 Active 1 DOM

ⓘ 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: $6,976 · $581/mo
• Projected year-2 tax: $6,976 · $581/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $42,307
• − Mortgage interest: −$12,884
• − Property taxes: −$6,976
• − Insurance: −$1,150
• − Repairs & maintenance: −$3,385
• − Management: −$3,385
• − HOA: −$1,680
• − Depreciation: −$6,691
• Taxable income: $6,158
• Est. tax owed @ 24.0%: −$1,478
• After-tax cash flow: $7,665/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: Lago Vista ISD
• NCES district ID: 4826400
• Math proficiency: 33% ▼ -24.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $73,671
• Composite: 38.35/100
• National rank: #4216
• State rank: #269 of 826 in TX

Livability — Point Venture

• Score: 68/100
• State rank: #509
• US rank: #10087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Point Venture, TX
• County: Travis County · 1,299,254 people
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 15,256
• Household income: $113,008
• Rent vs Own: 9.2% rent · 90.8% own
• Severe rent burden: 20.0

Population outlook (Travis County) Hauer SSP2

• Today (2025): 1,545,133 people
• By 2030: 1,729,269 · +11.9%
• By 2040: 2,097,596 · +35.8%
• By 2050: 2,463,890 · +59.5%
• By 2075: 3,249,374 · +110.3%
• By 2100: 3,801,868 · +146.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 19% Two or more races 11% Black 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 7% Slovak 4% Lithuanian 4%
• Foreign-born: 10% · Canada
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Travis

• 2024 margin: Solid D (+39.3) · D 68.8% · R 29.4% · Other 1.8%
• 2008→2024 swing: +9.9pp toward D · 2008: 29.4pp · 2024: 39.3pp
• All cycles: 2024: D+39.3 2020: D+45.0 2016: D+38.9 2012: D+23.9 2008: D+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.02%
• Current HPI: 211.9678
• Rent YoY: ▲ 2.98%
• 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

+31.4% since first listed

23 events — show timeline

• 2026-05-30 Listed $230,000 Unlock MLS
• 2025-03-28 Listed — Unlock MLS
• 2024-10-31 Listing Removed — LERA
• 2024-06-13 Listed $299,900 LERA
• 2024-06-13 Listed — Unlock MLS
• 2023-07-20 Sold (Public Records) — Public Records
• 2023-07-18 Sold (MLS) — LERA
• 2023-07-18 Sold (MLS) — Unlock MLS
• 2023-06-30 Contingent — Unlock MLS
• 2023-06-14 Price Changed $299,900 Unlock MLS
• 2023-05-25 Listed $299,900 LERA
• 2023-05-25 Listed $325,000 Unlock MLS
• 2010-10-29 Sold (Public Records) — Public Records
• 2010-10-28 Sold (MLS) — Unlock MLS
• 2010-10-07 Delisted — Unlock MLS
• 2010-07-27 Listed $159,000 Unlock MLS
• 2010-07-22 Listing Removed — LERA
• 2010-07-22 Delisted — Unlock MLS
• 2010-02-15 Listed $175,000 LERA
• 2010-02-15 Listed — Unlock MLS
• 2009-12-02 Sold (Public Records) — Public Records
• 1988-03-31 Sold (Public Records) — Public Records
• 1984-05-30 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2026): $6,976 · -12.0% YoY. Source: county tax records.