1731 Greenwood Ln Ln · Kingsland, TX 78639

$1,200

4 bd · 2.0 ba · 1,724 sqft · MultiFamily public records · 70 Days on market

Built 1999 7,545 sqft lot

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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
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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

Wonderful duplex located in a quiet neighborhood with quick access to all amenities. This brick home contains an open floor plan with a kitchen that features granite counters and a breakfast bar, stainless sink, electric range and refrigerator. Neutral tile flooring runs throughout the duplex. This home features 2 bedrooms and 1 bathroom with a tub/shower combo. Each bedroom has a walk-in closet, 2 windows, and a ceiling fan. The washer and dryer connections are in the large laundry closet with double doors in the open hallway between the two bedrooms. The unit has a back door in the kitchen which leads to the fenced backyard. There is a convenient storage building in the backyard. Parking is easy with concrete and room for 2 vehicles. Lake LBJ is less than a mile away. This duplex is in a terrific location, close to all necessities. $1200 per month and $1200 deposit. Background and credit check required.

Key facts

• Open floor plan
• Electric range
• Refrigerator

Tags

• OPEN FLOOR PLAN
• GRANITE COUNTERS
• BREAKFAST BAR
• STAINLESS SINK
• ELECTRIC RANGE
• REFRIGERATOR

🏷️ Possibly a rental listed for sale. The $1,200 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 × 2-bed/1.0-bath units multifamily listed at $1k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $859/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1k).
• Recommended offer: $1k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,161 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Llano ISD (town): math 40% / reading 43% proficiency, ranked #359 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Packsaddle El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 596 students, 83% FRL); Llano J H (math 42% / reading 45%, grade D, #530 of 1,662 statewide, top 32%, 423 students, 65% FRL); Llano H S (math 42% / reading 52%, grade D-, #591 of 1,632 statewide, top 38%, 552 students, 60% FRL) — zoned schools average 69% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 439 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 121 units permitted in Llano County in 2024 (0 in 5+ unit buildings).
• At $2,186/mo this rent would consume 45% of the median local household income ($58k/yr) (locally 202% 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 $8 of loan paydown is wiped out by about $36 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $336 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($1k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 48% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,128 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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: 182.17% ✓
• Cap rate: 1724.94%
• Cash-on-cash: 6138.03%
• DSCR: 274.11
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 326.30×
• Total profit: $109,300
• Equity at exit: $179

10-year hold

• IRR: —
• Equity multiple: 704.15×
• Total profit: $236,260
• Equity at exit: $104

Cash invested: $336 (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 78639

• Active inventory: 439
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,186 medium
• Mortgage (P&I): −$6
• Tax est. 1.5%: −$2 /mo · $18/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $1,719

Break-even live

Break-even rent $10

Max offer price $1,200

Occupancy floor 16%

Sensitivity live

Price	-10% $1,719	-5% $1,719	+0% $1,719	+5% $1,718	+10% $1,718
Rent	-10% $1,546	-5% $1,632	+0% $1,719	+5% $1,805	+10% $1,891
Rate	-1.0pp $1,719	-0.5pp $1,719	base $1,719	+0.5pp $1,718	+1.0pp $1,718

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,186
Total (2 units)			$2,186

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: $300
• Closing costs: $36
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1636 Navajo Trl Kingsland, TX	3.0	2.0	1385	$1,550	$1.12	23d	1	0.32mi
1636 Navajo Trl Kingsland, TX	3.0	2.0	1385	$1,550	$1.12	16d	1	0.32mi
1749 Bluebonnet Ln Kingsland, TX	3.0	2.0	1350	$1,800	$1.33	45d	1	0.77mi
207 Elm Lodge Dr Kingsland, TX	4.0	3.0	2000	$3,750	$1.88	14d	1	1.01mi

Listing history 2 events

1. 2026-03-18
   listed $1,200 Active 918-char remark

   Show marketing remark (918 chars)

   Wonderful duplex located in a quiet neighborhood with quick access to all amenities. This brick home contains an open floor plan with a kitchen that features granite counters and a breakfast bar, stainless sink, electric range and refrigerator. Neutral tile flooring runs throughout the duplex. This home features 2 bedrooms and 1 bathroom with a tub/shower combo. Each bedroom has a walk-in closet, 2 windows, and a ceiling fan. The washer and dryer connections are in the large laundry closet with double doors in the open hallway between the two bedrooms. The unit has a back door in the kitchen which leads to the fenced backyard. There is a convenient storage building in the backyard. Parking is easy with concrete and room for 2 vehicles. Lake LBJ is less than a mile away. This duplex is in a terrific location, close to all necessities. $1200 per month and $1200 deposit. Background and credit check required.

2. 2022-04-13
   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 ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 48% 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: $26,232
• − Mortgage interest: −$67
• − Property taxes: −$18
• − Insurance: −$6
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − Depreciation: −$35
• Taxable income: $21,909
• Est. tax owed @ 24.0%: −$5,258
• After-tax cash flow: $15,366/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: Llano ISD
• NCES district ID: 4827810
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 43% ▼ -5.00%
• Median HH income: $46,746
• Composite: 35.42/100
• National rank: #4940
• State rank: #359 of 826 in TX

Livability — Kingsland

• Score: 59/100
• State rank: #1161
• US rank: #20293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingsland, TX
• County: Llano County · 16,310 people
• City population: 8,719
• Metro: nan
• Population (ZIP): 8,719
• Household income: $57,742
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 202.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 23% Two or more races 14% Black 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Italian 4% Slovak 3% Serbian 3%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 15%

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: ▼ -123.30%
• Current HPI: 219.8651
• Rent YoY: —
• Metro: nan
• 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

2 events — show timeline

• 2026-03-18 Listed $1,200 HLMLS as distributed by MLS GRID
• 2022-04-13 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,367 · +0.2% YoY. Source: county tax records.