846 Private Road 260 W · Lakehills, TX 78056

$112,500

1 bd · 1.0 ba · 612 sqft · SingleFamily public records · 63 Days on market

Built 1930 0.62 ac lot $184/sqft · 5% above area Est $192k · 41% under ↓ 2% since listing

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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 +5.0/10.0
• Schools +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A Rare 1930s Gem Overlooking Medina Lake!!!! Step into a piece of Texas history with this charming 1930s home perched above the sparkling waters of Medina Lake. This 1-bedroom, 1-bath retreat offers 1,100 sq ft of character-filled living space, blending vintage charm with endless potential. Nestled on over half an acre, the property features a private driveway, its own well and septic, and the kind of peaceful seclusion that makes it feel like a true escape. Whether you're dreaming of your next Airbnb investment, a weekend retreat, or a private oasis far from the city, this home delivers serenity in every direction. And while it feels worlds away, you're still within easy reach of San Antonio's amenities, dining, shopping, and entertainment - giving you the perfect balance of tranquility and convenience. Homes with this much soul, history, and opportunity don't come around often. If you've been searching for a place with authentic character and room to create something special, this is your moment.

Key facts

• Private driveway
• Peaceful seclusion
• Own septic

Tags

• OVERLOOKING MEDINA LAKE
• PRIVATE DRIVEWAY
• OWN WELL
• OWN SEPTIC
• PEACEFUL SECLUSION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $106k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 2.1% in Lakehills — 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 62/100 on livability (#963 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D-, amenities F, commute F.
• Medina Valley ISD (rural): math 48% / reading 53% proficiency, ranked #148 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 141 active listings in the ZIP; 102 units permitted in Medina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $824 of equity ($778 loan paydown + $46 appreciation (0.0% local appreciation)).
• Medina County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $22k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,750 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.67% ✓
• Cap rate: 14.30%
• Cash-on-cash: 28.58%
• DSCR: 2.27
• GRM: 5.0

CMA / ARV

• ARV (median comp): $192,060
• List price: $112,500
• Delta: -41.42%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

0.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.1%
• Equity multiple: 2.42×
• Total profit: $44,714
• Equity at exit: $32,897

10-year hold

• IRR: 32.7%
• Equity multiple: 4.67×
• Total profit: $115,477
• Equity at exit: $39,729

Cash invested: $31,500 (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 78056

• Home prices YoY: 0.0%
• Active inventory: 141
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,878 medium
• Mortgage (P&I): −$590
• Tax from tax record: −$96 /mo · $1,156/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $750

Break-even live

Break-even rent $928

Max offer price $112,500

Occupancy floor 55%

Sensitivity live

Price	-10% $814	-5% $782	+0% $750	+5% $718	+10% $687
Rent	-10% $602	-5% $676	+0% $750	+5% $824	+10% $899
Rate	-1.0pp $807	-0.5pp $779	base $750	+0.5pp $721	+1.0pp $691

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-11
   historical Active Option 1013-char remark

   Show marketing remark (1013 chars)

   A Rare 1930s Gem Overlooking Medina Lake!!!! Step into a piece of Texas history with this charming 1930s home perched above the sparkling waters of Medina Lake. This 1-bedroom, 1-bath retreat offers 1,100 sq ft of character-filled living space, blending vintage charm with endless potential. Nestled on over half an acre, the property features a private driveway, its own well and septic, and the kind of peaceful seclusion that makes it feel like a true escape. Whether you're dreaming of your next Airbnb investment, a weekend retreat, or a private oasis far from the city, this home delivers serenity in every direction. And while it feels worlds away, you're still within easy reach of San Antonio's amenities, dining, shopping, and entertainment - giving you the perfect balance of tranquility and convenience. Homes with this much soul, history, and opportunity don't come around often. If you've been searching for a place with authentic character and room to create something special, this is your moment.

2. 2026-05-02
   price $112,500 1013-char remark

   Show marketing remark (1013 chars)

   A Rare 1930s Gem Overlooking Medina Lake!!!! Step into a piece of Texas history with this charming 1930s home perched above the sparkling waters of Medina Lake. This 1-bedroom, 1-bath retreat offers 1,100 sq ft of character-filled living space, blending vintage charm with endless potential. Nestled on over half an acre, the property features a private driveway, its own well and septic, and the kind of peaceful seclusion that makes it feel like a true escape. Whether you're dreaming of your next Airbnb investment, a weekend retreat, or a private oasis far from the city, this home delivers serenity in every direction. And while it feels worlds away, you're still within easy reach of San Antonio's amenities, dining, shopping, and entertainment - giving you the perfect balance of tranquility and convenience. Homes with this much soul, history, and opportunity don't come around often. If you've been searching for a place with authentic character and room to create something special, this is your moment.

3. 2026-05-02
   price $112,500 1013-char remark

   Show marketing remark (1013 chars)

   A Rare 1930s Gem Overlooking Medina Lake!!!! Step into a piece of Texas history with this charming 1930s home perched above the sparkling waters of Medina Lake. This 1-bedroom, 1-bath retreat offers 1,100 sq ft of character-filled living space, blending vintage charm with endless potential. Nestled on over half an acre, the property features a private driveway, its own well and septic, and the kind of peaceful seclusion that makes it feel like a true escape. Whether you're dreaming of your next Airbnb investment, a weekend retreat, or a private oasis far from the city, this home delivers serenity in every direction. And while it feels worlds away, you're still within easy reach of San Antonio's amenities, dining, shopping, and entertainment - giving you the perfect balance of tranquility and convenience. Homes with this much soul, history, and opportunity don't come around often. If you've been searching for a place with authentic character and room to create something special, this is your moment.

4. 2026-05-02
   status Back on Market 1013-char remark

   Show marketing remark (1013 chars)

   A Rare 1930s Gem Overlooking Medina Lake!!!! Step into a piece of Texas history with this charming 1930s home perched above the sparkling waters of Medina Lake. This 1-bedroom, 1-bath retreat offers 1,100 sq ft of character-filled living space, blending vintage charm with endless potential. Nestled on over half an acre, the property features a private driveway, its own well and septic, and the kind of peaceful seclusion that makes it feel like a true escape. Whether you're dreaming of your next Airbnb investment, a weekend retreat, or a private oasis far from the city, this home delivers serenity in every direction. And while it feels worlds away, you're still within easy reach of San Antonio's amenities, dining, shopping, and entertainment - giving you the perfect balance of tranquility and convenience. Homes with this much soul, history, and opportunity don't come around often. If you've been searching for a place with authentic character and room to create something special, this is your moment.

5. 2026-05-02
   status Pending 1013-char remark

   Show marketing remark (1013 chars)

   A Rare 1930s Gem Overlooking Medina Lake!!!! Step into a piece of Texas history with this charming 1930s home perched above the sparkling waters of Medina Lake. This 1-bedroom, 1-bath retreat offers 1,100 sq ft of character-filled living space, blending vintage charm with endless potential. Nestled on over half an acre, the property features a private driveway, its own well and septic, and the kind of peaceful seclusion that makes it feel like a true escape. Whether you're dreaming of your next Airbnb investment, a weekend retreat, or a private oasis far from the city, this home delivers serenity in every direction. And while it feels worlds away, you're still within easy reach of San Antonio's amenities, dining, shopping, and entertainment - giving you the perfect balance of tranquility and convenience. Homes with this much soul, history, and opportunity don't come around often. If you've been searching for a place with authentic character and room to create something special, this is your moment.

6. 2026-04-21
   historical Active Option 1013-char remark

   Show marketing remark (1013 chars)

   A Rare 1930s Gem Overlooking Medina Lake!!!! Step into a piece of Texas history with this charming 1930s home perched above the sparkling waters of Medina Lake. This 1-bedroom, 1-bath retreat offers 1,100 sq ft of character-filled living space, blending vintage charm with endless potential. Nestled on over half an acre, the property features a private driveway, its own well and septic, and the kind of peaceful seclusion that makes it feel like a true escape. Whether you're dreaming of your next Airbnb investment, a weekend retreat, or a private oasis far from the city, this home delivers serenity in every direction. And while it feels worlds away, you're still within easy reach of San Antonio's amenities, dining, shopping, and entertainment - giving you the perfect balance of tranquility and convenience. Homes with this much soul, history, and opportunity don't come around often. If you've been searching for a place with authentic character and room to create something special, this is your moment.

7. 2026-04-10
   price $115,000 1013-char remark

   Show marketing remark (1013 chars)

   A Rare 1930s Gem Overlooking Medina Lake!!!! Step into a piece of Texas history with this charming 1930s home perched above the sparkling waters of Medina Lake. This 1-bedroom, 1-bath retreat offers 1,100 sq ft of character-filled living space, blending vintage charm with endless potential. Nestled on over half an acre, the property features a private driveway, its own well and septic, and the kind of peaceful seclusion that makes it feel like a true escape. Whether you're dreaming of your next Airbnb investment, a weekend retreat, or a private oasis far from the city, this home delivers serenity in every direction. And while it feels worlds away, you're still within easy reach of San Antonio's amenities, dining, shopping, and entertainment - giving you the perfect balance of tranquility and convenience. Homes with this much soul, history, and opportunity don't come around often. If you've been searching for a place with authentic character and room to create something special, this is your moment.

8. 2026-04-10
   status Back on Market 1013-char remark

   Show marketing remark (1013 chars)

   A Rare 1930s Gem Overlooking Medina Lake!!!! Step into a piece of Texas history with this charming 1930s home perched above the sparkling waters of Medina Lake. This 1-bedroom, 1-bath retreat offers 1,100 sq ft of character-filled living space, blending vintage charm with endless potential. Nestled on over half an acre, the property features a private driveway, its own well and septic, and the kind of peaceful seclusion that makes it feel like a true escape. Whether you're dreaming of your next Airbnb investment, a weekend retreat, or a private oasis far from the city, this home delivers serenity in every direction. And while it feels worlds away, you're still within easy reach of San Antonio's amenities, dining, shopping, and entertainment - giving you the perfect balance of tranquility and convenience. Homes with this much soul, history, and opportunity don't come around often. If you've been searching for a place with authentic character and room to create something special, this is your moment.

9. 2026-04-08
   historical Active Option 1013-char remark

   Show marketing remark (1013 chars)

   A Rare 1930s Gem Overlooking Medina Lake!!!! Step into a piece of Texas history with this charming 1930s home perched above the sparkling waters of Medina Lake. This 1-bedroom, 1-bath retreat offers 1,100 sq ft of character-filled living space, blending vintage charm with endless potential. Nestled on over half an acre, the property features a private driveway, its own well and septic, and the kind of peaceful seclusion that makes it feel like a true escape. Whether you're dreaming of your next Airbnb investment, a weekend retreat, or a private oasis far from the city, this home delivers serenity in every direction. And while it feels worlds away, you're still within easy reach of San Antonio's amenities, dining, shopping, and entertainment - giving you the perfect balance of tranquility and convenience. Homes with this much soul, history, and opportunity don't come around often. If you've been searching for a place with authentic character and room to create something special, this is your moment.

10. 2026-03-24
    listed $135,000 New 1013-char remark

    Show marketing remark (1013 chars)

    A Rare 1930s Gem Overlooking Medina Lake!!!! Step into a piece of Texas history with this charming 1930s home perched above the sparkling waters of Medina Lake. This 1-bedroom, 1-bath retreat offers 1,100 sq ft of character-filled living space, blending vintage charm with endless potential. Nestled on over half an acre, the property features a private driveway, its own well and septic, and the kind of peaceful seclusion that makes it feel like a true escape. Whether you're dreaming of your next Airbnb investment, a weekend retreat, or a private oasis far from the city, this home delivers serenity in every direction. And while it feels worlds away, you're still within easy reach of San Antonio's amenities, dining, shopping, and entertainment - giving you the perfect balance of tranquility and convenience. Homes with this much soul, history, and opportunity don't come around often. If you've been searching for a place with authentic character and room to create something special, this is your moment.

11. 2026-03-23
    listed $115,000 Active 1013-char remark

    Show marketing remark (1013 chars)

    A Rare 1930s Gem Overlooking Medina Lake!!!! Step into a piece of Texas history with this charming 1930s home perched above the sparkling waters of Medina Lake. This 1-bedroom, 1-bath retreat offers 1,100 sq ft of character-filled living space, blending vintage charm with endless potential. Nestled on over half an acre, the property features a private driveway, its own well and septic, and the kind of peaceful seclusion that makes it feel like a true escape. Whether you're dreaming of your next Airbnb investment, a weekend retreat, or a private oasis far from the city, this home delivers serenity in every direction. And while it feels worlds away, you're still within easy reach of San Antonio's amenities, dining, shopping, and entertainment - giving you the perfect balance of tranquility and convenience. Homes with this much soul, history, and opportunity don't come around often. If you've been searching for a place with authentic character and room to create something special, this is your moment.

ⓘ 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: $1,156 · $96/mo
• Projected year-2 tax: $2,059 · $172/mo
• Expected delta: +$903/yr (+$75/mo · 78.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,533
• − Mortgage interest: −$6,302
• − Property taxes: −$1,156
• − Insurance: −$562
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$3,273
• Taxable income: $7,635
• Est. tax owed @ 24.0%: −$1,832
• After-tax cash flow: $7,171/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: Medina Valley ISD
• NCES district ID: 4830060
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,596
• Composite: 44.2/100
• National rank: #2851
• State rank: #148 of 826 in TX

Livability — Lakehills

• Score: 62/100
• State rank: #963
• US rank: #17024

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,594
• Population (ZIP): 2,431

Population outlook (Medina County) Hauer SSP2

• Today (2025): 54,332 people
• By 2030: 57,250 · +5.4%
• By 2040: 62,563 · +15.1%
• By 2050: 67,386 · +24.0%
• By 2075: 79,538 · +46.4%
• By 2100: 84,624 · +55.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 27% Two or more races 15% Native American 1%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Romanian 13% Lithuanian 7% Scottish 6%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 11% French/Haitian/Cajun 1%

Political lean MEDSL · Medina

• 2024 margin: Solid R (+42.8) · D 28.2% · R 71.0%
• 2008→2024 swing: -8.9pp toward R · 2008: -33.9pp · 2024: -42.8pp
• All cycles: 2024: R+42.8 2020: R+39.2 2016: R+43.2 2012: R+39.2 2008: R+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ 0.04%
• Current HPI: 219.5947
• 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

-2.2% since first listed

11 events — show timeline

• 2026-05-11 Contingent — LERA
• 2026-05-02 Price Changed $112,500 LERA
• 2026-05-02 Price Changed $112,500 KVMLS
• 2026-05-02 Relisted — LERA
• 2026-05-02 Pending — LERA
• 2026-04-21 Contingent — LERA
• 2026-04-10 Price Changed $115,000 LERA
• 2026-04-10 Relisted — LERA
• 2026-04-08 Contingent — LERA
• 2026-03-24 Listed $135,000 LERA
• 2026-03-23 Listed $115,000 KVMLS

Property tax history

+6.0%/yr

Latest (2025): $1,156 · +7.9% YoY. Source: county tax records.