835 Whited St · Buchanan Lake Village, TX 78672

$180,000

3 bd · 1.0 ba · 2,212 sqft · SingleFamily public records · 234 Days on market

Built 1970 0.37 ac lot $81/sqft · 54% below area $4/mo HOA ↓ 39% since listing

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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 +8.2/30.0
• ARV discount +7.5/15.0
• Appreciation +3.7/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.2/10.0

Listing remarks MLS

Hill Country Fixer with Big Potential – Tucked under mature oaks in Buchanan Lake Village, this 3-bedroom, 2-bath home rests on three sizable lots (about a third of an acre). With 2,212?sq?ft of open-concept living space, there’s plenty of room to work with—but be prepared to roll up your sleeves. The metal roof, central HVAC, propane heat and fireplace are solid bones, yet much of the interior remains unfinished, offering a true blank canvas (and a head start on instant equity). Outside features include a covered patio, cross-fenced yard and enough space to add guest quarters or a workshop once you get through the punch list. Just minutes from Lake Buchanan’s homeowner park, boat ramp and fishing dock, it’s a fantastic chance for someone who isn’t afraid of projects and wants to enjoy that laid-back lake lifestyle once the work is done.

Key facts

• Central hvac
• Mature oak trees
• Metal roof

Tags

• MATURE OAK TREES
• METAL ROOF
• CENTRAL HVAC
• LAMINATE FLOORS
• PROPANE HEAT
• COZY FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-172 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (26.6% below list).
• Recommended offer: $132k (26.6% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 1.7% in Buchanan Lake Village — 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 59/100 on livability (#1,160 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Burnet Middle (math 32% / reading 33%, grade F, #947 of 1,662 statewide, top 58%, 731 students, 62% FRL) — zoned schools average 62% FRL vs 46% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 48 active listings in the ZIP; 121 units permitted in Llano County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.6%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $70k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,195 (26.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 0.73% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.09%
• DSCR: 0.82
• GRM: 11.3

CMA / ARV

• ARV (median comp): $394,290
• List price: $180,000
• Delta: -54.35%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Shady Grove Grv	0.25mi	3/3.0	1,958 (-12%)	6mo	$499,000	$255	57
520 Munson St	0.46mi	4/2.0 (+1)	2,394 (+8%)	3mo	$99,987	$42	53
104 Live Oak	0.68mi	3/2.0	2,048 (-7%)	2mo	$500,000	$244	50
187 S Park Dr	0.43mi	4/3.0 (+1)	2,400 (+8%)	20mo	$300,000	$125	36

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

Projected returns pro-forma

-2.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.27×
• Total profit: $-36,789
• Equity at exit: $30,371

10-year hold

• IRR: -13.4%
• Equity multiple: 0.14×
• Total profit: $-43,241
• Equity at exit: $21,700

Cash invested: $50,400 (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 78672

• Home prices YoY: -1.1%
• Active inventory: 48
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$193 /mo · $2,319/yr
• Insurance: −$75
• HOA: −$4
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-172

Break-even live

Break-even rent $1,539

Max offer price $149,641

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-121	+0% $-172	+5% $-223	+10% $-274
Rent	-10% $-276	-5% $-224	+0% $-172	+5% $-120	+10% $-67
Rate	-1.0pp $-81	-0.5pp $-126	base $-172	+0.5pp $-218	+1.0pp $-266

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 22 events

1. 2026-06-21
   days on market $180,000 Active 234 DOM
2. 2026-06-18
   days on market $180,000 Active 231 DOM
3. 2026-06-17
   days on market $180,000 Active 230 DOM
4. 2026-06-16
   days on market $180,000 Active 229 DOM
5. 2026-06-15
   days on market $180,000 Active 228 DOM
6. 2026-06-13
   days on market $180,000 Active 226 DOM
7. 2026-06-09
   days on market $180,000 Active 222 DOM
8. 2026-06-08
   days on market $180,000 Active 221 DOM
9. 2026-06-07
   days on market $180,000 Active 220 DOM
10. 2026-06-04
    days on market $180,000 Active 217 DOM
11. 2026-06-03
    days on market $180,000 Active 216 DOM
12. 2026-06-02
    days on market $180,000 Active 215 DOM
13. 2026-06-01
    days on market $180,000 Active 214 DOM
14. 2026-05-31
    days on market $180,000 Active 213 DOM
15. 2026-03-06
    price $180,000 885-char remark

    Show marketing remark (518 chars)

    Hill Country fixer-upper with big potential in Buchanan Lake Village—at this price, you can’t beat it. This 3BD/2BA home offers 2,212 SF of open-concept living space on three lots totaling about 0.33 acres under mature oaks. Metal roof, central HVAC, propane heat, and fireplace provide solid bones, while the unfinished interior offers a chance to build instant equity. Covered patio, cross-fenced yard, and room for a workshop or guest space. Minutes from Lake Buchanan park, boat ramp, and fishing dock.

16. 2026-03-06
    price $180,000 518-char remark

    Show marketing remark (518 chars)

    Hill Country fixer-upper with big potential in Buchanan Lake Village—at this price, you can’t beat it. This 3BD/2BA home offers 2,212 SF of open-concept living space on three lots totaling about 0.33 acres under mature oaks. Metal roof, central HVAC, propane heat, and fireplace provide solid bones, while the unfinished interior offers a chance to build instant equity. Covered patio, cross-fenced yard, and room for a workshop or guest space. Minutes from Lake Buchanan park, boat ramp, and fishing dock.

17. 2025-12-30
    price $190,000 885-char remark

    Show marketing remark (518 chars)

    Hill Country fixer-upper with big potential in Buchanan Lake Village—at this price, you can’t beat it. This 3BD/2BA home offers 2,212 SF of open-concept living space on three lots totaling about 0.33 acres under mature oaks. Metal roof, central HVAC, propane heat, and fireplace provide solid bones, while the unfinished interior offers a chance to build instant equity. Covered patio, cross-fenced yard, and room for a workshop or guest space. Minutes from Lake Buchanan park, boat ramp, and fishing dock.

18. 2025-12-30
    price $190,000 518-char remark

    Show marketing remark (518 chars)

    Hill Country fixer-upper with big potential in Buchanan Lake Village—at this price, you can’t beat it. This 3BD/2BA home offers 2,212 SF of open-concept living space on three lots totaling about 0.33 acres under mature oaks. Metal roof, central HVAC, propane heat, and fireplace provide solid bones, while the unfinished interior offers a chance to build instant equity. Covered patio, cross-fenced yard, and room for a workshop or guest space. Minutes from Lake Buchanan park, boat ramp, and fishing dock.

19. 2025-10-30
    listed $250,000 Active 885-char remark

    Show marketing remark (885 chars)

    Hill Country Fixer with Big Potential – Tucked under mature oaks in Buchanan Lake Village, this 3-bedroom, 2-bath home rests on three sizable lots (about a third of an acre). With 2,212?sq?ft of open-concept living space, there’s plenty of room to work with—but be prepared to roll up your sleeves. The metal roof, central HVAC, propane heat and fireplace are solid bones, yet much of the interior remains unfinished, offering a true blank canvas (and a head start on instant equity). Outside features include a covered patio, cross-fenced yard and enough space to add guest quarters or a workshop once you get through the punch list. Just minutes from Lake Buchanan’s homeowner park, boat ramp and fishing dock, it’s a fantastic chance for someone who isn’t afraid of projects and wants to enjoy that laid-back lake lifestyle once the work is done.

20. 2025-10-29
    listed $250,000 Active 518-char remark

    Show marketing remark (518 chars)

    Hill Country fixer-upper with big potential in Buchanan Lake Village—at this price, you can’t beat it. This 3BD/2BA home offers 2,212 SF of open-concept living space on three lots totaling about 0.33 acres under mature oaks. Metal roof, central HVAC, propane heat, and fireplace provide solid bones, while the unfinished interior offers a chance to build instant equity. Covered patio, cross-fenced yard, and room for a workshop or guest space. Minutes from Lake Buchanan park, boat ramp, and fishing dock.

21. 2025-02-12
    price $250,000
22. 2024-11-20
    price $295,000

ⓘ 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: $2,319 · $193/mo
• Projected year-2 tax: $3,294 · $274/mo
• Expected delta: +$975/yr (+$81/mo · 42.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $15,863
• − Mortgage interest: −$10,083
• − Property taxes: −$2,319
• − Insurance: −$900
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − HOA: −$48
• − Depreciation: −$5,236
• Taxable loss: −$5,261
• Est. tax savings @ 24.0%: +$1,263
• After-tax cash flow: $-800/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 Lake Village

• Score: 59/100
• State rank: #1160
• US rank: #20291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buchanan Lake Village, TX
• Population (ZIP): 679

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 10% Serbian 5% Portuguese 1%
• Foreign-born: 2%
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 2%

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: ▼ -2.56%
• Current HPI: 238.6965
• 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

-39.0% since first listed

8 events — show timeline

• 2026-03-06 Price Changed $180,000 Unlock MLS
• 2026-03-06 Price Changed $180,000 HLMLS as distributed by MLS GRID
• 2025-12-30 Price Changed $190,000 Unlock MLS
• 2025-12-30 Price Changed $190,000 HLMLS as distributed by MLS GRID
• 2025-10-30 Listed $250,000 Unlock MLS
• 2025-10-29 Listed $250,000 HLMLS as distributed by MLS GRID
• 2025-02-12 Price Changed $250,000 HLMLS as distributed by MLS GRID
• 2024-11-20 Price Changed $295,000 HLMLS as distributed by MLS GRID

Property tax history

+8.6%/yr

Latest (2025): $2,319 · +58.8% YoY. Source: county tax records.