501 S Avenue N, #2 Ave · Marble Falls, TX 78654

$1,100

2 bd · 1.0 ba · 600 sqft · Condo · 44 Days on market

Built 1983

---

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

Well-maintained 1-bedroom, 1-bath apartment offering comfort and convenience. This home features a functional layout with a refrigerator, stove, and full-size washer/dryer connections. Enjoy new central heating and air conditioning, providing energy-efficient year-round comfort. 1 Year lease required. Apartment will be available April 13th.

Key facts

• 0.73 acre lot
• Built 1983
• Listed 43 days

Property features AI

Finance

• Other: Lot dimensions approximately 146 x 148 x 194 x 196; Lot size about 0.73 acre

Exterior

• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property
• Construction: Wood siding; Built with composition roofing
• Exterior features: Composition roof

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Carpet; Vinyl
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Ceiling fans; Central air conditioning; Central electric heating
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

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 ($13k/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: $1k (3.0% below list) — sets the bar for market timing.
• Cap rate 1233.2% vs local median 3.8% 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); 764 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 44 days — a 3% lower offer ($1k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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

• Climate carrying-cost: major wind risk, 58% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,067 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 130.29% ✓
• Cap rate: 1233.16%
• Cash-on-cash: 4381.66%
• DSCR: 195.96
• 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: 219.41×
• Total profit: $67,271
• Equity at exit: $164

10-year hold

• IRR: —
• Equity multiple: 438.23×
• Total profit: $134,667
• 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: 764
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,433 medium
• Mortgage (P&I): −$6
• Tax est. 1.5%: −$1 /mo · $16/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $1,125

Break-even live

Break-even rent $10

Max offer price $1,100

Occupancy floor 17%

Sensitivity live

Price	-10% $1,125	-5% $1,125	+0% $1,125	+5% $1,124	+10% $1,124
Rent	-10% $1,011	-5% $1,068	+0% $1,125	+5% $1,181	+10% $1,238
Rate	-1.0pp $1,125	-0.5pp $1,125	base $1,125	+0.5pp $1,124	+1.0pp $1,124

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1106 Brazos St Marble Falls, TX	1.0–2.0	1.0–1.5	772	$1,450	$1.88	44d	4	0.21mi
708 Avenue S Marble Falls, TX	2.0	1.0	720	$1,500	$2.08	44d	1	0.97mi
506 Gateway Pkwy Marble Falls, TX	1.0	1.0	670	$1,050	$1.57	5d	2	1.05mi
501 Panther Hollow Dr Marble Falls, TX	2.0	1.0–2.0	826	$1,532	$1.85	2d	12	1.14mi

HOA detail condo

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

Listing history 36 events

1. 2026-06-21
   days on market $1,100 Active 44 DOM
2. 2026-06-18
   days on market $1,100 Active 41 DOM
3. 2026-06-17
   days on market $1,100 Active 40 DOM
4. 2026-06-16
   days on market $1,100 Active 39 DOM
5. 2026-06-15
   days on market $1,100 Active 38 DOM
6. 2026-06-13
   days on market $1,100 Active 36 DOM
7. 2026-06-13
   days on market $1,100 Active 35 DOM
8. 2026-06-09
   days on market $1,100 Active 32 DOM
9. 2026-06-08
   days on market $1,100 Active 31 DOM
10. 2026-06-07
    days on market $1,100 Active 30 DOM
11. 2026-06-05
    days on market $1,100 Active 27 DOM
12. 2026-06-03
    days on market $1,100 Active 26 DOM
13. 2026-06-02
    days on market $1,100 Active 25 DOM
14. 2026-06-01
    days on market $1,100 Active 24 DOM
15. 2026-05-31
    days on market $1,100 Active 23 DOM
16. 2026-05-08
    status Pending 342-char remark

    Show marketing remark (342 chars)

    Well-maintained 1-bedroom, 1-bath apartment offering comfort and convenience. This home features a functional layout with a refrigerator, stove, and full-size washer/dryer connections. Enjoy new central heating and air conditioning, providing energy-efficient year-round comfort. 1 Year lease required. Apartment will be available April 13th.

17. 2026-05-08
    listed $1,100 Active 384-char remark

    Show marketing remark (342 chars)

    Well-maintained 1-bedroom, 1-bath apartment offering comfort and convenience. This home features a functional layout with a refrigerator, stove, and full-size washer/dryer connections. Enjoy new central heating and air conditioning, providing energy-efficient year-round comfort. 1 Year lease required. Apartment will be available April 13th.

18. 2026-03-30
    listed $900 Active 342-char remark

    Show marketing remark (342 chars)

    Well-maintained 1-bedroom, 1-bath apartment offering comfort and convenience. This home features a functional layout with a refrigerator, stove, and full-size washer/dryer connections. Enjoy new central heating and air conditioning, providing energy-efficient year-round comfort. 1 Year lease required. Apartment will be available April 13th.

19. 2025-11-17
    soldstatus Closed

    Show marketing remark (235 chars)

    Great deal on a two bedroom, one bath unit with refrigerator, dishwasher and stove. Washer dryer connections. Central heat and air. Sorry no pets. $55 monthly charge for water/sewer/trash. One year lease. Available for a quick move in.

20. 2025-11-06
    status Pending

    Show marketing remark (235 chars)

    Great deal on a two bedroom, one bath unit with refrigerator, dishwasher and stove. Washer dryer connections. Central heat and air. Sorry no pets. $55 monthly charge for water/sewer/trash. One year lease. Available for a quick move in.

21. 2025-08-29
    soldstatus Closed
22. 2025-08-28
    status Pending
23. 2025-08-14
    listed $900 Active

    Show marketing remark (235 chars)

    Great deal on a two bedroom, one bath unit with refrigerator, dishwasher and stove. Washer dryer connections. Central heat and air. Sorry no pets. $55 monthly charge for water/sewer/trash. One year lease. Available for a quick move in.

24. 2025-08-14
    listed $1,100 Active

    Show marketing remark (235 chars)

    Great deal on a two bedroom, one bath unit with refrigerator, dishwasher and stove. Washer dryer connections. Central heat and air. Sorry no pets. $55 monthly charge for water/sewer/trash. One year lease. Available for a quick move in.

25. 2024-08-12
    soldstatus Closed
26. 2024-08-06
    status Pending
27. 2024-07-09
    listed $1,100 Active
28. 2024-03-28
    soldstatus Closed
29. 2024-03-12
    status Pending
30. 2024-03-04
    listed $900 Active
31. 2023-10-13
    soldstatus Closed
32. 2023-09-28
    status Pending
33. 2023-09-12
    listed $1,050 Active
34. 2023-06-19
    soldstatus Closed
35. 2023-05-25
    status Pending
36. 2023-05-18
    listed $1,025 Active

ⓘ 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 ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $17,198
• − Mortgage interest: −$62
• − Property taxes: −$16
• − Insurance: −$6
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$32
• Taxable income: $14,331
• Est. tax owed @ 24.0%: −$3,439
• After-tax cash flow: $10,056/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

+7.3% since first listed

22 events — show timeline

• 2026-05-26 Sold (MLS) — HLMLS as distributed by MLS GRID
• 2026-05-08 Pending — HLMLS as distributed by MLS GRID
• 2026-05-08 Listed $1,100 HLMLS as distributed by MLS GRID
• 2026-03-30 Listed $900 HLMLS as distributed by MLS GRID
• 2025-11-17 Sold (MLS) — HLMLS as distributed by MLS GRID
• 2025-11-06 Pending — HLMLS as distributed by MLS GRID
• 2025-08-29 Sold (MLS) — HLMLS as distributed by MLS GRID
• 2025-08-28 Pending — HLMLS as distributed by MLS GRID
• 2025-08-14 Listed $900 HLMLS as distributed by MLS GRID
• 2025-08-14 Listed $1,100 HLMLS as distributed by MLS GRID
• 2024-08-12 Sold (MLS) — HLMLS as distributed by MLS GRID
• 2024-08-06 Pending — HLMLS as distributed by MLS GRID
• 2024-07-09 Listed $1,100 HLMLS as distributed by MLS GRID
• 2024-03-28 Sold (MLS) — HLMLS as distributed by MLS GRID
• 2024-03-12 Pending — HLMLS as distributed by MLS GRID
• 2024-03-04 Listed $900 HLMLS as distributed by MLS GRID
• 2023-10-13 Sold (MLS) — HLMLS as distributed by MLS GRID
• 2023-09-28 Pending — HLMLS as distributed by MLS GRID
• 2023-09-12 Listed $1,050 HLMLS as distributed by MLS GRID
• 2023-06-19 Sold (MLS) — HLMLS as distributed by MLS GRID
• 2023-05-25 Pending — HLMLS as distributed by MLS GRID
• 2023-05-18 Listed $1,025 HLMLS as distributed by MLS GRID