213 Oak Clf · Lakehills, TX 78063

$168,000

2 bd · 2.0 ba · 1,344 sqft · SingleFamily · 241 Days on market

Built 2005 8,712 sqft lot $125/sqft · 14% below area Est $195k · 14% under ↓ 6% 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).

• ARV discount +13.7/15.0
• Cash flow +10.1/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy end-of-the-road privacy in this charming 2-bedroom, 2-bath cabin nestled on the shores of peaceful ChurchCove. Featuring an open floor plan, spacious and light-filled rooms, and a covered deck perfect for soaking in the natural surroundings. Watch wildlife and take in stunning views looking up the cove. While the home could use a little TLC, it's priced to sell and offers fantastic investment potential. Don't miss this affordable waterfront retreat!

Key facts

• Covered deck
• Waterfront retreat
• 8,712 sq ft lot

Tags

• COVERED DECK
• WATERFRONT RETREAT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (28.6% below list).
• Recommended offer: $120k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.2% 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: amenities F, commute F, health & safety F.
• Bandera ISD (rural): math 30% / reading 41% proficiency, ranked #500 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hill Country El (math 47% / reading 46%, grade D-, #1,080 of 4,322 statewide, top 25%, 483 students, 62% FRL); Bandera Middle (math 26% / reading 40%, grade F, #930 of 1,662 statewide, top 57%, 555 students, 56% FRL); Bandera H S (math 22% / reading 46%, grade F, #1,002 of 1,632 statewide, top 62%, 713 students, 48% FRL).
• Market conditions: 271 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6 units permitted in Bandera County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago; this cycle's ask has dropped $47k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $120,000 (28.6% 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 241 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.47%
• DSCR: 0.89
• GRM: 11.7

CMA / ARV

• ARV (median comp): $194,782
• List price: $168,000
• Delta: -13.75%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1120 Blue Bill Cove Dr	0.17mi	3/3.0 (+1)	1,470 (+9%)	22mo	$325,000	$221	49
13812 PR 37	0.54mi	2/1.0	1,148 (-15%)	7mo	$249,800	$218	40
2551 Goat Hl	0.64mi	2/1.0	1,216 (-10%)	12mo	$140,000	$115	40
385 Plum Cv	0.55mi	2/2.5	1,533 (+14%)	22mo	$335,000	$219	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.29×
• Total profit: $-33,451
• Equity at exit: $25,049

10-year hold

• IRR: -13.7%
• Equity multiple: 0.21×
• Total profit: $-37,295
• Equity at exit: $14,526

Cash invested: $47,040 (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 78063

• Home prices YoY: -31.6%
• Active inventory: 271
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$881
• Tax from tax record: −$94 /mo · $1,127/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-97

Break-even live

Break-even rent $1,323

Max offer price $150,875

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-49	+0% $-97	+5% $-144	+10% $-192
Rent	-10% $-192	-5% $-144	+0% $-97	+5% $-50	+10% $-2
Rate	-1.0pp $-12	-0.5pp $-54	base $-97	+0.5pp $-140	+1.0pp $-185

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Faurie Rd Lakehills, TX	1.0	1.0	910	$1,200	$1.32	0d	1	0.97mi

Listing history 30 events

1. 2026-06-21
   days on market $168,000 Active 241 DOM
2. 2026-06-18
   days on market $168,000 Active 238 DOM
3. 2026-06-17
   days on market $168,000 Active 237 DOM
4. 2026-06-16
   days on market $168,000 Active 236 DOM
5. 2026-06-15
   days on market $168,000 Active 235 DOM
6. 2026-06-13
   days on market $168,000 Active 233 DOM
7. 2026-06-09
   days on market $168,000 Active 229 DOM
8. 2026-06-07
   days on market $168,000 Active 227 DOM
9. 2026-06-04
   days on market $168,000 Active 224 DOM
10. 2026-06-03
    days on market $168,000 Active 223 DOM
11. 2026-06-02
    days on market $168,000 Active 222 DOM
12. 2026-06-01
    days on market $168,000 Active 221 DOM
13. 2026-05-31
    days on market $168,000 Active 220 DOM
14. 2026-03-18
    price $168,000 459-char remark

    Show marketing remark (459 chars)

    Enjoy end-of-the-road privacy in this charming 2-bedroom, 2-bath cabin nestled on the shores of peaceful ChurchCove. Featuring an open floor plan, spacious and light-filled rooms, and a covered deck perfect for soaking in the natural surroundings. Watch wildlife and take in stunning views looking up the cove. While the home could use a little TLC, it's priced to sell and offers fantastic investment potential. Don't miss this affordable waterfront retreat!

15. 2025-10-26
    price $210,000 459-char remark

    Show marketing remark (459 chars)

    Enjoy end-of-the-road privacy in this charming 2-bedroom, 2-bath cabin nestled on the shores of peaceful ChurchCove. Featuring an open floor plan, spacious and light-filled rooms, and a covered deck perfect for soaking in the natural surroundings. Watch wildlife and take in stunning views looking up the cove. While the home could use a little TLC, it's priced to sell and offers fantastic investment potential. Don't miss this affordable waterfront retreat!

16. 2025-10-23
    listed $215,000 New 459-char remark

    Show marketing remark (459 chars)

    Enjoy end-of-the-road privacy in this charming 2-bedroom, 2-bath cabin nestled on the shores of peaceful ChurchCove. Featuring an open floor plan, spacious and light-filled rooms, and a covered deck perfect for soaking in the natural surroundings. Watch wildlife and take in stunning views looking up the cove. While the home could use a little TLC, it's priced to sell and offers fantastic investment potential. Don't miss this affordable waterfront retreat!

17. 2025-09-14
    historical
18. 2025-04-18
    listed $215,000 New
19. 2025-01-25
    historical
20. 2024-11-01
    listed $235,000 New
21. 2021-09-20
    soldstatus
22. 2012-09-28
    soldstatus
23. 2012-09-07
    historical
24. 2012-07-18
    listed $99,900
25. 2012-06-22
    soldstatus $147,108
26. 2011-03-29
    historical
27. 2011-01-16
    listed $189,900
28. 2011-01-15
    historical
29. 2010-07-12
    listed $179,500
30. 2005-01-19
    soldstatus

ⓘ 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: $1,127 · $94/mo
• Projected year-2 tax: $3,074 · $256/mo
• Expected delta: +$1,947/yr (+$162/mo · 172.8%)

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

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$9,411
• − Property taxes: −$1,127
• − Insurance: −$840
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,887
• Taxable loss: −$4,169
• Est. tax savings @ 24.0%: +$1,001
• After-tax cash flow: $-163/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: Bandera ISD
• NCES district ID: 4809360
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 41% ▼ -3.00%
• Median HH income: $48,771
• Composite: 30.61/100
• National rank: #6194
• State rank: #500 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

• Census place: Lakehills, TX
• City population: 10,594
• Population (ZIP): 10,594

Population outlook (Bandera County) Hauer SSP2

• Today (2025): 22,614 people
• By 2030: 23,102 · +2.2%
• By 2040: 23,489 · +3.9%
• By 2050: 23,264 · +2.9%
• By 2075: 23,607 · +4.4%
• By 2100: 22,265 · -1.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 18% Two or more races 15%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 5% Romanian 3% Serbian 2%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 9% German/W. Germanic 2%

Political lean MEDSL · Bandera

• 2024 margin: Solid R (+61.9) · D 18.6% · R 80.5%
• 2008→2024 swing: -11.5pp toward R · 2008: -50.4pp · 2024: -61.9pp
• All cycles: 2024: R+61.9 2020: R+59.4 2016: R+63.0 2012: R+59.0 2008: R+50.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.38%
• Current HPI: 189.1086
• 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

-6.4% since first listed

17 events — show timeline

• 2026-03-18 Price Changed $168,000 LERA
• 2025-10-26 Price Changed $210,000 LERA
• 2025-10-23 Listed $215,000 LERA
• 2025-09-14 Listing Removed — LERA
• 2025-04-18 Listed $215,000 LERA
• 2025-01-25 Listing Removed — LERA
• 2024-11-01 Listed $235,000 LERA
• 2021-09-20 Sold (Public Records) — Public Records
• 2012-09-28 Sold (MLS) — LERA
• 2012-09-07 Listing Removed — LERA
• 2012-07-18 Listed $99,900 LERA
• 2012-06-22 Sold (Public Records) $147,108 Public Records
• 2011-03-29 Listing Removed — LERA
• 2011-01-16 Listed $189,900 LERA
• 2011-01-15 Listing Removed — LERA
• 2010-07-12 Listed $179,500 LERA
• 2005-01-19 Sold (Public Records) — Public Records

Property tax history

-5.6%/yr

Latest (2025): $1,127 · +0.4% YoY. Source: county tax records.