403 Ave S · Marble Falls, TX 78654

$1,100

None bd · None ba · 1,611 sqft · MultiFamily public records · 44 Days on market

Built 1998 6,970 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
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

MOVE IN SPECIAL * * * * $500 Off 1st Month's Rent Move in Special * * * * Available Now! Located in Marble Falls, just minutes from the city park and Marble Falls Elementary, this well-maintained home features vinyl plank flooring throughout and vaulted ceilings that create a bright, open feel. The kitchen offers ample cabinet space, a double sink, electric range, vent hood, dishwasher, and generous counter space. The bathroom includes a full tub/shower combo with updated vanity and lighting. Spacious living area with ceiling fan and natural light. Includes full-size washer connections and a functional layout in a convenient location close to schools and amenities.

Key facts

• 6,970 sq ft lot
• Built 1998
• Listed 44 days

Property features AI

Exterior

• Home design: Duplex (residential income)
• Construction: Brick construction; Built on slab foundation
• Exterior features: Lot approximately 50 x 140

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator
• Flooring: Vinyl
• Heating & cooling: Central air; Has cooling
• Interior features: Dishwasher; Disposal; Electric range; Refrigerator
• Laundry & utility: Washer hookup; Electric dryer hookup

🏷️ Possibly a rental listed for sale. The $1,100 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 multifamily listed at $1k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $1k).
• Recommended offer: $1k (3.0% below list) — sets the bar for market timing.
• Cap rate 2494.7% 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-, employment D, amenities F.
• 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.
• Zoned schools: Marble Falls El (math 41% / reading 38%, grade F, #1,545 of 4,322 statewide, top 38%, 570 students, 70% FRL); Marble Falls Middle (math 32% / reading 37%, grade F, #858 of 1,662 statewide, top 54%, 911 students, 67% FRL); Marble Falls H S (math 29% / reading 47%, grade F, #880 of 1,632 statewide, top 54%, 1,145 students, 61% FRL).
• Market conditions: Rents soft (-0.6%/yr); 764 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 891 units permitted in Burnet County in 2024 (76 in 5+ unit buildings).
• At $2,897/mo this rent would consume 47% of the median local household income ($74k/yr) (locally 354% 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 $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.
• 3 sale attempts since 2y 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, 56% 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 $1,067 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 263.36% ✓
• Cap rate: 2494.69%
• Cash-on-cash: 8887.12%
• DSCR: 396.43
• GRM: 0.0

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: 444.69×
• Total profit: $136,655
• Equity at exit: $164

10-year hold

• IRR: —
• Equity multiple: 888.78×
• Total profit: $273,435
• 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: $2,897 high
• Mortgage (P&I): −$6
• Tax est. 1.5%: −$1 /mo · $16/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $2,281

Break-even live

Break-even rent $10

Max offer price $1,100

Occupancy floor 16%

Sensitivity live

Price	-10% $2,282	-5% $2,281	+0% $2,281	+5% $2,281	+10% $2,280
Rent	-10% $2,052	-5% $2,167	+0% $2,281	+5% $2,395	+10% $2,510
Rate	-1.0pp $2,282	-0.5pp $2,281	base $2,281	+0.5pp $2,281	+1.0pp $2,280

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,898
Total (2 units)			$2,897

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Avenue P Unit A Marble Falls, TX	3.0	2.0	1500	$2,200	$1.47	16d	1	0.15mi
305 S Avenue S Marble Falls, TX	3.0	2.0	1080	$1,525	$1.41	45d	1	0.47mi
301 Firestone Dr Meadowlakes, TX	3.0	2.5	2101	$2,700	$1.29	23d	1	0.83mi
125 Dove Ln Meadowlakes, TX	3.0	2.0	1740	$2,300	$1.32	6d	1	0.89mi
435 Saint Andrews St Meadowlakes, TX	3.0	2.0	2066	$2,500	$1.21	45d	1	1.12mi
725 Claremont Pkwy Unit A Marble Falls, TX	3.0	2.5	1402	$1,595	$1.14	25d	1	1.13mi
719 Claremont Pkwy Unit A Marble Falls, TX	3.0	2.5	1368	$1,645	$1.20	45d	1	1.14mi
702 Claremont Pkwy Unit B Marble Falls, TX	3.0	2.0	1368	$1,595	$1.17	45d	1	1.16mi
2003 Bluebonnet Dr Marble Falls, TX	3.0	2.0	1334	$1,550	$1.16	25d	1	1.20mi
255 Braeburn Cir Meadowlakes, TX	2.0	2.0	1308	$1,500	$1.15	16d	1	1.21mi
1511 N Claremont Cir Unit A Marble Falls, TX	3.0	2.0	1200	$1,475	$1.23	25d	1	1.23mi
413 Olympia Fields St Meadowlakes, TX	2.0	2.0	1406	$1,800	$1.28	5d	1	1.29mi
911 Barrier Ln Marble Falls, TX	3.0	2.0	1216	$1,295	$1.06	25d	1	1.30mi
342 Columbine St Meadowlakes, TX	3.0	2.0	1786	$2,195	$1.23	6d	1	1.42mi

Listing history 24 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
    listed $1,100 Active 680-char remark
17. 2026-05-01
    soldstatus Closed 680-char remark

    Show marketing remark (680 chars)

    MOVE IN SPECIAL * * * * $500 Off 1st Month's Rent Move in Special * * * * Available Now! Located in Marble Falls, just minutes from the city park and Marble Falls Elementary, this well-maintained home features vinyl plank flooring throughout and vaulted ceilings that create a bright, open feel. The kitchen offers ample cabinet space, a double sink, electric range, vent hood, dishwasher, and generous counter space. The bathroom includes a full tub/shower combo with updated vanity and lighting. Spacious living area with ceiling fan and natural light. Includes full-size washer connections and a functional layout in a convenient location close to schools and amenities.

18. 2025-10-03
    listed $1,100 Active 680-char remark

    Show marketing remark (680 chars)

    MOVE IN SPECIAL * * * * $500 Off 1st Month's Rent Move in Special * * * * Available Now! Located in Marble Falls, just minutes from the city park and Marble Falls Elementary, this well-maintained home features vinyl plank flooring throughout and vaulted ceilings that create a bright, open feel. The kitchen offers ample cabinet space, a double sink, electric range, vent hood, dishwasher, and generous counter space. The bathroom includes a full tub/shower combo with updated vanity and lighting. Spacious living area with ceiling fan and natural light. Includes full-size washer connections and a functional layout in a convenient location close to schools and amenities.

19. 2024-11-08
    historical

    Show marketing remark (207 chars)

    Two bedroom, one bath duplex in Marble Falls located near city park and Marble Falls elementary. Vinyl plank through out, vaulted ceilings, full size washer & dryer connections. Sorry, no pets allowed!

20. 2024-10-28
    soldstatus Closed

    Show marketing remark (207 chars)

    Two bedroom, one bath duplex in Marble Falls located near city park and Marble Falls elementary. Vinyl plank through out, vaulted ceilings, full size washer & dryer connections. Sorry, no pets allowed!

21. 2024-10-01
    status Pending

    Show marketing remark (207 chars)

    Two bedroom, one bath duplex in Marble Falls located near city park and Marble Falls elementary. Vinyl plank through out, vaulted ceilings, full size washer & dryer connections. Sorry, no pets allowed!

22. 2024-08-07
    listed $1,100 Active

    Show marketing remark (207 chars)

    Two bedroom, one bath duplex in Marble Falls located near city park and Marble Falls elementary. Vinyl plank through out, vaulted ceilings, full size washer & dryer connections. Sorry, no pets allowed!

23. 2008-04-21
    soldstatus
24. 1999-12-07
    soldstatus $68,000

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $34,764
• − Mortgage interest: −$62
• − Property taxes: −$16
• − Insurance: −$6
• − Repairs & maintenance: −$2,781
• − Management: −$2,781
• − Depreciation: −$32
• Taxable income: $29,086
• Est. tax owed @ 24.0%: −$6,981
• After-tax cash flow: $20,392/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

-98.4% since first listed

9 events — show timeline

• 2026-05-08 Listed $1,100 HLMLS as distributed by MLS GRID
• 2026-05-01 Sold (MLS) — HLMLS as distributed by MLS GRID
• 2025-10-03 Listed $1,100 HLMLS as distributed by MLS GRID
• 2024-11-08 Delisted — HLMLS as distributed by MLS GRID
• 2024-10-28 Sold (MLS) — HLMLS as distributed by MLS GRID
• 2024-10-01 Pending — HLMLS as distributed by MLS GRID
• 2024-08-07 Listed $1,100 HLMLS as distributed by MLS GRID
• 2008-04-21 Sold (Public Records) — Public Records
• 1999-12-07 Sold (Public Records) $68,000 Public Records

Property tax history

+5.3%/yr

Latest (2026): $3,472 · +0.0% YoY. Source: county tax records.