1509 B Claremont · Marble Falls, TX 78654

$1,495

None bd · None ba · 2,254 sqft · MultiFamily public records · 58 Days on market

Built 2007 6,970 sqft lot

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Why this score? — see what drove the B- 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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• 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: 2 units. confirmed

Listing remarks MLS

MOVE IN SPECIAL * * * * 1ST MONTH FREE WITH 12 MONTH LEASE * * * * Beautifully remodeled single-story duplex tucked away at the back of the neighborhood. This duplex features new floors, fresh paint, and a modern kitchen with granite countertops. All appliances stay, including the refrigerator, stove, dishwasher, and microwave. Enjoy the convenience of a 1-car garage with opener and dedicated washer/dryer connections. Prime location near Home Depot, Office Depot, and more. Available for a quick move in!

Key facts

• 1-car garage
• Modern kitchen
• Granite countertops

Tags

• REMODELED SINGLE-STORY DUPLEX
• MODERN KITCHEN
• GRANITE COUNTERTOPS
• 1-CAR GARAGE
• PRIME LOCATION

🏗️ New construction. The $1,495 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $237,015.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $1k.

Deal economics

• At list price, monthly cash flow is $836 ($10k/yr) — positive. Per door: $418/mo.
• 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 10.5% vs local median 2.7% 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); 752 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 891 units permitted in Burnet County in 2024 (76 in 5+ unit buildings).
• At $3,132/mo this rent would consume 51% 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($1k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 237.8% of price.
• Climate carrying-cost: major wind risk, 59% 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 $1,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.32% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.12%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $237,015
• List price: $1,495
• Delta: -99.37%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $5,728
• Equity at exit: $35,340

10-year hold

• IRR: 8.7%
• Equity multiple: 1.58×
• Total profit: $38,296
• Equity at exit: $20,493

Cash invested: $66,364 (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: 752
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,132 high
• Mortgage (P&I): −$1,243
• Tax est. 1.5%: −$296 /mo · $3,555/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $836

Break-even live

Break-even rent $2,073

Max offer price $237,015

Occupancy floor 68%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,132
Total (2 units)			$3,132

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: $59,254
• Closing costs: $7,110
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 Claremont Pkwy Unit A Marble Falls, TX	3.0	2.0	2254	$1,400	$0.62	43d	1	0.11mi

Listing history 18 events

1. 2026-06-17
   days on market $1,495 Active 58 DOM
2. 2026-06-16
   days on market $1,495 Active 57 DOM
3. 2026-06-15
   days on market $1,495 Active 56 DOM
4. 2026-06-13
   days on market $1,495 Active 54 DOM
5. 2026-06-13
   days on market $1,495 Active 53 DOM
6. 2026-06-09
   days on market $1,495 Active 50 DOM
7. 2026-06-08
   days on market $1,495 Active 49 DOM
8. 2026-06-07
   days on market $1,495 Active 48 DOM
9. 2026-06-05
   days on market $1,495 Active 45 DOM
10. 2026-06-03
    days on market $1,495 Active 44 DOM
11. 2026-06-02
    days on market $1,495 Active 43 DOM
12. 2026-06-01
    days on market $1,495 Active 42 DOM
13. 2026-05-31
    days on market $1,495 Active 41 DOM
14. 2026-04-20
    listed $1,495 Active 515-char remark

    Show marketing remark (515 chars)

    MOVE IN SPECIAL * * * * 1ST MONTH FREE WITH 12 MONTH LEASE * * * * Beautifully remodeled single-story duplex tucked away at the back of the neighborhood. This duplex features new floors, fresh paint, and a modern kitchen with granite countertops. All appliances stay, including the refrigerator, stove, dishwasher, and microwave. Enjoy the convenience of a 1-car garage with opener and dedicated washer/dryer connections. Prime location near Home Depot, Office Depot, and more. Available for a quick move in!

15. 2012-03-14
    soldstatus
16. 2012-01-19
    soldstatus
17. 2007-01-26
    soldstatus
18. 2007-01-26
    soldstatus

ⓘ 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 59% 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: $37,584
• − Mortgage interest: −$13,277
• − Property taxes: −$3,555
• − Insurance: −$1,185
• − Repairs & maintenance: −$3,007
• − Management: −$3,007
• − Depreciation: −$6,895
• Taxable income: $6,659
• Est. tax owed @ 24.0%: −$1,598
• After-tax cash flow: $8,438/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

5 events — show timeline

• 2026-04-20 Listed $1,495 HLMLS as distributed by MLS GRID
• 2012-03-14 Sold (Public Records) — Public Records
• 2012-01-19 Sold (Public Records) — Public Records
• 2007-01-26 Sold (Public Records) — Public Records
• 2007-01-26 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2026): $6,029 · -1.0% YoY. Source: county tax records.