101 Byler · Lakeshore Gardens-Hidden Acres, TX 78383

$99,900

2 bd · 1.0 ba · 1,425 sqft · SingleFamily public records · 273 Days on market

Built 1984 0.93 ac lot $70/sqft · 29% below area Est $141k · 29% under ↓ 15% since listing

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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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming and well-maintained water-view home situated on a spacious . 93+/-acre lot. From the covered deck, you’ll enjoy breathtaking sunset views overlooking the lake, while the fully fenced yard provides a haven for pets. Beyond the fence, the property extends all the way to the corner of McWhorter Drive and Byler Road, offering plenty of room to spread out. Inside, you’ll find a cozy layout with four window units and a space heater to keep you comfortable year-round. A versatile room with just one wall addition could easily be converted into a third bedroom, while the home also includes a separate utility room, a nice-sized kitchen, and a dedicated dining area. The large two-car garage is a standout feature, offering extra room on both sides for workshops, storage, or hobbies. Mature shade trees in both the front and back create a welcoming setting and enhance the natural beauty of the property. With ample space, beautiful lake views, and the flexibility to customize, this home is full of potential. Don’t miss your chance to make it your own—schedule your private showing today!

Key facts

• Covered deck
• Water-view home
• Fully fenced yard

Tags

• WATER-VIEW HOME
• COVERED DECK
• FULLY FENCED YARD
• SEPARATE UTILITY ROOM
• DEDICATED DINING AREA
• LARGE TWO-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.8% in Lakeshore Gardens-Hidden Acres — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• George West ISD (rural): math 55% / reading 59% proficiency, ranked #95 of 826 in TX (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 118 active listings in the ZIP; 12 units permitted in Live Oak County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Live Oak County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.37% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.79%
• DSCR: 1.70
• GRM: 6.1

CMA / ARV

• ARV (median comp): $140,606
• List price: $99,900
• Delta: -28.95%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.7%
• Equity multiple: 1.26×
• Total profit: $7,285
• Equity at exit: $14,895

10-year hold

• IRR: 16.0%
• Equity multiple: 2.31×
• Total profit: $36,661
• Equity at exit: $8,638

Cash invested: $27,972 (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 78383

• Home prices YoY: -12.8%
• Active inventory: 118
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$145 /mo · $1,741/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $368

Break-even live

Break-even rent $900

Max offer price $99,900

Occupancy floor 68%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $99,900 Active 273 DOM
2. 2026-06-18
   days on market $99,900 Active 272 DOM
3. 2026-06-17
   days on market $99,900 Active 271 DOM
4. 2026-06-16
   days on market $99,900 Active 270 DOM
5. 2026-06-15
   days on market $99,900 Active 269 DOM
6. 2026-06-14
   days on market $99,900 Active 267 DOM
7. 2026-06-12
   days on market $99,900 Active 266 DOM
8. 2026-06-09
   days on market $99,900 Active 263 DOM
9. 2026-06-08
   days on market $99,900 Active 262 DOM
10. 2026-06-07
    days on market $99,900 Active 261 DOM
11. 2026-06-05
    days on market $99,900 Active 259 DOM
12. 2026-06-02
    days on market $99,900 Active 256 DOM
13. 2026-06-01
    days on market $99,900 Active 255 DOM
14. 2026-05-31
    days on market $99,900 Active 254 DOM
15. 2026-05-30
    days on market $99,900 Active 253 DOM
16. 2026-05-05
    price $99,900 1137-char remark

    Show marketing remark (1137 chars)

    Welcome to this charming and well-maintained water-view home situated on a spacious . 93+/-acre lot. From the covered deck, you’ll enjoy breathtaking sunset views overlooking the lake, while the fully fenced yard provides a haven for pets. Beyond the fence, the property extends all the way to the corner of McWhorter Drive and Byler Road, offering plenty of room to spread out. Inside, you’ll find a cozy layout with four window units and a space heater to keep you comfortable year-round. A versatile room with just one wall addition could easily be converted into a third bedroom, while the home also includes a separate utility room, a nice-sized kitchen, and a dedicated dining area. The large two-car garage is a standout feature, offering extra room on both sides for workshops, storage, or hobbies. Mature shade trees in both the front and back create a welcoming setting and enhance the natural beauty of the property. With ample space, beautiful lake views, and the flexibility to customize, this home is full of potential. Don’t miss your chance to make it your own—schedule your private showing today!

17. 2025-09-18
    listed $129,900 Active 1137-char remark

    Show marketing remark (1137 chars)

    Welcome to this charming and well-maintained water-view home situated on a spacious . 93+/-acre lot. From the covered deck, you’ll enjoy breathtaking sunset views overlooking the lake, while the fully fenced yard provides a haven for pets. Beyond the fence, the property extends all the way to the corner of McWhorter Drive and Byler Road, offering plenty of room to spread out. Inside, you’ll find a cozy layout with four window units and a space heater to keep you comfortable year-round. A versatile room with just one wall addition could easily be converted into a third bedroom, while the home also includes a separate utility room, a nice-sized kitchen, and a dedicated dining area. The large two-car garage is a standout feature, offering extra room on both sides for workshops, storage, or hobbies. Mature shade trees in both the front and back create a welcoming setting and enhance the natural beauty of the property. With ample space, beautiful lake views, and the flexibility to customize, this home is full of potential. Don’t miss your chance to make it your own—schedule your private showing today!

18. 2015-09-11
    historical 685-char remark

    Show marketing remark (685 chars)

    Well maintained waterfront home with lovely yard and covered deck overlooking the lake to enjoy beautiful sunsets. New 25 year roof installed in June of 2013, A new presure tank was in stalled in 2013 and house has been repainted. Cyclone fenced yard for pets but land goes from the fence all the way to the corner of McWhorter Dr. and Byler Rd. being . 93 of an acre. House has 4 window units and space heater. One room could be converted to a third bedroom with just one wall installed. Seperate utility room and nice size kitchen and seperate dining area. Large 2 car garage with lots of extra room for workshop on both sides. Nice shade trees front and back. This is move in ready.

19. 2015-09-10
    soldstatus
20. 2015-09-08
    soldstatus Closed 685-char remark

    Show marketing remark (685 chars)

    Well maintained waterfront home with lovely yard and covered deck overlooking the lake to enjoy beautiful sunsets. New 25 year roof installed in June of 2013, A new presure tank was in stalled in 2013 and house has been repainted. Cyclone fenced yard for pets but land goes from the fence all the way to the corner of McWhorter Dr. and Byler Rd. being . 93 of an acre. House has 4 window units and space heater. One room could be converted to a third bedroom with just one wall installed. Seperate utility room and nice size kitchen and seperate dining area. Large 2 car garage with lots of extra room for workshop on both sides. Nice shade trees front and back. This is move in ready.

21. 2015-03-31
    listed $117,500 685-char remark

    Show marketing remark (685 chars)

    Well maintained waterfront home with lovely yard and covered deck overlooking the lake to enjoy beautiful sunsets. New 25 year roof installed in June of 2013, A new presure tank was in stalled in 2013 and house has been repainted. Cyclone fenced yard for pets but land goes from the fence all the way to the corner of McWhorter Dr. and Byler Rd. being . 93 of an acre. House has 4 window units and space heater. One room could be converted to a third bedroom with just one wall installed. Seperate utility room and nice size kitchen and seperate dining area. Large 2 car garage with lots of extra room for workshop on both sides. Nice shade trees front and back. This is move in ready.

ⓘ 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: $1,741 · $145/mo
• Projected year-2 tax: $1,828 · $152/mo
• Expected delta: +$87/yr (+$7/mo · 5.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $16,385
• − Mortgage interest: −$5,596
• − Property taxes: −$1,741
• − Insurance: −$500
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$2,906
• Taxable income: $3,020
• Est. tax owed @ 24.0%: −$725
• After-tax cash flow: $3,692/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: George West ISD
• NCES district ID: 4820550
• Math proficiency: 55% ▼ -7.00%
• Reading proficiency: 59% ▲ 2.00%
• Median HH income: $45,721
• Composite: 48.17/100
• National rank: #2175
• State rank: #95 of 826 in TX

Livability — Lakeshore Gardens-Hidden Acres

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 4,306

Population outlook (Live Oak County) Hauer SSP2

• Today (2025): 13,886 people
• By 2030: 14,793 · +6.5%
• By 2040: 16,633 · +19.8%
• By 2050: 18,511 · +33.3%
• By 2075: 23,859 · +71.8%
• By 2100: 26,396 · +90.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 51% Hispanic / Latino 40% Two or more races 17% Black 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 80% English-only · Spanish 19% Other Asian/Pacific 1%

Political lean MEDSL · Live Oak

• 2024 margin: Solid R (+69.6) · D 14.9% · R 84.6%
• 2008→2024 swing: -20.6pp toward R · 2008: -49.0pp · 2024: -69.6pp
• All cycles: 2024: R+69.6 2020: R+66.9 2016: R+63.5 2012: R+54.5 2008: R+49.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.06%
• Current HPI: 178.3727
• 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

-15.0% since first listed

6 events — show timeline

• 2026-05-05 Price Changed $99,900 CBMLS
• 2025-09-18 Listed $129,900 CBMLS
• 2015-09-11 Delisted — CBMLS
• 2015-09-10 Sold (Public Records) — Public Records
• 2015-09-08 Sold (MLS) — CBMLS
• 2015-03-31 Listed $117,500 CBMLS

Property tax history

+0.0%/yr

Latest (2025): $1,741 · +12.1% YoY. Source: county tax records.