269 Angel Dr · Lakehills, TX 78063

$85,500

1 bd · 1.0 ba · 552 sqft · Townhouse · 237 Days on market

Built 2018 6,708 sqft lot ↓ 54% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Absolutely charming tiny home! Bright and breezy, this space is filled with natural light from numerous windows. Features include laminate flooring throughout and an efficiency kitchen with a flexible open floor plan. With one bedroom and one bath, it also boasts a cozy screened-in porch. A new well has been installed, and the home is conveniently located near Medina Lake. This is the perfect retreat from the hustle and bustle of city life!

Key facts

• Laminate flooring
• Open floor plan
• New well

Tags

• NATURAL LIGHT
• LAMINATE FLOORING
• EFFICIENT KITCHEN
• OPEN FLOOR PLAN
• SCREENED-IN PORCH
• NEW WELL

Property features AI

Finance

• Other:
• Financial info: Down payment assistance resources available
• HOA & community: Located in the Avalon subdivision

Exterior

• Parking:
• Security:
• Utilities: Electric service by Bandera Electric; Well on site for water (private well); Private garbage service
• Home design: Pre-owned single-family home; Metal roof; Siding and cement fiber exterior
• Construction: Approximately 7 years old; Metal roof; Siding and cement fiber exterior
• Exterior features: Covered patio; Deck / balcony; Chain link and partial fencing; Double pane windows; Cul-de-sac / dead end lot

Interior

• Kitchen: Refrigerator; Kitchen approximately 13 x 13
• Bedrooms: Master bedroom on lower level with ceiling fan and full bath (12 x 11)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Living/dining room combination; Ground level / no steps; Cable TV available; High-speed internet; Some window coverings remain; Private garbage service; Electric water heater; 1 living area
• Laundry & utility: Private garbage service

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $86k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 2.3% 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 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; 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 $591 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $34k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $75,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 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. 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. 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 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: 1.40% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.89%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.4%
• Equity multiple: 1.37×
• Total profit: $8,892
• Equity at exit: $12,748

10-year hold

• IRR: 18.6%
• Equity multiple: 2.55×
• Total profit: $37,083
• Equity at exit: $7,392

Cash invested: $23,940 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$448
• Tax est. 1.5%: −$107 /mo · $1,282/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $357

Break-even live

Break-even rent $748

Max offer price $85,500

Occupancy floor 65%

Sensitivity live

Price	-10% $416	-5% $386	+0% $357	+5% $327	+10% $298
Rent	-10% $262	-5% $309	+0% $357	+5% $404	+10% $452
Rate	-1.0pp $400	-0.5pp $379	base $357	+0.5pp $335	+1.0pp $312

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: $21,375
• Closing costs: $2,565
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-05-25
   soldstatus Sold
2. 2026-05-06
   status Pending
3. 2026-04-27
   historical Active Option
4. 2026-03-18
   price $85,500
5. 2026-03-18
   status Back on Market
6. 2025-11-24
   historical
7. 2025-11-19
   price $95,500
8. 2025-09-30
   price $99,750
9. 2025-08-28
   price $112,500
10. 2025-08-22
    price $115,000
11. 2025-05-20
    listed $120,000 New
12. 2025-04-14
    historical
13. 2025-03-21
    price $125,000
14. 2025-01-12
    price $130,000
15. 2024-10-28
    listed $139,000 New
16. 2024-10-02
    historical
17. 2024-08-02
    listed $149,500 New
18. 2024-08-01
    historical
19. 2024-07-26
    price $149,500
20. 2024-05-10
    price $179,000
21. 2024-03-04
    listed $185,000 New
22. 2016-04-29
    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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,396
• − Mortgage interest: −$4,789
• − Property taxes: −$1,282
• − Insurance: −$428
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,487
• Taxable income: $3,106
• Est. tax owed @ 24.0%: −$745
• After-tax cash flow: $3,537/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

-53.8% since first listed

22 events — show timeline

• 2026-05-25 Sold (MLS) — LERA
• 2026-05-06 Pending — LERA
• 2026-04-27 Contingent — LERA
• 2026-03-18 Price Changed $85,500 LERA
• 2026-03-18 Relisted — LERA
• 2025-11-24 Listing Removed — LERA
• 2025-11-19 Price Changed $95,500 LERA
• 2025-09-30 Price Changed $99,750 LERA
• 2025-08-28 Price Changed $112,500 LERA
• 2025-08-22 Price Changed $115,000 LERA
• 2025-05-20 Listed $120,000 LERA
• 2025-04-14 Listing Removed — LERA
• 2025-03-21 Price Changed $125,000 LERA
• 2025-01-12 Price Changed $130,000 LERA
• 2024-10-28 Listed $139,000 LERA
• 2024-10-02 Listing Removed — LERA
• 2024-08-02 Listed $149,500 LERA
• 2024-08-01 Listing Removed — LERA
• 2024-07-26 Price Changed $149,500 LERA
• 2024-05-10 Price Changed $179,000 LERA
• 2024-03-04 Listed $185,000 LERA
• 2016-04-29 Sold (Public Records) — Public Records

Property tax history

-4.8%/yr

Latest (2025): $154 · +1.0% YoY. Source: county tax records.