2417 Bruin Dr · Briarcliff, TX 78669

$399,900

5 bd · 5.5 ba · 4,188 sqft · SingleFamily · 104 Days on market

Built 2024 Good condition 1,951 sqft lot $95/sqft · 68% below area $399/mo HOA · 7% of rent ↓ 13% 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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Exceptional opportunity in the highly sought-after Ascensions on Lake Travis community in Spicewood Springs. This nearly completed three-story residence offers an expansive and thoughtfully designed layout featuring 5 spacious bedrooms, 5.5 bathrooms, and two massive living areas—ideal for both everyday living and entertaining on a grand scale. The heavy lifting has already been done, with construction well underway and ready for a new owner to bring it across the finish line and customize the final details to their exact vision. Positioned in one of the most desirable Lake Travis-area neighborhoods, this home offers tremendous upside potential and the rare chance to create a truly bespoke luxury residence without starting from scratch. The scale, layout, and location combine to offer exceptional long-term value, whether intended as a primary residence, second home, or investment opportunity. Priced aggressively for a quick sale, this is a unique chance to secure a large, custom-quality home in a premier location at a compelling value. Opportunities like this are increasingly rare in the Lake Travis market.

Key facts

• Premier location
• Custom-quality home
• Massive living areas

Tags

• THREE-STORY RESIDENCE
• MASSIVE LIVING AREAS
• BESPOKE LUXURY RESIDENCE
• CUSTOM-QUALITY HOME
• PREMIER LOCATION

What this means for you Summary

Snapshot

• This is a 5-bed/5.5-bath single-family listed at $400k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $400k).
• Recommended offer: $364k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 1.0% in Briarcliff — 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 64/100 on livability (#771 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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.
• Zoned schools: Spicewood El (math 52% / reading 62%, grade C+, #505 of 4,322 statewide, top 13%, 202 students, 49% 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 rising (+3.4%/yr); 654 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
• At $5,419/mo this rent would consume 51% of the median local household income ($128k/yr) (locally 45% 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Travis County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $112k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($364k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $363,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.36% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.99%
• DSCR: 1.53
• GRM: 6.1

CMA / ARV

• ARV (median comp): $1,238,228
• List price: $399,900
• Delta: -67.70%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2405 Bruin Dr #59	0.02mi	5/5.5	3,900 (-7%)	4mo	$450,000	$115	84
25809 Cliff Cv	0.21mi	4/4.0 (-1)	3,785 (-10%)	20mo	$1,325,000	$350	46

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 · 3.36% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $8,737
• Equity at exit: $59,626

10-year hold

• IRR: 12.1%
• Equity multiple: 1.97×
• Total profit: $108,813
• Equity at exit: $34,576

Cash invested: $111,972 (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 78669

• Home prices YoY: -16.6%
• Rents YoY: 3.4%
• Active inventory: 654
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $5,419 medium
• Mortgage (P&I): −$2,097
• Tax est. 1.5%: −$500 /mo · $5,998/yr
• Insurance: −$167
• HOA: −$399
• Vacancy / Maint / Mgmt: −$1,138
• Net cashflow: $1,119

Break-even live

Break-even rent $4,003

Max offer price $399,900

Occupancy floor 74%

Sensitivity live

Price	-10% $1,395	-5% $1,257	+0% $1,119	+5% $980	+10% $842
Rent	-10% $690	-5% $904	+0% $1,119	+5% $1,333	+10% $1,547
Rate	-1.0pp $1,320	-0.5pp $1,220	base $1,119	+0.5pp $1,015	+1.0pp $910

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2404 Sailboat Pass Spicewood, TX	4.0	4.0	3830	$4,695	$1.23	24d	1	0.91mi
24736 Travis Lakeside Cv Unit A Spicewood, TX	4.0	3.0	4695	$7,500	$1.60	46d	1	1.31mi

HOA detail

• Monthly dues: $399 · $4,788/yr

Listing history 7 events

1. 2026-06-05
   statusdays on market $399,900 Pending 104 DOM
2. 2026-06-03
   days on market $399,900 Active 103 DOM
3. 2026-06-01
   days on market $399,900 Active 101 DOM
4. 2026-05-31
   days on market $399,900 Active 100 DOM
5. 2026-05-15
   price $399,900 1130-char remark

   Show marketing remark (1130 chars)

   Exceptional opportunity in the highly sought-after Ascensions on Lake Travis community in Spicewood Springs. This nearly completed three-story residence offers an expansive and thoughtfully designed layout featuring 5 spacious bedrooms, 5.5 bathrooms, and two massive living areas—ideal for both everyday living and entertaining on a grand scale. The heavy lifting has already been done, with construction well underway and ready for a new owner to bring it across the finish line and customize the final details to their exact vision. Positioned in one of the most desirable Lake Travis-area neighborhoods, this home offers tremendous upside potential and the rare chance to create a truly bespoke luxury residence without starting from scratch. The scale, layout, and location combine to offer exceptional long-term value, whether intended as a primary residence, second home, or investment opportunity. Priced aggressively for a quick sale, this is a unique chance to secure a large, custom-quality home in a premier location at a compelling value. Opportunities like this are increasingly rare in the Lake Travis market.

6. 2026-04-08
   price $429,900 1130-char remark

   Show marketing remark (1130 chars)

   Exceptional opportunity in the highly sought-after Ascensions on Lake Travis community in Spicewood Springs. This nearly completed three-story residence offers an expansive and thoughtfully designed layout featuring 5 spacious bedrooms, 5.5 bathrooms, and two massive living areas—ideal for both everyday living and entertaining on a grand scale. The heavy lifting has already been done, with construction well underway and ready for a new owner to bring it across the finish line and customize the final details to their exact vision. Positioned in one of the most desirable Lake Travis-area neighborhoods, this home offers tremendous upside potential and the rare chance to create a truly bespoke luxury residence without starting from scratch. The scale, layout, and location combine to offer exceptional long-term value, whether intended as a primary residence, second home, or investment opportunity. Priced aggressively for a quick sale, this is a unique chance to secure a large, custom-quality home in a premier location at a compelling value. Opportunities like this are increasingly rare in the Lake Travis market.

7. 2026-02-20
   listed $459,900 Active 1130-char remark

   Show marketing remark (1130 chars)

   Exceptional opportunity in the highly sought-after Ascensions on Lake Travis community in Spicewood Springs. This nearly completed three-story residence offers an expansive and thoughtfully designed layout featuring 5 spacious bedrooms, 5.5 bathrooms, and two massive living areas—ideal for both everyday living and entertaining on a grand scale. The heavy lifting has already been done, with construction well underway and ready for a new owner to bring it across the finish line and customize the final details to their exact vision. Positioned in one of the most desirable Lake Travis-area neighborhoods, this home offers tremendous upside potential and the rare chance to create a truly bespoke luxury residence without starting from scratch. The scale, layout, and location combine to offer exceptional long-term value, whether intended as a primary residence, second home, or investment opportunity. Priced aggressively for a quick sale, this is a unique chance to secure a large, custom-quality home in a premier location at a compelling value. Opportunities like this are increasingly rare in the Lake Travis market.

ⓘ 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 ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $65,030
• − Mortgage interest: −$22,401
• − Property taxes: −$5,998
• − Insurance: −$2,000
• − Repairs & maintenance: −$5,202
• − Management: −$5,202
• − HOA: −$4,788
• − Depreciation: −$11,633
• Taxable income: $7,805
• Est. tax owed @ 24.0%: −$1,873
• After-tax cash flow: $11,549/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This nearly completed three-story home in the Ascensions on Lake Travis community is move-in ready with good condition and minimal repairs needed. It offers an expansive layout and tremendous upside potential.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Install smart home devices — Modernizes home and adds value
• Both Add outdoor lighting — Enhances curb appeal and safety
• Both Install a smart thermostat — Saves energy and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install smart home devices — Modernizes home and adds value ↑
• Both Add outdoor lighting — Enhances curb appeal and safety ↑
• Both Install a smart thermostat — Saves energy and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Briarcliff

• Score: 64/100
• State rank: #771
• US rank: #14054

Category grades

Amenities F Commute F Cost of living D- Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Travis County · 1,299,254 people
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 12,592
• Household income: $128,000
• Rent vs Own: 7.9% rent · 92.1% own
• Severe rent burden: 45.0

Population outlook (Travis County) Hauer SSP2

• Today (2025): 1,545,133 people
• By 2030: 1,729,269 · +11.9%
• By 2040: 2,097,596 · +35.8%
• By 2050: 2,463,890 · +59.5%
• By 2075: 3,249,374 · +110.3%
• By 2100: 3,801,868 · +146.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 13% Two or more races 8% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 5% Slovak 3% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Travis

• 2024 margin: Solid D (+39.3) · D 68.8% · R 29.4% · Other 1.8%
• 2008→2024 swing: +9.9pp toward D · 2008: 29.4pp · 2024: 39.3pp
• All cycles: 2024: D+39.3 2020: D+45.0 2016: D+38.9 2012: D+23.9 2008: D+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.06%
• Current HPI: 251.3551
• Rent YoY: ▲ 3.36%
• 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

-13.0% since first listed

3 events — show timeline

• 2026-05-15 Price Changed $399,900 Unlock MLS
• 2026-04-08 Price Changed $429,900 Unlock MLS
• 2026-02-20 Listed $459,900 Unlock MLS