108 Lachite #c-290 Unit C-290 · Horseshoe Bay, TX 78657

$255,900

2 bd · 2.5 ba · 1,185 sqft · Condo · 122 Days on market

Built 1983 Good condition $216/sqft · 34% below area Est $385k · 34% under $72/mo HOA · 3% of rent ↓ 11% since listing

---

Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +12.5/30.0
• Appreciation +5.5/10.0
• Schools +4.8/10.0
• 1% rule +3.9/10.0
• Condition / age +3.8/5.0
• DSCR +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0

Listing remarks

Tucked along the lush fairways of Ram Rock Golf Course, this 2-bedroom, 2.5 bath townhome in the distinctive Villas Albanas community delivers comfort, style and resort-style amenities. With dedicated parking spaces right out front and overflow parking for guests, it's easy to welcome friends and family. Residents also enjoy access to a community pool, ideal for relaxing after a day on the golf course. Step inside to discover fresh updates, including new vinyl flooring and carpet. The main level features a powder bath, a well-equipped kitchen with stove, microwave, and dishwasher, plus a laundry room with space for a washer and dryer.

Key facts

• $72 HOA
• Pool
• Built 1983

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $256k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-39 ($-469/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (10.9% below list).
• Recommended offer: $225k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 1.2% in Horseshoe Bay — 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 66/100 on livability (#625 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A-, housing A-; Watch: amenities F, commute F.
• Llano ISD (town): math 40% / reading 43% proficiency, ranked #359 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Llano El (math 52% / reading 52%, grade C-, #742 of 4,322 statewide, top 19%, 366 students, 62% FRL); Llano J H (math 42% / reading 45%, grade D, #530 of 1,662 statewide, top 32%, 423 students, 65% FRL); Llano H S (math 42% / reading 52%, grade D-, #591 of 1,632 statewide, top 38%, 552 students, 60% FRL).
• Market conditions: 1406 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 121 units permitted in Llano County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.9% local appreciation)).
• Llano County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($225k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,192 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.89% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 9.4

CMA / ARV

• ARV (median comp): $385,176
• List price: $255,900
• Delta: -33.56%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 San Marino Way	0.92mi	2/2.0	1,228 (+4%)	2mo	$395,000	$322	56
2513 Diagonal #d	1.00mi	2/2.0	1,129 (-5%)	13mo	$599,000	$531	44
412 Pecan Creek Dr	1.05mi	2/2.0	1,244 (+5%)	15mo	$620,000	$498	42
2513 Diagonal Unit B	1.00mi	2/2.0	1,129 (-5%)	17mo	$749,900	$664	41
502A Hi Circle West	1.14mi	2/2.0	1,416 (+20%)	14mo	$259,000	$183	26
502B Hi Circle West	1.15mi	2/2.0	1,416 (+20%)	14mo	$259,000	$183	26
2513 Diagonal Unit K	1.00mi	3/2.0 (+1)	1,421 (+20%)	15mo	$928,000	$653	21
844 Driftwood Ln	0.97mi	3/2.0 (+1)	1,350 (+14%)	24mo	$299,900	$222	15

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $1,693
• Equity at exit: $86,633

10-year hold

• IRR: 5.3%
• Equity multiple: 1.64×
• Total profit: $45,805
• Equity at exit: $114,567

Cash invested: $71,652 (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 78657

• Home prices YoY: 0.4%
• Active inventory: 1406
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,280 medium
• Mortgage (P&I): −$1,342
• Tax est. 1.5%: −$320 /mo · $3,838/yr
• Insurance: −$107
• HOA: −$72
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-39

Break-even live

Break-even rent $2,330

Max offer price $250,248

Occupancy floor 97%

Sensitivity live

Price	-10% $138	-5% $49	+0% $-39	+5% $-127	+10% $-216
Rent	-10% $-219	-5% $-129	+0% $-39	+5% $51	+10% $141
Rate	-1.0pp $90	-0.5pp $26	base $-39	+0.5pp $-105	+1.0pp $-173

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: $63,975
• Closing costs: $7,677
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 Fault Line Dr Unit D Horseshoe Bay, TX	2.0	2.0	1276	$2,400	$1.88	67d	1	0.42mi
127 Uplift Unit A Horseshoe Bay, TX	2.0	2.0	1492	$2,100	$1.41	61d	1	0.42mi
108 Tuscan Dr Horseshoe Bay, TX	2.0	2.0	1443	$3,250	$2.25	13d	1	0.99mi

Property features AI

Finance

• Other: Subdivision: OUT/LLANO COUNTY
• Financial info: Down payment resources available
• HOA & community: Mandatory HOAHOA fee is paid annuallyNeighborhood amenities include a pool

Exterior

• Parking: Parking information not provided
• Security: Smoke alarm
• Utilities: City water/sewerElectric service
• Home design: Stucco exteriorFront of home faces eastPre-owned
• Construction: Built approximately 43 years agoTile roofSlab foundation
• Exterior features: On golf coursePool on property (in-ground and fenced)Recent rehab

Interior

• Kitchen: Stove/RangeDishwasherDisposalSolid countertopsKitchen approx. 10 x 7
• Bedrooms: Master bedroom on upper level with outside access and full bathSecondary bedroom on lower levelMaster bedroom approx. 12 x 14Bedroom 2 approx. 12 x 9
• Flooring: CarpetingVinyl flooring
• Bathrooms: Total of 3 bathrooms (2 full, 1 half)Master bath with tub/shower combination and double vanityMaster bath approx. 10 x 8
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Ceiling fansOpen floor planLiving/dining room combinationUtility room insideLaundry on lower levelSmoke alarmSolid countertopsElectric water heater
• Laundry & utility: Washer connectionDryer connectionUtility room approx. 5 x 7

HOA detail $72/mo · $864/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $255,900 Active 122 DOM
2. 2026-08-07
   days on market $255,900 Active 121 DOM
3. 2026-08-06
   days on market $255,900 Active 120 DOM
4. 2026-08-05
   days on market $255,900 Active 119 DOM
5. 2026-08-04
   days on market $255,900 Active 118 DOM
6. 2026-08-03
   days on market $255,900 Active 117 DOM
7. 2026-07-31
   days on market $255,900 Active 114 DOM
8. 2026-07-30
   days on market $255,900 Active 113 DOM
9. 2026-07-29
   days on market $255,900 Active 112 DOM
10. 2026-07-27
    days on market $255,900 Active 110 DOM
11. 2026-07-25
    days on market $255,900 Active 108 DOM
12. 2026-07-24
    days on market $255,900 Active 107 DOM
13. 2026-07-23
    days on market $255,900 Active 106 DOM
14. 2026-07-22
    days on market $255,900 Active 105 DOM
15. 2026-07-21
    days on market $255,900 Active 104 DOM
16. 2026-07-18
    days on market $255,900 Active 101 DOM
17. 2026-07-16
    days on market $255,900 Active 99 DOM
18. 2026-07-16
    days on market $255,900 Active 98 DOM
19. 2026-07-14
    days on market $255,900 Active 97 DOM
20. 2026-07-13
    days on market $255,900 Active 96 DOM
21. 2026-07-12
    days on market $255,900 Active 95 DOM
22. 2026-07-11
    days on market $255,900 Active 94 DOM
23. 2026-07-10
    days on market $255,900 Active 93 DOM
24. 2026-07-09
    days on market $255,900 Active 92 DOM
25. 2026-07-07
    days on market $255,900 Active 90 DOM
26. 2026-07-06
    days on market $255,900 Active 89 DOM
27. 2026-07-05
    days on market $255,900 Active 88 DOM
28. 2026-07-04
    days on market $255,900 Active 87 DOM
29. 2026-07-03
    days on market $255,900 Active 86 DOM
30. 2026-07-02
    days on market $255,900 Active 85 DOM
31. 2026-07-01
    days on market $255,900 Active 84 DOM
32. 2026-06-30
    days on market $255,900 Active 83 DOM
33. 2026-06-29
    days on market $255,900 Active 82 DOM
34. 2026-06-28
    days on market $255,900 Active 81 DOM
35. 2026-06-28
    days on market $255,900 Active 80 DOM
36. 2026-06-27
    days on market $255,900 Active 79 DOM
37. 2026-06-25
    statusdays on market $255,900 Active 77 DOM
38. 2026-06-23
    days on market $255,900 Price Change 75 DOM
39. 2026-06-22
    days on market $255,900 Price Change 74 DOM
40. 2026-06-18
    days on market $255,900 Price Change 71 DOM
41. 2026-06-17
    days on market $255,900 Price Change 70 DOM
42. 2026-06-16
    days on market $255,900 Price Change 69 DOM
43. 2026-06-15
    days on market $255,900 Price Change 68 DOM
44. 2026-06-14
    days on market $255,900 Price Change 66 DOM
45. 2026-06-13
    pricestatusdays on market $255,900 Price Change 65 DOM
46. 2026-06-10
    days on market $279,000 Active 63 DOM
47. 2026-06-09
    days on market $279,000 Active 62 DOM
48. 2026-06-08
    days on market $279,000 Active 61 DOM
49. 2026-06-07
    days on market $279,000 Active 60 DOM
50. 2026-06-05
    days on market $279,000 Active 57 DOM

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥107°F today · 19 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: $27,363
• − Mortgage interest: −$14,334
• − Property taxes: −$3,838
• − Insurance: −$1,280
• − Repairs & maintenance: −$2,189
• − Management: −$2,189
• − HOA: −$864
• − Depreciation: −$7,444
• Taxable loss: −$4,776
• Est. tax savings @ 24.0%: +$1,146
• After-tax cash flow: $677/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 · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $5,925–$17,775 screening

This 2-bedroom, 2.5 bath townhome in Villas Albanas community is in good condition with fresh updates and a great location near the Ram Rock Golf Course. It's ready for a new owner to move in and enjoy the resort-style amenities.

Value-add opportunities

• Both Paint the exterior stucco — Fresh paint can enhance the curb appeal and increase the property's value. ↑
• Both Landscaping improvements — A well-maintained landscape can improve the property's curb appeal and attract more potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Llano El C- TX #742/4,322 Nat'l #11,263/41,679 Middle Llano J H D TX #530/1,662 Nat'l #5,067/14,009 High Llano H S D- TX #591/1,632 Nat'l #6,330/17,239

Schools (NCES district)

• District: Llano ISD
• NCES district ID: 4827810
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 43% ▼ -5.00%
• Median HH income: $46,746
• Composite: 35.42/100
• National rank: #4940
• State rank: #359 of 826 in TX

C Composite livability gradescore 66/100

Livability — Horseshoe Bay

• Score: 66/100
• State rank: #625
• US rank: #11913

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Horseshoe Bay, TX
• County: Llano County · 20,847 people
• City population: 7,591
• Metro: nan
• Population (ZIP): 7,591
• Household income: $91,452
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 8% of renters

---

Population outlook (Llano County) Hauer SSP2

• Today (2025): 20,847 people
• By 2030: 21,350 · +2.4%
• By 2040: 22,281 · +6.9%
• By 2050: 23,173 · +11.2%
• By 2075: 25,526 · +22.4%
• By 2100: 25,866 · +24.1%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 16% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 3% Portuguese 3% Italian 2%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 12% Other Indo-European 1%

---

Political lean MEDSL · Llano

• 2024 margin: Solid R (+60.9) · D 19.2% · R 80.0%
• 2008→2024 swing: -8.6pp toward R · 2008: -52.2pp · 2024: -60.9pp
• All cycles: 2024: R+60.9 2020: R+60.1 2016: R+62.2 2012: R+60.4 2008: R+52.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.95%
• Current HPI: 229.9918
• Rent YoY: —
• Metro: nan
• 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

Property features AI

Finance

• Other: Subdivision: OUT/LLANO COUNTY
• Financial info: Down payment resources available
• HOA & community: Mandatory HOAHOA fee is paid annuallyNeighborhood amenities include a pool

Exterior

• Parking: Parking information not provided
• Security: Smoke alarm
• Utilities: City water/sewerElectric service
• Home design: Stucco exteriorFront of home faces eastPre-owned
• Construction: Built approximately 43 years agoTile roofSlab foundation
• Exterior features: On golf coursePool on property (in-ground and fenced)Recent rehab

Interior

• Kitchen: Stove/RangeDishwasherDisposalSolid countertopsKitchen approx. 10 x 7
• Bedrooms: Master bedroom on upper level with outside access and full bathSecondary bedroom on lower levelMaster bedroom approx. 12 x 14Bedroom 2 approx. 12 x 9
• Flooring: CarpetingVinyl flooring
• Bathrooms: Total of 3 bathrooms (2 full, 1 half)Master bath with tub/shower combination and double vanityMaster bath approx. 10 x 8
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Ceiling fansOpen floor planLiving/dining room combinationUtility room insideLaundry on lower levelSmoke alarmSolid countertopsElectric water heater
• Laundry & utility: Washer connectionDryer connectionUtility room approx. 5 x 7

Price history

-11.5% since first listed

3 events — show timeline

• 2026-06-13 Price Changed $255,900 LERA
• 2026-04-25 Price Changed $279,000 LERA
• 2026-02-11 Listed $289,000 LERA