705 Sunrise Ave #201 · Sunrise Beach Village, TX 78643

$799

None bd · None ba · — sqft · Condo · 43 Days on market

Built 1997

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MOVE IN SPECIAL!!! TOTAL MOVE IN $500 after deposit!!! Gorgeous Remodeled 1-Bedroom Apartment with Water Views! Experience lakeside living in this beautifully remodeled upstairs 1-bedroom, 1-bath apartment overlooking the water in Sunrise Beach Village. The updated interior offers a bright, inviting atmosphere complemented by stunning views of the lake. The kitchen comes equipped with modern appliances, including a refrigerator, stove/oven, and dishwasher, providing both style and convenience. Enjoy a relaxed lifestyle while staying close to everyday essentials — with three shopping centers within 21 miles and Longhorn Cavern State Park just 38 minutes away, perfect for weekend getawa

Key facts

• Remodeled apartment
• Water views
• Lakeside living

Tags

• WATER VIEWS
• LAKESIDE LIVING
• REMODELED APARTMENT
• MODERN APPLIANCES
• THREE SHOPPING CENTERS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential income property; Multi-family
• Construction: Block and brick construction
• Exterior features: Located on a county road; Part of the Sunrise Beach subdivision

Interior

• Kitchen: Dishwasher; Electric range; Gas range; Refrigerator
• Flooring: Tile; Laminate
• Heating & cooling: Wall furnace heating; Wall/window air conditioning units
• Interior features: Dishwasher; Electric range; Gas range; Refrigerator; Gas water heater; Electric water heater
• Laundry & utility: Gas water heater; Electric water heater

🏷️ Possibly a rental listed for sale. The $799 price doesn't fit this home's estimated sale value and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a condo listed at $799.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $799).
• Recommended offer: $775 (3.0% below list) — sets the bar for market timing.
• Cap rate 3142.2% vs local median 0.4% in Sunrise Beach Village — 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 65/100 on livability (#670 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A; Watch: schools D+, 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.
• Market conditions: 241 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 121 units permitted in Llano County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5 of loan paydown is wiped out by about $24 of value loss. Plan a longer hold.
• Llano County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $224 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($775) is reasonable based on typical stale-listing flexibility.

Recommended offer $775 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 331.66% ✓
• Cap rate: 3142.18%
• Cash-on-cash: 11199.60%
• DSCR: 499.32
• GRM: 0.0

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: —
• Equity multiple: 595.02×
• Total profit: $132,895
• Equity at exit: $119

10-year hold

• IRR: —
• Equity multiple: 1284.41×
• Total profit: $287,124
• Equity at exit: $69

Cash invested: $224 (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 78643

• Home prices YoY: -3.0%
• Active inventory: 241

Monthly cashflow live

• Estimated rent: $2,650 medium
• Mortgage (P&I): −$4
• Tax est. 1.5%: −$1 /mo · $12/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $2,088

Break-even live

Break-even rent $7

Max offer price $799

Occupancy floor 16%

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: $200
• Closing costs: $24
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Deer Hollow Dr Horseshoe Bay, TX	3.0	2.0	1874	$2,650	$1.41	12d	1	0.96mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $799 Active 43 DOM
2. 2026-06-17
   days on market $799 Active 42 DOM
3. 2026-06-16
   days on market $799 Active 41 DOM
4. 2026-06-15
   days on market $799 Active 40 DOM
5. 2026-06-14
   days on market $799 Active 38 DOM
6. 2026-06-13
   days on market $799 Active 37 DOM
7. 2026-06-10
   days on market $799 Active 35 DOM
8. 2026-06-09
   days on market $799 Active 34 DOM
9. 2026-06-09
   price $799 Active 33 DOM
10. 2026-06-08
    days on market $850 Active 33 DOM
11. 2026-06-07
    days on market $850 Active 32 DOM
12. 2026-06-05
    days on market $850 Active 29 DOM
13. 2026-06-03
    days on market $850 Active 28 DOM
14. 2026-06-02
    days on market $850 Active 27 DOM
15. 2026-06-01
    days on market $850 Active 26 DOM
16. 2026-05-31
    days on market $850 Active 25 DOM
17. 2026-05-31
    days on market $850 Active 24 DOM
18. 2026-05-06
    listed $850 Active 1571-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,800
• − Mortgage interest: −$45
• − Property taxes: −$12
• − Insurance: −$4
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − Depreciation: −$23
• Taxable income: $26,628
• Est. tax owed @ 24.0%: −$6,391
• After-tax cash flow: $18,665/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: 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

Livability — Sunrise Beach Village

• Score: 65/100
• State rank: #670
• US rank: #12573

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunrise Beach Village, TX
• Population (ZIP): 6,837

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% Lithuanian 3% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -23.16%
• Current HPI: 760.73
• 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