140 Lake Terrace Dr · Lakehills, TX 78063-6579

$240,000

4 bd · 2.0 ba · 400 sqft · SingleFamily public records · 146 Days on market

Built 2012 1.31 ac lot $600/sqft · 167% above area Est $352k · 32% under ↓ 2% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +5.0/10.0
• Cash flow +4.1/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Set on over 1.3 acres in Lakehills, Texas, this 4-bedroom, 2-bath home with a detached guest house (ADU) offers the perfect blend of country living with convenient access to San Antonio. Ideal for buyers seeking Hill Country property, multigenerational living, rental income potential, or space to spread out, this unique homestead delivers flexibility, privacy, and stunning views. The main residence features a spacious open living room, a large kitchen with island, and an eat-in dining area, creating a functional layout for everyday living and entertaining. All kitchen appliances convey, and a dedicated laundry room adds convenience. The primary suite is generously sized and includes a walk-in closet, ceiling fan, and en-suite bathroom with a walk-in shower, soaking tub, and vanity. Three additional bedrooms provide comfortable space, each with ceiling fans and ample closet storage. Outdoor living truly shines with a covered front porch overlooking the Texas Hill Country, a long private driveway, and two separate 2-car carports offering abundant parking. The property also includes expansive decking leading to the detached guest house, making it ideal for hosting visitors or creating a private retreat. The detached guest house (approximately 400 sq ft) includes a large open room that can function as a bedroom and living space, a kitchenette with sink, refrigerator, and cabinet storage, plus a full bathroom and closet. A covered porch and accessibility ramp enhance usability, making this space perfect for extended family, guests, or potential rental income. Located just minutes from downtown Lakehills, this property offers easy access to grocery stores, gas stations, and Medina Lake, making it a great option for those who enjoy boating, fishing, and outdoor recreation. Commuters will appreciate the proximity-approximately 20 minutes to Helotes, 25 minutes to San Antonio, and 40 minutes to Lackland Air Force Base. This is rural Hill Country living at its finest, offering acreage, versatility, and location-without sacrificing access to city amenities.

Key facts

• Covered front porch
• Expansive decking
• Detached guest house

Tags

• DETACHED GUEST HOUSE
• LARGE KITCHEN WITH ISLAND
• COVERED FRONT PORCH
• LONG PRIVATE DRIVEWAY
• TWO SEPARATE CARPORTS
• EXPANSIVE DECKING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-658 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (48.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (55.7% below list).
• Recommended offer: $106k (55.7% below list) — sets the bar for 1% rule.
• Cap rate 3.0% vs local median 2.2% 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: schools D-, amenities F, commute 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.
• Market conditions: 1 active listings in the ZIP; 6 units permitted in Bandera County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% 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 $106,355 (55.7% 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 146 days. Have you received any prior offers? Is the seller open to a 56% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
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 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: 0.44% ✗
• Cap rate: 3.00%
• Cash-on-cash: -11.75%
• DSCR: 0.48
• GRM: 18.8

CMA / ARV

• ARV (median comp): $352,335
• List price: $240,000
• Delta: -31.88%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.4%
• Equity multiple: 0.81×
• Total profit: $-13,093
• Equity at exit: $107,914

10-year hold

• IRR: 1.2%
• Equity multiple: 1.18×
• Total profit: $12,067
• Equity at exit: $166,309

Cash invested: $67,200 (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 78063-6579

• Active inventory: 1
• Price-to-rent: 18.8×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$140 /mo · $1,678/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-658

Break-even live

Break-even rent $1,897

Max offer price $123,724

Occupancy floor —

Sensitivity live

Price	-10% $-522	-5% $-590	+0% $-658	+5% $-726	+10% $-794
Rent	-10% $-742	-5% $-700	+0% $-658	+5% $-616	+10% $-574
Rate	-1.0pp $-537	-0.5pp $-597	base $-658	+0.5pp $-720	+1.0pp $-784

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $240,000 Active 146 DOM
2. 2026-06-17
   days on market $240,000 Active 145 DOM
3. 2026-06-16
   days on market $240,000 Active 144 DOM
4. 2026-06-15
   days on market $240,000 Active 143 DOM
5. 2026-06-13
   days on market $240,000 Active 141 DOM
6. 2026-06-09
   days on market $240,000 Active 137 DOM
7. 2026-06-07
   days on market $240,000 Active 135 DOM
8. 2026-06-04
   days on market $240,000 Active 132 DOM
9. 2026-06-03
   days on market $240,000 Active 131 DOM
10. 2026-06-02
    days on market $240,000 Active 130 DOM
11. 2026-06-01
    days on market $240,000 Active 129 DOM
12. 2026-05-31
    days on market $240,000 Active 128 DOM
13. 2026-05-15
    status Back on Market 2083-char remark

    Show marketing remark (2083 chars)

    Set on over 1.3 acres in Lakehills, Texas, this 4-bedroom, 2-bath home with a detached guest house (ADU) offers the perfect blend of country living with convenient access to San Antonio. Ideal for buyers seeking Hill Country property, multigenerational living, rental income potential, or space to spread out, this unique homestead delivers flexibility, privacy, and stunning views. The main residence features a spacious open living room, a large kitchen with island, and an eat-in dining area, creating a functional layout for everyday living and entertaining. All kitchen appliances convey, and a dedicated laundry room adds convenience. The primary suite is generously sized and includes a walk-in closet, ceiling fan, and en-suite bathroom with a walk-in shower, soaking tub, and vanity. Three additional bedrooms provide comfortable space, each with ceiling fans and ample closet storage. Outdoor living truly shines with a covered front porch overlooking the Texas Hill Country, a long private driveway, and two separate 2-car carports offering abundant parking. The property also includes expansive decking leading to the detached guest house, making it ideal for hosting visitors or creating a private retreat. The detached guest house (approximately 400 sq ft) includes a large open room that can function as a bedroom and living space, a kitchenette with sink, refrigerator, and cabinet storage, plus a full bathroom and closet. A covered porch and accessibility ramp enhance usability, making this space perfect for extended family, guests, or potential rental income. Located just minutes from downtown Lakehills, this property offers easy access to grocery stores, gas stations, and Medina Lake, making it a great option for those who enjoy boating, fishing, and outdoor recreation. Commuters will appreciate the proximity-approximately 20 minutes to Helotes, 25 minutes to San Antonio, and 40 minutes to Lackland Air Force Base. This is rural Hill Country living at its finest, offering acreage, versatility, and location-without sacrificing access to city amenities.

14. 2026-05-04
    historical Active Option 2083-char remark

    Show marketing remark (2083 chars)

    Set on over 1.3 acres in Lakehills, Texas, this 4-bedroom, 2-bath home with a detached guest house (ADU) offers the perfect blend of country living with convenient access to San Antonio. Ideal for buyers seeking Hill Country property, multigenerational living, rental income potential, or space to spread out, this unique homestead delivers flexibility, privacy, and stunning views. The main residence features a spacious open living room, a large kitchen with island, and an eat-in dining area, creating a functional layout for everyday living and entertaining. All kitchen appliances convey, and a dedicated laundry room adds convenience. The primary suite is generously sized and includes a walk-in closet, ceiling fan, and en-suite bathroom with a walk-in shower, soaking tub, and vanity. Three additional bedrooms provide comfortable space, each with ceiling fans and ample closet storage. Outdoor living truly shines with a covered front porch overlooking the Texas Hill Country, a long private driveway, and two separate 2-car carports offering abundant parking. The property also includes expansive decking leading to the detached guest house, making it ideal for hosting visitors or creating a private retreat. The detached guest house (approximately 400 sq ft) includes a large open room that can function as a bedroom and living space, a kitchenette with sink, refrigerator, and cabinet storage, plus a full bathroom and closet. A covered porch and accessibility ramp enhance usability, making this space perfect for extended family, guests, or potential rental income. Located just minutes from downtown Lakehills, this property offers easy access to grocery stores, gas stations, and Medina Lake, making it a great option for those who enjoy boating, fishing, and outdoor recreation. Commuters will appreciate the proximity-approximately 20 minutes to Helotes, 25 minutes to San Antonio, and 40 minutes to Lackland Air Force Base. This is rural Hill Country living at its finest, offering acreage, versatility, and location-without sacrificing access to city amenities.

15. 2026-04-14
    price $240,000 2083-char remark

    Show marketing remark (2083 chars)

    Set on over 1.3 acres in Lakehills, Texas, this 4-bedroom, 2-bath home with a detached guest house (ADU) offers the perfect blend of country living with convenient access to San Antonio. Ideal for buyers seeking Hill Country property, multigenerational living, rental income potential, or space to spread out, this unique homestead delivers flexibility, privacy, and stunning views. The main residence features a spacious open living room, a large kitchen with island, and an eat-in dining area, creating a functional layout for everyday living and entertaining. All kitchen appliances convey, and a dedicated laundry room adds convenience. The primary suite is generously sized and includes a walk-in closet, ceiling fan, and en-suite bathroom with a walk-in shower, soaking tub, and vanity. Three additional bedrooms provide comfortable space, each with ceiling fans and ample closet storage. Outdoor living truly shines with a covered front porch overlooking the Texas Hill Country, a long private driveway, and two separate 2-car carports offering abundant parking. The property also includes expansive decking leading to the detached guest house, making it ideal for hosting visitors or creating a private retreat. The detached guest house (approximately 400 sq ft) includes a large open room that can function as a bedroom and living space, a kitchenette with sink, refrigerator, and cabinet storage, plus a full bathroom and closet. A covered porch and accessibility ramp enhance usability, making this space perfect for extended family, guests, or potential rental income. Located just minutes from downtown Lakehills, this property offers easy access to grocery stores, gas stations, and Medina Lake, making it a great option for those who enjoy boating, fishing, and outdoor recreation. Commuters will appreciate the proximity-approximately 20 minutes to Helotes, 25 minutes to San Antonio, and 40 minutes to Lackland Air Force Base. This is rural Hill Country living at its finest, offering acreage, versatility, and location-without sacrificing access to city amenities.

16. 2026-03-05
    price $247,000 2083-char remark

    Show marketing remark (2083 chars)

    Set on over 1.3 acres in Lakehills, Texas, this 4-bedroom, 2-bath home with a detached guest house (ADU) offers the perfect blend of country living with convenient access to San Antonio. Ideal for buyers seeking Hill Country property, multigenerational living, rental income potential, or space to spread out, this unique homestead delivers flexibility, privacy, and stunning views. The main residence features a spacious open living room, a large kitchen with island, and an eat-in dining area, creating a functional layout for everyday living and entertaining. All kitchen appliances convey, and a dedicated laundry room adds convenience. The primary suite is generously sized and includes a walk-in closet, ceiling fan, and en-suite bathroom with a walk-in shower, soaking tub, and vanity. Three additional bedrooms provide comfortable space, each with ceiling fans and ample closet storage. Outdoor living truly shines with a covered front porch overlooking the Texas Hill Country, a long private driveway, and two separate 2-car carports offering abundant parking. The property also includes expansive decking leading to the detached guest house, making it ideal for hosting visitors or creating a private retreat. The detached guest house (approximately 400 sq ft) includes a large open room that can function as a bedroom and living space, a kitchenette with sink, refrigerator, and cabinet storage, plus a full bathroom and closet. A covered porch and accessibility ramp enhance usability, making this space perfect for extended family, guests, or potential rental income. Located just minutes from downtown Lakehills, this property offers easy access to grocery stores, gas stations, and Medina Lake, making it a great option for those who enjoy boating, fishing, and outdoor recreation. Commuters will appreciate the proximity-approximately 20 minutes to Helotes, 25 minutes to San Antonio, and 40 minutes to Lackland Air Force Base. This is rural Hill Country living at its finest, offering acreage, versatility, and location-without sacrificing access to city amenities.

17. 2026-01-23
    listed $249,000 New 2083-char remark

    Show marketing remark (2083 chars)

    Set on over 1.3 acres in Lakehills, Texas, this 4-bedroom, 2-bath home with a detached guest house (ADU) offers the perfect blend of country living with convenient access to San Antonio. Ideal for buyers seeking Hill Country property, multigenerational living, rental income potential, or space to spread out, this unique homestead delivers flexibility, privacy, and stunning views. The main residence features a spacious open living room, a large kitchen with island, and an eat-in dining area, creating a functional layout for everyday living and entertaining. All kitchen appliances convey, and a dedicated laundry room adds convenience. The primary suite is generously sized and includes a walk-in closet, ceiling fan, and en-suite bathroom with a walk-in shower, soaking tub, and vanity. Three additional bedrooms provide comfortable space, each with ceiling fans and ample closet storage. Outdoor living truly shines with a covered front porch overlooking the Texas Hill Country, a long private driveway, and two separate 2-car carports offering abundant parking. The property also includes expansive decking leading to the detached guest house, making it ideal for hosting visitors or creating a private retreat. The detached guest house (approximately 400 sq ft) includes a large open room that can function as a bedroom and living space, a kitchenette with sink, refrigerator, and cabinet storage, plus a full bathroom and closet. A covered porch and accessibility ramp enhance usability, making this space perfect for extended family, guests, or potential rental income. Located just minutes from downtown Lakehills, this property offers easy access to grocery stores, gas stations, and Medina Lake, making it a great option for those who enjoy boating, fishing, and outdoor recreation. Commuters will appreciate the proximity-approximately 20 minutes to Helotes, 25 minutes to San Antonio, and 40 minutes to Lackland Air Force Base. This is rural Hill Country living at its finest, offering acreage, versatility, and location-without sacrificing access to city amenities.

18. 2025-10-21
    historical
19. 2025-09-30
    status Back on Market
20. 2025-09-09
    status Pending
21. 2025-08-21
    historical Active Option
22. 2025-06-27
    price $231,500
23. 2025-05-16
    price $236,500
24. 2025-04-30
    status Back on Market
25. 2025-04-21
    status Pending
26. 2025-04-07
    historical Active Option
27. 2025-03-26
    price $237,500
28. 2025-02-20
    price $242,500
29. 2024-11-13
    listed $245,000 New
30. 2007-11-28
    soldstatus

ⓘ 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: $1,678 · $140/mo
• Projected year-2 tax: $4,392 · $366/mo
• Expected delta: +$2,714/yr (+$226/mo · 161.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $12,763
• − Mortgage interest: −$13,444
• − Property taxes: −$1,678
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$6,982
• Taxable loss: −$12,583
• Est. tax savings @ 24.0%: +$3,020
• After-tax cash flow: $-4,879/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-2.0% since first listed

18 events — show timeline

• 2026-05-15 Relisted — LERA
• 2026-05-04 Contingent — LERA
• 2026-04-14 Price Changed $240,000 LERA
• 2026-03-05 Price Changed $247,000 LERA
• 2026-01-23 Listed $249,000 LERA
• 2025-10-21 Listing Removed — LERA
• 2025-09-30 Relisted — LERA
• 2025-09-09 Pending — LERA
• 2025-08-21 Contingent — LERA
• 2025-06-27 Price Changed $231,500 LERA
• 2025-05-16 Price Changed $236,500 LERA
• 2025-04-30 Relisted — LERA
• 2025-04-21 Pending — LERA
• 2025-04-07 Contingent — LERA
• 2025-03-26 Price Changed $237,500 LERA
• 2025-02-20 Price Changed $242,500 LERA
• 2024-11-13 Listed $245,000 LERA
• 2007-11-28 Sold (Public Records) — Public Records

Property tax history

+11.2%/yr

Latest (2025): $1,678 · +11.1% YoY. Source: county tax records.