1600 B Claremont Cir · Marble Falls, TX 78654

$1,550

3 bd · 2.0 ba · 1,402 sqft · MultiFamily · 15 Days on market

Built 2007 6,098 sqft lot

---

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
• Livability +3.5/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Enjoy extra privacy in this charming 3-bedroom, 2.5-bath home perfectly situated at the end of a quiet cul-de-sac. The interior has been refreshed with brand-new flooring throughout and features a modern kitchen complete with sleek granite countertops and high-quality custom cabinetry. Includes a convenient single-car attached garage with an automatic opener. This home is move-in ready.

Key facts

• Custom cabinetry
• Brand-new flooring
• Quiet cul-de-sac

Tags

• QUIET CUL-DE-SAC
• BRAND-NEW FLOORING
• MODERN KITCHEN
• GRANITE COUNTERTOPS
• CUSTOM CABINETRY
• SINGLE-CAR ATTACHED GARAGE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Duplex (residential income)
• Construction: Wood siding; Synthetic stucco; Slab foundation
• Exterior features: Composition roof

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Flooring: Carpet; Laminate
• Heating & cooling: Central heating; Ceiling fan(s); Cooling available
• Interior features: Ceiling fan(s); Central heating; Has heating; Has cooling
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $2k.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $2k).
• Recommended offer: $2k (1.5% below list) — sets the bar for market timing.
• Cap rate 2318.5% vs local median 3.8% in Marble Falls — 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 70/100 on livability (#367 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime C-, employment D, amenities F.
• 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: Marble Falls El (math 41% / reading 38%, grade F, #1,545 of 4,322 statewide, top 38%, 570 students, 70% 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 soft (-0.6%/yr); 764 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 891 units permitted in Burnet County in 2024 (76 in 5+ unit buildings).
• At $3,794/mo this rent would consume 61% of the median local household income ($74k/yr) (locally 354% 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 $10 of loan paydown is wiped out by about $46 of value loss. Plan a longer hold.
• Burnet County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $434 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($2k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,526 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 244.77% ✓
• Cap rate: 2318.46%
• Cash-on-cash: 8257.74%
• DSCR: 368.42
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 413.22×
• Total profit: $178,902
• Equity at exit: $231

10-year hold

• IRR: —
• Equity multiple: 825.84×
• Total profit: $357,980
• Equity at exit: $134

Cash invested: $434 (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 78654

• Home prices YoY: -31.8%
• Rents YoY: -0.6%
• Active inventory: 764
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,794 medium
• Mortgage (P&I): −$8
• Tax est. 1.5%: −$2 /mo · $23/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$797
• Net cashflow: $2,987

Break-even live

Break-even rent $14

Max offer price $1,550

Occupancy floor 16%

Sensitivity live

Price	-10% $2,988	-5% $2,987	+0% $2,987	+5% $2,986	+10% $2,985
Rent	-10% $2,687	-5% $2,837	+0% $2,987	+5% $3,136	+10% $3,286
Rate	-1.0pp $2,987	-0.5pp $2,987	base $2,987	+0.5pp $2,986	+1.0pp $2,986

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	2	$1,897
1× unit	3	1	$1,897
Total (2 units)			$3,794

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: $388
• Closing costs: $46
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
702 Claremont Pkwy Unit B Marble Falls, TX	3.0	2.0	1368	$1,595	$1.17	45d	1	0.02mi
1511 N Claremont Cir Unit A Marble Falls, TX	3.0	2.0	1200	$1,475	$1.23	25d	1	0.05mi
719 Claremont Pkwy Unit A Marble Falls, TX	3.0	2.5	1368	$1,645	$1.20	45d	1	0.07mi
725 Claremont Pkwy Unit A Marble Falls, TX	3.0	2.5	1402	$1,595	$1.14	25d	1	0.10mi
2003 Bluebonnet Dr Marble Falls, TX	3.0	2.0	1334	$1,550	$1.16	25d	1	0.67mi
1601 Mustang Dr Marble Falls, TX	1.0–3.0	1.0–2.5	1049	$2,270	$2.16	0d	79	0.72mi
1112 Northwood Dr Marble Falls, TX	2.0	1.0	923	$1,350	$1.46	25d	1	0.78mi
1700 Mustang Dr Unit 208 Marble Falls, TX	3.0	2.0	1140	$1,200	$1.05	19d	1	0.80mi
107 Peruna Dr Marble Falls, TX	3.0	2.5	1201	$1,650	$1.37	45d	1	0.84mi
111 Peruna Dr Marble Falls, TX	3.0	2.5	1219	$1,595	$1.31	16d	1	0.85mi
125 Peruna Dr Marble Falls, TX	3.0	2.5	1210	$1,700	$1.40	25d	1	0.88mi
224 Peruna Dr Marble Falls, TX	3.0	2.5	1201	$1,500	$1.25	45d	1	0.94mi
304 Avenue P Unit A Marble Falls, TX	3.0	2.0	1500	$2,200	$1.47	16d	1	1.12mi
1611 2nd St Marble Falls, TX	3.0	1.0	975	$1,395	$1.43	25d	1	1.22mi

Listing history 2 events

1. 2026-05-05
   status Pending
2. 2026-04-20
   listed $1,550 Active

ⓘ 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 ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $45,528
• − Mortgage interest: −$87
• − Property taxes: −$23
• − Insurance: −$8
• − Repairs & maintenance: −$3,642
• − Management: −$3,642
• − Depreciation: −$45
• Taxable income: $38,081
• Est. tax owed @ 24.0%: −$9,139
• After-tax cash flow: $26,699/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: 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 — Marble Falls

• Score: 70/100
• State rank: #367
• US rank: #7802

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marble Falls, TX
• County: Burnet County · 35,210 people
• City population: 20,650
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 20,650
• Household income: $74,130
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 354.0

Population outlook (Burnet County) Hauer SSP2

• Today (2025): 50,492 people
• By 2030: 52,995 · +5.0%
• By 2040: 57,528 · +13.9%
• By 2050: 61,444 · +21.7%
• By 2075: 71,098 · +40.8%
• By 2100: 74,634 · +47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 28% Two or more races 8%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Serbian 2% Italian 2% Slovak 2%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 18% Other Indo-European 1%

Political lean MEDSL · Burnet

• 2024 margin: Solid R (+55.7) · D 21.7% · R 77.4%
• 2008→2024 swing: -11.6pp toward R · 2008: -44.1pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+53.1 2016: R+56.8 2012: R+54.6 2008: R+44.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.02%
• Current HPI: 252.9861
• Rent YoY: ▼ -0.62%
• 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

2 events — show timeline

• 2026-05-05 Pending — HLMLS as distributed by MLS GRID
• 2026-04-20 Listed $1,550 HLMLS as distributed by MLS GRID