205 Singleton Dr · Double Horn, TX 78669

$155,000

1 bd · 1.0 ba · 960 sqft · Manufactured public records · 489 Days on market

Built 1973 0.38 ac lot $10/mo HOA · 1% of rent ↓ 22% since listing

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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).

• Cash flow +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This unique property consists of three legal lots in the Spicewood Beach subdivision. The value lies in the land and the property is being sold AS-IS. Two of the adjacent lots feature two carports (providing four covered parking spaces), and the third is where the manufactured home is currently situated. The property backs to a large ranch, offering added privacy and nature views. With ample space and potential for an additional home(s), this property presents an opportunity to take advantage of possible lake and Hill Country views. The existing manufactured home includes a covered porch and is in need of TLC and is being sold AS-IS, but could serve as a weekend retreat for lake enthusiasts or future investment opportunity. The fully fenced lot offers a generous open area, providing a blank canvas to make your own. A major highlight is the fantastic waterfront POA park just a short distance away. Spicewood Beach Park features a pitch & putt golf and frisbee course, scenic picnic areas overlooking the Colorado River, and a private boat ramp that extends far into the lake, which will be a useful feature once water levels return to typical levels. Currently, the water level is very low and the ramp, swimming and fishing docks are not usable. This is a rare opportunity to secure a property at this price point that includes three legal lots, an existing home structure (AS-IS), and such close proximity to a lakeside park with a very low annual POA cost. Don’t miss this​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ opportunity!

Key facts

• Waterfront poa park
• Two carports
• Nature views

Tags

• THREE LEGAL LOTS
• TWO CARPORTS
• LARGE RANCH
• NATURE VIEWS
• WATERFRONT POA PARK
• PRIVATE BOAT RAMP

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 1.6% in Double Horn — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents rising (+3.4%/yr); 649 active listings in the ZIP; high-income renter base; 891 units permitted in Burnet County in 2024 (76 in 5+ unit buildings).
• This rent is only 16% of the median local income ($128k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 3.4% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 489 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 489 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.13% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.45%
• DSCR: 1.51
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.36% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,863
• Equity at exit: $23,111

10-year hold

• IRR: 11.1%
• Equity multiple: 1.88×
• Total profit: $38,073
• Equity at exit: $13,402

Cash invested: $43,400 (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: 649
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,751 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$65
• HOA: −$10
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $414

Break-even live

Break-even rent $1,227

Max offer price $155,000

Occupancy floor 71%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: water

Listing history 20 events

1. 2026-06-18
   days on market $155,000 Active 489 DOM
2. 2026-06-17
   days on market $155,000 Active 488 DOM
3. 2026-06-16
   days on market $155,000 Active 487 DOM
4. 2026-06-15
   days on market $155,000 Active 486 DOM
5. 2026-06-13
   days on market $155,000 Active 484 DOM
6. 2026-06-13
   days on market $155,000 Active 483 DOM
7. 2026-06-09
   days on market $155,000 Active 480 DOM
8. 2026-06-08
   days on market $155,000 Active 479 DOM
9. 2026-06-07
   days on market $155,000 Active 478 DOM
10. 2026-06-05
    days on market $155,000 Active 475 DOM
11. 2026-06-03
    days on market $155,000 Active 474 DOM
12. 2026-06-01
    days on market $155,000 Active 472 DOM
13. 2026-05-31
    days on market $155,000 Active 471 DOM
14. 2026-05-01
    price $155,000 1604-char remark

    Show marketing remark (1604 chars)

    This unique property consists of three legal lots in the Spicewood Beach subdivision. The value lies in the land and the property is being sold AS-IS. Two of the adjacent lots feature two carports (providing four covered parking spaces), and the third is where the manufactured home is currently situated. The property backs to a large ranch, offering added privacy and nature views. With ample space and potential for an additional home(s), this property presents an opportunity to take advantage of possible lake and Hill Country views. The existing manufactured home includes a covered porch and is in need of TLC and is being sold AS-IS, but could serve as a weekend retreat for lake enthusiasts or future investment opportunity. The fully fenced lot offers a generous open area, providing a blank canvas to make your own. A major highlight is the fantastic waterfront POA park just a short distance away. Spicewood Beach Park features a pitch & putt golf and frisbee course, scenic picnic areas overlooking the Colorado River, and a private boat ramp that extends far into the lake, which will be a useful feature once water levels return to typical levels. Currently, the water level is very low and the ramp, swimming and fishing docks are not usable. This is a rare opportunity to secure a property at this price point that includes three legal lots, an existing home structure (AS-IS), and such close proximity to a lakeside park with a very low annual POA cost. Don’t miss this​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ opportunity!

15. 2026-02-17
    price $165,000 1604-char remark

    Show marketing remark (1604 chars)

    This unique property consists of three legal lots in the Spicewood Beach subdivision. The value lies in the land and the property is being sold AS-IS. Two of the adjacent lots feature two carports (providing four covered parking spaces), and the third is where the manufactured home is currently situated. The property backs to a large ranch, offering added privacy and nature views. With ample space and potential for an additional home(s), this property presents an opportunity to take advantage of possible lake and Hill Country views. The existing manufactured home includes a covered porch and is in need of TLC and is being sold AS-IS, but could serve as a weekend retreat for lake enthusiasts or future investment opportunity. The fully fenced lot offers a generous open area, providing a blank canvas to make your own. A major highlight is the fantastic waterfront POA park just a short distance away. Spicewood Beach Park features a pitch & putt golf and frisbee course, scenic picnic areas overlooking the Colorado River, and a private boat ramp that extends far into the lake, which will be a useful feature once water levels return to typical levels. Currently, the water level is very low and the ramp, swimming and fishing docks are not usable. This is a rare opportunity to secure a property at this price point that includes three legal lots, an existing home structure (AS-IS), and such close proximity to a lakeside park with a very low annual POA cost. Don’t miss this​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ opportunity!

16. 2025-11-06
    price $175,000 1604-char remark

    Show marketing remark (1604 chars)

    This unique property consists of three legal lots in the Spicewood Beach subdivision. The value lies in the land and the property is being sold AS-IS. Two of the adjacent lots feature two carports (providing four covered parking spaces), and the third is where the manufactured home is currently situated. The property backs to a large ranch, offering added privacy and nature views. With ample space and potential for an additional home(s), this property presents an opportunity to take advantage of possible lake and Hill Country views. The existing manufactured home includes a covered porch and is in need of TLC and is being sold AS-IS, but could serve as a weekend retreat for lake enthusiasts or future investment opportunity. The fully fenced lot offers a generous open area, providing a blank canvas to make your own. A major highlight is the fantastic waterfront POA park just a short distance away. Spicewood Beach Park features a pitch & putt golf and frisbee course, scenic picnic areas overlooking the Colorado River, and a private boat ramp that extends far into the lake, which will be a useful feature once water levels return to typical levels. Currently, the water level is very low and the ramp, swimming and fishing docks are not usable. This is a rare opportunity to secure a property at this price point that includes three legal lots, an existing home structure (AS-IS), and such close proximity to a lakeside park with a very low annual POA cost. Don’t miss this​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ opportunity!

17. 2025-08-06
    price $189,000 1604-char remark

    Show marketing remark (1604 chars)

    This unique property consists of three legal lots in the Spicewood Beach subdivision. The value lies in the land and the property is being sold AS-IS. Two of the adjacent lots feature two carports (providing four covered parking spaces), and the third is where the manufactured home is currently situated. The property backs to a large ranch, offering added privacy and nature views. With ample space and potential for an additional home(s), this property presents an opportunity to take advantage of possible lake and Hill Country views. The existing manufactured home includes a covered porch and is in need of TLC and is being sold AS-IS, but could serve as a weekend retreat for lake enthusiasts or future investment opportunity. The fully fenced lot offers a generous open area, providing a blank canvas to make your own. A major highlight is the fantastic waterfront POA park just a short distance away. Spicewood Beach Park features a pitch & putt golf and frisbee course, scenic picnic areas overlooking the Colorado River, and a private boat ramp that extends far into the lake, which will be a useful feature once water levels return to typical levels. Currently, the water level is very low and the ramp, swimming and fishing docks are not usable. This is a rare opportunity to secure a property at this price point that includes three legal lots, an existing home structure (AS-IS), and such close proximity to a lakeside park with a very low annual POA cost. Don’t miss this​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ opportunity!

18. 2025-02-14
    listed $199,999 Active 1604-char remark

    Show marketing remark (1604 chars)

    This unique property consists of three legal lots in the Spicewood Beach subdivision. The value lies in the land and the property is being sold AS-IS. Two of the adjacent lots feature two carports (providing four covered parking spaces), and the third is where the manufactured home is currently situated. The property backs to a large ranch, offering added privacy and nature views. With ample space and potential for an additional home(s), this property presents an opportunity to take advantage of possible lake and Hill Country views. The existing manufactured home includes a covered porch and is in need of TLC and is being sold AS-IS, but could serve as a weekend retreat for lake enthusiasts or future investment opportunity. The fully fenced lot offers a generous open area, providing a blank canvas to make your own. A major highlight is the fantastic waterfront POA park just a short distance away. Spicewood Beach Park features a pitch & putt golf and frisbee course, scenic picnic areas overlooking the Colorado River, and a private boat ramp that extends far into the lake, which will be a useful feature once water levels return to typical levels. Currently, the water level is very low and the ramp, swimming and fishing docks are not usable. This is a rare opportunity to secure a property at this price point that includes three legal lots, an existing home structure (AS-IS), and such close proximity to a lakeside park with a very low annual POA cost. Don’t miss this​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ opportunity!

19. 2022-10-24
    soldstatus
20. 1988-11-01
    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: $982 · $82/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$1,855/yr (+$155/mo · 188.9%)

ⓘ 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 8/10 Severe 6 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $21,014
• − Mortgage interest: −$8,682
• − Property taxes: −$982
• − Insurance: −$775
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − HOA: −$120
• − Depreciation: −$4,509
• Taxable income: $2,583
• Est. tax owed @ 24.0%: −$620
• After-tax cash flow: $4,350/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 — Double Horn

No livability data for this city. (Only ~50 U.S. cities are tracked.)

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 (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 (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 · 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: ▼ -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

-22.5% since first listed

7 events — show timeline

• 2026-05-01 Price Changed $155,000 Unlock MLS
• 2026-02-17 Price Changed $165,000 Unlock MLS
• 2025-11-06 Price Changed $175,000 Unlock MLS
• 2025-08-06 Price Changed $189,000 Unlock MLS
• 2025-02-14 Listed $199,999 Unlock MLS
• 2022-10-24 Sold (Public Records) — Public Records
• 1988-11-01 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2026): $982 · +0.0% YoY. Source: county tax records.