1111 A Cedar Dr Dr · Marble Falls, TX 78654

$1,950

3 bd · 2.0 ba · 1,637 sqft · MultiFamily · 74 Days on market

Built 2021 0.28 ac lot

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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
• 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 MLS

One of Marble Falls’ finest duplexes! Built in 2021, this exceptional 3-bedroom, 2-bath home with a double-car garage offers quality finishes and thoughtful design throughout, plus ample driveway parking. The kitchen is beautifully appointed with KitchenAid appliances, alder cabinetry with a built-in spice drawer, pantry cabinet, walk-in pantry, and concealed trash and recycling storage. Striking polished concrete floors run throughout the home for a sleek, modern look. The primary suite features a spa-inspired bath with an impressive five-head shower, each with individual controls. An oversized laundry room provides abundant additional storage space. Owner maintains landscaping for easy living. Sorry, no pets. Come see why this should be your next home!

Key facts

• Double-car garage
• Alder cabinetry
• Walk-in pantry

Tags

• DOUBLE-CAR GARAGE
• KITCHENAID APPLIANCES
• ALDER CABINETRY
• BUILT-IN SPICE DRAWER
• WALK-IN PANTRY
• POLISHED CONCRETE FLOORS

🏷️ Possibly a rental listed for sale. The $1,950 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 3-bed/2.0-bath multifamily listed at $2k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Recommended offer: $2k (6.0% below list) — sets the bar for market timing.
• Cap rate 921.9% vs local median 2.7% 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-, schools D, employment D.
• 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 soft (-0.6%/yr); 752 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 891 units permitted in Burnet County in 2024 (76 in 5+ unit buildings).
• This rent runs 31% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $14 of loan paydown is wiped out by about $58 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 $546 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($2k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,833 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 97.46% ✓
• Cap rate: 921.94%
• Cash-on-cash: 3270.17%
• DSCR: 146.50
• GRM: 0.1

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: 163.84×
• Total profit: $88,910
• Equity at exit: $291

10-year hold

• IRR: —
• Equity multiple: 327.08×
• Total profit: $178,041
• Equity at exit: $169

Cash invested: $546 (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: 752
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,901 high
• Mortgage (P&I): −$10
• Tax est. 1.5%: −$2 /mo · $29/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $1,488

Break-even live

Break-even rent $17

Max offer price $1,950

Occupancy floor 17%

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: $488
• Closing costs: $58
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
255 Braeburn Cir Meadowlakes, TX	2.0	2.0	1308	$1,500	$1.15	15d	1	0.13mi
911 Barrier Ln Marble Falls, TX	3.0	2.0	1216	$1,295	$1.06	24d	1	0.24mi
435 Saint Andrews St Meadowlakes, TX	3.0	2.0	2066	$2,500	$1.21	44d	1	0.47mi
301 Firestone Dr Meadowlakes, TX	3.0	2.5	2101	$2,700	$1.29	22d	1	0.51mi
413 Olympia Fields St Meadowlakes, TX	2.0	2.0	1406	$1,800	$1.28	3d	1	0.56mi
148 Nelson Pl Meadowlakes, TX	4.0	3.0	2215	$3,100	$1.40	15d	1	0.59mi
125 Dove Ln Meadowlakes, TX	3.0	2.0	1740	$2,300	$1.32	4d	1	0.62mi
342 Columbine St Meadowlakes, TX	3.0	2.0	1786	$2,195	$1.23	4d	1	0.64mi
501 Panther Hollow Dr Marble Falls, TX	2.0	1.0–2.0	826	$1,532	$1.85	2d	12	0.80mi
305 S Avenue S Marble Falls, TX	3.0	2.0	1080	$1,525	$1.41	44d	1	0.92mi
304 Avenue P Unit A Marble Falls, TX	3.0	2.0	1500	$2,200	$1.47	15d	1	1.25mi

Listing history 2 events

1. 2026-05-08
   status Pending 770-char remark

   Show marketing remark (770 chars)

   One of Marble Falls’ finest duplexes! Built in 2021, this exceptional 3-bedroom, 2-bath home with a double-car garage offers quality finishes and thoughtful design throughout, plus ample driveway parking. The kitchen is beautifully appointed with KitchenAid appliances, alder cabinetry with a built-in spice drawer, pantry cabinet, walk-in pantry, and concealed trash and recycling storage. Striking polished concrete floors run throughout the home for a sleek, modern look. The primary suite features a spa-inspired bath with an impressive five-head shower, each with individual controls. An oversized laundry room provides abundant additional storage space. Owner maintains landscaping for easy living. Sorry, no pets. Come see why this should be your next home!

2. 2026-02-23
   listed $1,950 Active 770-char remark

   Show marketing remark (770 chars)

   One of Marble Falls’ finest duplexes! Built in 2021, this exceptional 3-bedroom, 2-bath home with a double-car garage offers quality finishes and thoughtful design throughout, plus ample driveway parking. The kitchen is beautifully appointed with KitchenAid appliances, alder cabinetry with a built-in spice drawer, pantry cabinet, walk-in pantry, and concealed trash and recycling storage. Striking polished concrete floors run throughout the home for a sleek, modern look. The primary suite features a spa-inspired bath with an impressive five-head shower, each with individual controls. An oversized laundry room provides abundant additional storage space. Owner maintains landscaping for easy living. Sorry, no pets. Come see why this should be your next home!

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $22,806
• − Mortgage interest: −$109
• − Property taxes: −$29
• − Insurance: −$10
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$57
• Taxable income: $18,952
• Est. tax owed @ 24.0%: −$4,549
• After-tax cash flow: $13,307/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

• 2026-05-08 Pending — HLMLS as distributed by MLS GRID
• 2026-02-23 Listed $1,950 HLMLS as distributed by MLS GRID