706 N Vendeveer St · Burnet, TX 78611

$119,500

3 bd · 1.0 ba · 1,173 sqft · SingleFamily public records · 109 Days on market

Built 1961 8,184 sqft lot $102/sqft · 49% below area Est $232k · 49% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks in the heart of Burnet! Located at 706 North Vandeveer, this stone and stucco home sits in a highly convenient area of town — just minutes from Burnet CISD schools, local parks, H-E-B, downtown Burnet square shopping and dining, and an easy drive to Lake Buchanan and Inks Lake. This 3-bedroom, 2-bath home is a remodel opportunity with major potential. The exterior offers timeless stone and stucco construction, while inside is a blank canvas ready for your vision. One big-ticket item already completed: brand-new PEX plumbing has been installed, giving you a solid head start on renovations. The layout offers functional living space with room to reimagine finishes, flooring, cabinetry, fixtures, and more. Whether you’re looking to renovate and resell, create a rental investment, or design a primary residence with your own custom touches, this property provides the flexibility to do it your way.

Key facts

• Remodel opportunity
• 8,184 sq ft lot
• Built 1961

Tags

• STONE AND STUCCO HOME
• BRAND-NEW PEX PLUMBING
• FUNCTIONAL LIVING SPACE
• REMODEL OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 2.7% in Burnet — 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 76/100 on livability (#101 in TX, #3,384 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Burnet CISD (rural): math 36% / reading 38% proficiency, ranked #465 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 552 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 891 units permitted in Burnet County in 2024 (76 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $826 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $120k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 54% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,745 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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. 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: 1.43% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.62%
• DSCR: 1.74
• GRM: 5.8

CMA / ARV

• ARV (median comp): $232,310
• List price: $119,500
• Delta: -48.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 Pierce	0.16mi	3/1.5	1,116 (-5%)	10mo	$195,000	$175	74
502 N Boundary St	0.18mi	2/1.0 (-1)	1,240 (+6%)	5mo	$100,000	$81	73
209 E Kerr St	0.20mi	3/3.0	1,140 (-3%)	7mo	$289,000	$254	72
804 N Main St	0.19mi	3/2.0	1,258 (+7%)	7mo	$125,000	$99	70
203 Stapp St	0.54mi	4/1.0 (+1)	1,175 (+0%)	2mo	$215,000	$183	68
801 E Johnson St	0.47mi	3/1.5	1,253 (+7%)	2mo	$269,000	$215	63
308 6th St	0.64mi	3/1.0	1,214 (+4%)	10mo	$265,000	$218	56
106 E Graves St	0.26mi	2/1.0 (-1)	1,048 (-11%)	14mo	$239,500	$229	54
809 N West St	0.28mi	3/2.0	1,032 (-12%)	15mo	$130,000	$126	50
711 E Johnson St	0.45mi	3/2.0	1,317 (+12%)	13mo	$284,900	$216	44
603 Hamilton Creek Dr	0.62mi	3/1.0	1,288 (+10%)	14mo	$180,000	$140	43
314 Julie St	0.64mi	2/1.0 (-1)	1,036 (-12%)	14mo	$245,000	$236	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 7.8%
• Equity multiple: 1.31×
• Total profit: $10,209
• Equity at exit: $17,818

10-year hold

• IRR: 17.1%
• Equity multiple: 2.41×
• Total profit: $47,153
• Equity at exit: $10,332

Cash invested: $33,460 (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 78611

• Home prices YoY: -24.7%
• Active inventory: 552
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,715 medium
• Mortgage (P&I): −$627
• Tax from tax record: −$215 /mo · $2,578/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $463

Break-even live

Break-even rent $1,128

Max offer price $119,500

Occupancy floor 68%

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
703 Northington St Burnet, TX	3.0	1.0	1170	$1,395	$1.19	44d	1	0.61mi
1503 N Water St Burnet, TX	3.0	1.0	1309	$1,395	$1.07	44d	1	0.75mi
102 Cailin Ct Burnet, TX	4.0	2.0	1494	$2,000	$1.34	24d	1	1.08mi

Listing history 16 events

1. 2026-06-18
   days on market $119,500 Active 109 DOM
2. 2026-06-17
   days on market $119,500 Active 108 DOM
3. 2026-06-16
   days on market $119,500 Active 107 DOM
4. 2026-06-15
   days on market $119,500 Active 106 DOM
5. 2026-06-13
   days on market $119,500 Active 104 DOM
6. 2026-06-09
   days on market $119,500 Active 100 DOM
7. 2026-06-08
   days on market $119,500 Active 99 DOM
8. 2026-06-07
   days on market $119,500 Active 98 DOM
9. 2026-06-04
   days on market $119,500 Active 95 DOM
10. 2026-06-03
    days on market $119,500 Active 94 DOM
11. 2026-06-02
    days on market $119,500 Active 93 DOM
12. 2026-06-01
    days on market $119,500 Active 92 DOM
13. 2026-05-31
    days on market $119,500 Active 91 DOM
14. 2026-05-12
    price $119,500 935-char remark

    Show marketing remark (935 chars)

    Opportunity knocks in the heart of Burnet! Located at 706 North Vandeveer, this stone and stucco home sits in a highly convenient area of town — just minutes from Burnet CISD schools, local parks, H-E-B, downtown Burnet square shopping and dining, and an easy drive to Lake Buchanan and Inks Lake. This 3-bedroom, 2-bath home is a remodel opportunity with major potential. The exterior offers timeless stone and stucco construction, while inside is a blank canvas ready for your vision. One big-ticket item already completed: brand-new PEX plumbing has been installed, giving you a solid head start on renovations. The layout offers functional living space with room to reimagine finishes, flooring, cabinetry, fixtures, and more. Whether you’re looking to renovate and resell, create a rental investment, or design a primary residence with your own custom touches, this property provides the flexibility to do it your way.

15. 2026-03-01
    listed $120,000 Active 935-char remark

    Show marketing remark (935 chars)

    Opportunity knocks in the heart of Burnet! Located at 706 North Vandeveer, this stone and stucco home sits in a highly convenient area of town — just minutes from Burnet CISD schools, local parks, H-E-B, downtown Burnet square shopping and dining, and an easy drive to Lake Buchanan and Inks Lake. This 3-bedroom, 2-bath home is a remodel opportunity with major potential. The exterior offers timeless stone and stucco construction, while inside is a blank canvas ready for your vision. One big-ticket item already completed: brand-new PEX plumbing has been installed, giving you a solid head start on renovations. The layout offers functional living space with room to reimagine finishes, flooring, cabinetry, fixtures, and more. Whether you’re looking to renovate and resell, create a rental investment, or design a primary residence with your own custom touches, this property provides the flexibility to do it your way.

16. 2006-07-31
    soldstatus $53,000

ⓘ 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: $2,578 · $215/mo
• Projected year-2 tax: $2,578 · $215/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $20,576
• − Mortgage interest: −$6,694
• − Property taxes: −$2,578
• − Insurance: −$598
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$3,476
• Taxable income: $3,938
• Est. tax owed @ 24.0%: −$945
• After-tax cash flow: $4,614/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: Burnet CISD
• NCES district ID: 4812220
• Math proficiency: 36% ▼ -3.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $50,890
• Composite: 32.09/100
• National rank: #5811
• State rank: #465 of 826 in TX

Livability — Burnet

• Score: 76/100
• State rank: #101
• US rank: #3384

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burnet, TX
• County: Burnet County · 35,210 people
• City population: 14,560
• Metro: nan
• Population (ZIP): 14,560
• Household income: $80,938
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 218.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 9% Black 3%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 4% Slovak 3% Serbian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 8% Vietnamese 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: ▼ -83.25%
• Current HPI: 253.5299
• Rent YoY: —
• Metro: nan
• 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

+125.5% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $119,500 HLMLS as distributed by MLS GRID
• 2026-03-01 Listed $120,000 HLMLS as distributed by MLS GRID
• 2006-07-31 Sold (Public Records) $53,000 Public Records

Property tax history

+6.5%/yr

Latest (2026): $2,578 · +5.0% YoY. Source: county tax records.