110 Belinda Ln · Kyle, TX 78640

$199,000

4 bd · 2.0 ba · 1,540 sqft · Manufactured public records · 132 Days on market

Built 2011 0.61 ac lot $129/sqft · 57% below area ↓ 21% 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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CASH SALE ONLY SOLD AS IS-110 Belinda Lane is a double-wide manufactured home offering 4 bedrooms and 2 full bathrooms with a functional floor plan and defined living spaces suitable for everyday use. Conveniently located near shopping, dining, and major roadways.

Key facts

• 0.61 acre lot
• Garage
• Built 2011

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.3% in Kyle — 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 75/100 on livability (#138 in TX, #3,993 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment A; Watch: schools D, amenities F, commute F.
• Hays CISD (rural): math 35% / reading 41% proficiency, ranked #390 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.3%/yr); 1801 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,270 units permitted in Hays County in 2024 (1,464 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Hays County population projected at +93% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $66k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.69%
• DSCR: 1.39
• GRM: 8.0

CMA / ARV

• ARV (median comp): $464,674
• List price: $199,000
• Delta: -57.17%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-12,698
• Equity at exit: $29,672

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,726
• Equity at exit: $17,206

Cash invested: $55,720 (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 78640

• Home prices YoY: -33.8%
• Rents YoY: -0.3%
• Active inventory: 1801
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,078 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$112 /mo · $1,342/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $403

Break-even live

Break-even rent $1,567

Max offer price $199,000

Occupancy floor 76%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
368 Bridge Deck Loop Kyle, TX	4.0	2.0	1777	$2,095	$1.18	14d	1	0.39mi
702 Nautical Loop Kyle, TX	3.0	2.5	1720	$1,990	$1.16	43d	1	0.48mi
189 Tailwind Dr Kyle, TX	3.0	2.0	1532	$2,100	$1.37	17d	1	0.59mi
220 Peppergrass Cv Kyle, TX	3.0	2.5	1799	$1,875	$1.04	14d	1	0.81mi
180 Billowing Way Kyle, TX	4.0	2.0	1610	$2,100	$1.30	17d	1	0.81mi
3700 Dacy Ln Kyle, TX	2.0–4.0	2.0	1182	$1,649	$1.39	4d	1	0.84mi
356 Biscayne Bay Bnd Kyle, TX	4.0	3.0	2209	$2,600	$1.18	17d	1	0.86mi
126 Shackleton Dr Kyle, TX	3.0	2.0	1836	$2,150	$1.17	43d	1	0.86mi
172 Noddy Rd Buda, TX	3.0	2.0	1416	$2,000	$1.41	17d	1	0.88mi
119 Peppergrass Cv Kyle, TX	4.0	2.5	2101	$2,050	$0.98	4d	1	0.90mi
207 Dragon Ridge Rd Buda, TX	3.0	2.0	1377	$1,850	$1.34	16d	1	0.90mi
182 Shackleton Dr Kyle, TX	3.0	2.0	1527	$2,150	$1.41	43d	1	0.92mi
362 Limerick Rd Buda, TX	3.0	2.0	1679	$2,150	$1.28	43d	1	0.92mi
235 Limerick Rd Buda, TX	3.0	2.0	1680	$1,995	$1.19	43d	1	0.93mi
251 Triumph Rd Buda, TX	3.0	2.5	1931	$2,100	$1.09	4d	1	0.96mi
416 Purple Martin Ave Kyle, TX	3.0	2.0	1311	$1,800	$1.37	23d	1	0.97mi
232 Buttercup Way Kyle, TX	3.0	2.0	1398	$1,695	$1.21	23d	1	1.03mi
1172 Shadow Creek Blvd Buda, TX	3.0	2.5	1700	$1,995	$1.17	17d	1	1.08mi
230 Cherry Laurel Ln Kyle, TX	4.0	2.0	1992	$2,050	$1.03	23d	1	1.08mi
184 Vestral Rd Buda, TX	3.0	3.0	1688	$2,059	$1.22	16d	1	1.08mi
246 Blackborrow Dr Kyle, TX	3.0	2.0	1593	$2,100	$1.32	43d	1	1.10mi
1216 Shadow Creek Blvd Buda, TX	3.0	2.5	1700	$1,800	$1.06	17d	1	1.12mi
236 Black Frst Buda, TX	3.0	2.5	1700	$1,695	$1.00	1d	1	1.14mi
130 Quarter Ave Buda, TX	3.0	2.0	1304	$1,750	$1.34	14d	1	1.14mi
150 Jayden Dr Kyle, TX	4.0	2.0	1796	$2,000	$1.11	17d	1	1.16mi
212 Corvid Dr Buda, TX	3.0	2.0	1312	$2,100	$1.60	17d	1	1.17mi
535 Twisted Oaks Ln Buda, TX	3.0	2.0	1312	$1,700	$1.30	10d	1	1.18mi
421 Jack Rabbit Ln Unit B Hays, TX	3.0	2.0	1372	$1,650	$1.20	2d	1	1.19mi
587 Twisted Oaks Ln Buda, TX	3.0	2.0	1312	$1,850	$1.41	4d	1	1.21mi
424 Jack Rabbit Ln Unit B Buda, TX	3.0	2.0	1372	$1,625	$1.18	23d	1	1.22mi
479 Jack Rabbit Ln Unit A Buda, TX	3.0	2.0	1372	$1,699	$1.24	21d	1	1.24mi
283 Carolina Buckthorn Dr Kyle, TX	4.0	2.0	1840	$2,200	$1.20	43d	1	1.29mi
533 Jack Rabbit Ln Unit A Buda, TX	3.0	2.0	1374	$1,650	$1.20	4d	1	1.30mi
216 Windmill Palm Dr Kyle, TX	3.0	2.0	1521	$1,900	$1.25	16d	1	1.33mi
601 Jack Rabbit Ln Buda, TX	3.0	2.0	1350	$1,675	$1.24	23d	1	1.34mi
155 Globe Mallow Cir Kyle, TX	3.0	2.0	1611	$2,200	$1.37	19d	1	1.35mi
233 Joanne Loop Unit A Buda, TX	3.0	2.0	1372	$1,600	$1.17	43d	1	1.37mi
245 Joanne Loop Unit B Buda, TX	3.0	2.0	1374	$1,595	$1.16	23d	1	1.37mi
476 Suffield Dr Buda, TX	1.0–4.0	1.0–4.0	1751	$3,207	$1.83	2d	37	1.40mi
308 Globe Mallow Cir Kyle, TX	3.0	2.0	1521	$1,990	$1.31	43d	1	1.42mi

Listing history 20 events

1. 2026-06-18
   days on market $199,000 Active 132 DOM
2. 2026-06-17
   days on market $199,000 Active 131 DOM
3. 2026-06-16
   days on market $199,000 Active 130 DOM
4. 2026-06-15
   days on market $199,000 Active 129 DOM
5. 2026-06-13
   pricedays on market $199,000 Active 127 DOM
6. 2026-06-09
   days on market $199,999 Active 123 DOM
7. 2026-06-08
   days on market $199,999 Active 122 DOM
8. 2026-06-07
   days on market $199,999 Active 121 DOM
9. 2026-06-05
   days on market $199,999 Active 118 DOM
10. 2026-06-03
    days on market $199,999 Active 117 DOM
11. 2026-06-02
    days on market $199,999 Active 116 DOM
12. 2026-06-01
    days on market $199,999 Active 115 DOM
13. 2026-05-31
    days on market $199,999 Active 114 DOM
14. 2026-04-20
    price $210,000 264-char remark

    Show marketing remark (264 chars)

    CASH SALE ONLY SOLD AS IS-110 Belinda Lane is a double-wide manufactured home offering 4 bedrooms and 2 full bathrooms with a functional floor plan and defined living spaces suitable for everyday use. Conveniently located near shopping, dining, and major roadways.

15. 2026-04-07
    price $239,900 264-char remark

    Show marketing remark (264 chars)

    CASH SALE ONLY SOLD AS IS-110 Belinda Lane is a double-wide manufactured home offering 4 bedrooms and 2 full bathrooms with a functional floor plan and defined living spaces suitable for everyday use. Conveniently located near shopping, dining, and major roadways.

16. 2026-03-28
    price $249,900 264-char remark

    Show marketing remark (264 chars)

    CASH SALE ONLY SOLD AS IS-110 Belinda Lane is a double-wide manufactured home offering 4 bedrooms and 2 full bathrooms with a functional floor plan and defined living spaces suitable for everyday use. Conveniently located near shopping, dining, and major roadways.

17. 2026-02-25
    price $249,990 264-char remark

    Show marketing remark (264 chars)

    CASH SALE ONLY SOLD AS IS-110 Belinda Lane is a double-wide manufactured home offering 4 bedrooms and 2 full bathrooms with a functional floor plan and defined living spaces suitable for everyday use. Conveniently located near shopping, dining, and major roadways.

18. 2026-02-06
    listed $265,000 Active 264-char remark

    Show marketing remark (264 chars)

    CASH SALE ONLY SOLD AS IS-110 Belinda Lane is a double-wide manufactured home offering 4 bedrooms and 2 full bathrooms with a functional floor plan and defined living spaces suitable for everyday use. Conveniently located near shopping, dining, and major roadways.

19. 2022-09-13
    price
20. 2022-08-27
    listed Active

ⓘ 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: $1,342 · $112/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$2,300/yr (+$192/mo · 171.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $24,937
• − Mortgage interest: −$11,147
• − Property taxes: −$1,342
• − Insurance: −$995
• − Repairs & maintenance: −$1,995
• − Management: −$1,995
• − Depreciation: −$5,789
• Taxable income: $1,674
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $4,439/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: Hays CISD
• NCES district ID: 4800010
• Math proficiency: 35% ▼ -15.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $70,570
• Composite: 34.78/100
• National rank: #5118
• State rank: #390 of 826 in TX

Livability — Kyle

• Score: 75/100
• State rank: #138
• US rank: #3993

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hays County · 280,138 people
• City population: 77,531
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 77,531
• Household income: $90,075
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 2552.0

Population outlook (Hays County) Hauer SSP2

• Today (2025): 286,948 people
• By 2030: 336,923 · +17.4%
• By 2040: 441,894 · +54.0%
• By 2050: 553,462 · +92.9%
• By 2075: 838,261 · +192.1%
• By 2100: 1,063,658 · +270.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 55% White 36% Two or more races 29% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 47% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 63% English-only · Spanish 35%

Political lean MEDSL · Hays

• 2024 margin: Lean D (+5.7) · D 52.1% · R 46.5% · Other 1.4%
• 2008→2024 swing: +7.7pp toward D · 2008: -2.0pp · 2024: 5.7pp
• All cycles: 2024: D+5.7 2020: D+10.8 2016: R+0.9 2012: R+10.4 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.64%
• Current HPI: 181.7969
• Rent YoY: ▼ -0.34%
• 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

-20.8% since first listed

7 events — show timeline

• 2026-04-20 Price Changed $210,000 Unlock MLS
• 2026-04-07 Price Changed $239,900 Unlock MLS
• 2026-03-28 Price Changed $249,900 Unlock MLS
• 2026-02-25 Price Changed $249,990 Unlock MLS
• 2026-02-06 Listed $265,000 Unlock MLS
• 2022-09-13 Price Changed — Unlock MLS
• 2022-08-27 Listed — Unlock MLS

Property tax history

+3.6%/yr

Latest (2025): $1,342 · +14.0% YoY. Source: county tax records.