Resolution K Plan · Kyle, TX 78640

$92,995

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 74 Days on market

Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Resolution K offers ample space for your entire family. Its expansive open living area creates a perfect space for relaxation and entertainment. The kitchen features a practical and stylish island with both seating and storage. The adjacent dining area comfortably accommodates family meals. Designed with busy families in mind, the Resolution K offers a functional and elegant layout. Built with Clayton's innovative eBuilt system, the Resolution K incorporates over 25 eco-friendly features without compromising on comfort or style. Experience the benefits of reduced energy consumption and a smaller environmental footprint.

Key facts

• Listed 73 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $93k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $93k).
• Recommended offer: $87k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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); 1819 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $643 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,415 (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. 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: 1.89% ✓
• Cap rate: 15.89%
• Cash-on-cash: 34.27%
• DSCR: 2.52
• GRM: 4.4

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: 26.2%
• Equity multiple: 2.04×
• Total profit: $27,176
• Equity at exit: $13,866

10-year hold

• IRR: 32.0%
• Equity multiple: 3.49×
• Total profit: $64,884
• Equity at exit: $8,041

Cash invested: $26,039 (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: 1819
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,755 high
• Mortgage (P&I): −$488
• Tax est. 1.5%: −$116 /mo · $1,395/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $744

Break-even live

Break-even rent $814

Max offer price $92,995

Occupancy floor 53%

Sensitivity live

Price	-10% $808	-5% $776	+0% $744	+5% $711	+10% $679
Rent	-10% $605	-5% $674	+0% $744	+5% $813	+10% $882
Rate	-1.0pp $790	-0.5pp $767	base $744	+0.5pp $720	+1.0pp $695

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: $23,249
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
828 Bebee Rd Kyle, TX	1.0–2.0	1.0–2.0	768	$1,418	$1.85	2d	57	0.16mi
315 Nottingham Loop Kyle, TX	3.0	2.0	1336	$1,800	$1.35	12d	1	0.28mi
320 Goll ST Niederwald, TX	1.0–2.0	1.0–2.0	1056	$1,982	$1.88	2d	87	0.64mi
314 Paddington Dr Kyle, TX	3.0	2.0	1364	$1,799	$1.32	18d	1	0.67mi
232 Buttercup Way Kyle, TX	3.0	2.0	1398	$1,695	$1.21	25d	1	0.69mi
210 Amberwood S Kyle, TX	1.0–2.0	1.0–2.0	807	$1,635	$2.02	2d	35	0.72mi
3700 Dacy Ln Kyle, TX	2.0–4.0	2.0	1182	$1,332	$1.13	5d	1	0.93mi
19500 Interstate 35 Unit 4191 Kyle, TX	2.0	2.0	1010	$1,598	$1.58	5d	1	0.94mi
19500 Interstate 35 Unit 35 Kyle, TX	2.0	2.0	1010	$1,599	$1.58	44d	1	0.94mi
228 Pearl Lake Dr Kyle, TX	3.0	2.0	1439	$1,725	$1.20	23d	1	1.01mi
228 Pearl Lake Dr Kyle, TX	3.0	2.0	1439	$1,725	$1.20	25d	1	1.01mi
289 Lake Washington Dr Kyle, TX	3.0	2.0	1389	$1,699	$1.22	13d	1	1.13mi
3400 Kyle Xing Kyle, TX	1.0–2.0	1.0–2.0	950	$2,040	$2.15	2d	19	1.23mi
205 Mood Lake Dr Kyle, TX	3.0	2.0	1419	$1,595	$1.12	25d	1	1.27mi
205 Mood Lake Dr Kyle, TX	3.0	2.0	1419	$1,595	$1.12	23d	1	1.27mi
109 Granite Shoals Dr Kyle, TX	3.0	2.0	1304	$1,700	$1.30	5d	1	1.32mi
3403 Kyle Xing Kyle, TX	2.0	2.0	1257	$1,934	$1.54	21d	1	1.36mi
1049 Windy Hill Rd Kyle, TX	1.0–2.0	1.0–2.0	764	$1,260	$1.65	23d	18	1.40mi
416 Purple Martin Ave Kyle, TX	3.0	2.0	1311	$1,800	$1.37	25d	1	1.43mi
931 Brandi Cir Kyle, TX	3.0	2.0	1343	$1,750	$1.30	5d	1	1.44mi

Listing history 15 events

1. 2026-06-21
   days on market $92,995 Active 74 DOM
2. 2026-06-18
   days on market $92,995 Active 71 DOM
3. 2026-06-17
   days on market $92,995 Active 70 DOM
4. 2026-06-16
   days on market $92,995 Active 69 DOM
5. 2026-06-15
   days on market $92,995 Active 68 DOM
6. 2026-06-13
   days on market $92,995 Active 66 DOM
7. 2026-06-09
   days on market $92,995 Active 62 DOM
8. 2026-06-08
   days on market $92,995 Active 61 DOM
9. 2026-06-07
   days on market $92,995 Active 60 DOM
10. 2026-06-05
    days on market $92,995 Active 57 DOM
11. 2026-06-03
    days on market $92,995 Active 56 DOM
12. 2026-06-02
    days on market $92,995 Active 55 DOM
13. 2026-06-01
    days on market $92,995 Active 54 DOM
14. 2026-05-31
    days on market $92,995 Active 53 DOM
15. 2026-04-08
    listed $92,995 Active 631-char remark

    Show marketing remark (631 chars)

    The Resolution K offers ample space for your entire family. Its expansive open living area creates a perfect space for relaxation and entertainment. The kitchen features a practical and stylish island with both seating and storage. The adjacent dining area comfortably accommodates family meals. Designed with busy families in mind, the Resolution K offers a functional and elegant layout. Built with Clayton's innovative eBuilt system, the Resolution K incorporates over 25 eco-friendly features without compromising on comfort or style. Experience the benefits of reduced energy consumption and a smaller environmental footprint.

ⓘ 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 ≥108°F today · 20 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: $21,058
• − Mortgage interest: −$5,209
• − Property taxes: −$1,395
• − Insurance: −$465
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$2,705
• Taxable income: $7,914
• Est. tax owed @ 24.0%: −$1,899
• After-tax cash flow: $7,024/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This manufactured home is in good condition with a modern and functional layout. It offers ample space and is move-in ready with minor updates that can significantly increase its value.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Both Adding smart home features — Improves convenience and can increase both resale and rental value.
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Adding smart home features — Improves convenience and can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Kyle, TX
• 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

1 event — show timeline

• 2026-04-08 Listed $92,995 Zillow