115A Auction Oak Unit A · Kyle, TX 78640

$225,000

3 bd · 2.5 ba · 1,402 sqft · Condo · 322 Days on market

Built 2006 Good condition $160/sqft · 17% below area Est $271k · 17% under $88/mo HOA · 5% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +10.5/30.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• 1% rule +3.6/10.0
• DSCR +3.0/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Kyle is BOOMING! Come see this Updated and recently painted HOME with NEWLY installed roof and Plush Majestic Carpet. New modern ceiling fans and light fixtures. Cozy kitchen with pass-through to the LIVING room. Close to schools and minutes to downtown Kyle and HEB Shopping. AND plenty of ROOM in the convenient ATTACHED 2 car garage. ALLEY ACCESS FOR QUICK PARKING AND BACKDOOR. NEW ROOF 2024.

Key facts

• $88 HOA
• 2 garage spots
• Built 2006

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (14.1% below list).
• Recommended offer: $193k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 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.
• Zoned schools: Laura B Negley El (math 42% / reading 51%, grade D-, #1,080 of 4,322 statewide, top 25%, 1,007 students, 29% FRL); R C Barton Middle (math 56% / reading 52%, grade B-, #270 of 1,662 statewide, top 16%, 816 students, 33% FRL); Jack C Hays H S (math 41% / reading 47%, grade F, #697 of 1,632 statewide, top 43%, 2,062 students, 36% FRL).
• Market conditions: Rents soft (-0.3%/yr); 2089 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 28d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $7k 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 322 days — a 12% lower offer ($198k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,290 (14.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 322 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.86% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.21%
• DSCR: 0.90
• GRM: 9.7

CMA / ARV

• ARV (median comp): $270,672
• List price: $225,000
• Delta: -16.87%
• 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
151 Sampson	0.58mi	3/2.0	1,306 (-7%)	1mo	$275,000	$211	58
175 Wetzel	0.35mi	4/2.0 (+1)	1,630 (+16%)	2mo	$350,000	$215	50
360 Sampson	0.53mi	3/2.5	1,704 (+22%)	0mo	$299,000	$175	50
115 Rei Tang Loop	1.18mi	3/2.0	1,285 (-8%)	0mo	$239,900	$187	49
110 Madrid	1.25mi	3/2.0	1,274 (-9%)	0mo	$269,900	$212	48
188 Spring Branch Loop	0.83mi	3/2.0	1,533 (+9%)	1mo	$269,000	$175	46
4456 Mather	0.62mi	4/2.0 (+1)	1,636 (+17%)	1mo	$320,000	$196	38
459 Jim Miller Dr	1.02mi	3/2.0	1,720 (+23%)	0mo	$285,000	$166	38
160 Phillips Dr	0.93mi	3/2.0	1,646 (+17%)	1mo	$249,999	$152	37
359 Spring Branch Loop	1.01mi	3/2.0	1,065 (-24%)	1mo	$222,500	$209	37
112 Mason Reed Cv	0.88mi	3/2.0	1,072 (-24%)	1mo	$225,000	$210	37
700 Scheel Rd	0.71mi	4/2.0 (+1)	1,650 (+18%)	0mo	$315,000	$191	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.22×
• Total profit: $-49,425
• Equity at exit: $33,548

10-year hold

• IRR: -30.4%
• Equity multiple: -0.18×
• Total profit: $-74,099
• Equity at exit: $19,454

Cash invested: $63,000 (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: 2089
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,933 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$88
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-116

Break-even live

Break-even rent $2,080

Max offer price $208,224

Occupancy floor —

Sensitivity live

Price	-10% $40	-5% $-38	+0% $-116	+5% $-194	+10% $-271
Rent	-10% $-269	-5% $-192	+0% $-116	+5% $-40	+10% $37
Rate	-1.0pp $-3	-0.5pp $-59	base $-116	+0.5pp $-174	+1.0pp $-234

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: $56,250
• Closing costs: $6,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Michaelis Unit B Kyle, TX	3.0	2.5	1552	$1,600	$1.03	93d	1	0.04mi
251 Utterback Unit B Kyle, TX	3.0	2.5	1400	$1,750	$1.25	20d	1	0.19mi
251B Utterback Unit 251 B Utterback Kyle, TX	3.0	2.5	1400	$1,750	$1.25	20d	1	0.20mi
101 Ina Ct Kyle, TX	3.0	2.0	1642	$1,680	$1.02	73d	1	0.28mi
183 Glocken Ln Kyle, TX	3.0	2.0	1434	$2,175	$1.52	9d	1	0.37mi
183 Glocken Ln Kyle, TX	3.0	2.0	1434	$2,275	$1.59	26d	1	0.37mi
5661 Hartson Kyle, TX	4.0	2.5	1728	$1,850	$1.07	52d	1	0.49mi
4831 Mather Kyle, TX	3.0	2.0	1308	$1,850	$1.41	53d	1	0.52mi
1007 Harwell Loop Kyle, TX	3.0	2.5	1819	$2,750	$1.51	20d	1	0.53mi
191 Cleveland Kyle, TX	3.0	2.5	1671	$1,975	$1.18	61d	1	0.54mi
305 Brooks Ranch Dr Kyle, TX	4.0	2.0	1544	$2,250	$1.46	67d	1	0.55mi
437 Sampson Kyle, TX	3.0	2.0	1379	$1,750	$1.27	20d	1	0.58mi
437 Sampson Kyle, TX	3.0	2.0	1379	$1,750	$1.27	16d	1	0.58mi
435 McGarity Kyle, TX	3.0	2.0	1204	$1,795	$1.49	67d	1	0.58mi
1277 Sweet Gum Kyle, TX	4.0	2.0	1836	$1,995	$1.09	67d	1	0.60mi
140 Schmidt Kyle, TX	4.0	2.5	1521	$1,900	$1.25	47d	1	0.61mi
204 Quail Meadow Dr Kyle, TX	3.0	2.0	1145	$2,500	$2.18	73d	1	0.66mi
204 Quail Meadow Dr Kyle, TX	3.0	2.0	1145	$2,200	$1.92	20d	1	0.66mi
4631 Mather Kyle, TX	4.0	2.5	1664	$1,995	$1.20	93d	1	0.66mi
354 Camelia Pkwy Kyle, TX	3.0	2.0	1835	$2,200	$1.20	37d	1	0.70mi
117 Decker Kyle, TX	3.0	2.5	1422	$1,700	$1.20	13d	1	0.78mi
117 Decker Kyle, TX	3.0	2.5	1422	$1,700	$1.20	16d	1	0.78mi
158 Hogan Kyle, TX	4.0	2.0	1730	$1,975	$1.14	17d	1	0.78mi
4977 Hartson Kyle, TX	4.0	2.0	1640	$2,250	$1.37	67d	1	0.81mi
4937 Hartson Kyle, TX	3.0	2.0	1360	$1,950	$1.43	93d	1	0.82mi
1054 Dorn Kyle, TX	3.0	2.5	1600	$1,875	$1.17	20d	1	0.85mi
1054 Dorn Kyle, TX	3.0	2.5	1600	$1,875	$1.17	28d	1	0.85mi
169 Spring Branch Loop Kyle, TX	3.0	2.0	1416	$1,900	$1.34	67d	1	0.88mi
201 Edwin Kyle, TX	3.0	2.0	1333	$1,800	$1.35	20d	1	0.90mi
124 Hunter Rex Way Kyle, TX	3.0	2.0	1378	$1,750	$1.27	20d	1	0.91mi
1181 Dorn Kyle, TX	3.0	2.0	1333	$1,825	$1.37	28d	1	0.94mi
272 Eagle Ford Dr Kyle, TX	4.0	2.0	1840	$2,395	$1.30	53d	1	0.98mi
510 Kohlers Xing Kyle, TX	1.0–3.0	1.0–2.0	977	$1,731	$1.77	93d	1	0.98mi
510 Kohlers Xing Kyle, TX	1.0–3.0	1.0–2.0	977	$1,731	$1.77	9d	19	0.98mi
4624 Cromwell Dr Kyle, TX	1.0–3.0	1.0–2.0	1002	$1,960	$1.96	9d	9	1.01mi
136 Trinity Dr Kyle, TX	3.0	2.0	1855	$1,800	$0.97	29d	1	1.04mi
376 Spruce Dr Kyle, TX	4.0	2.0	1857	$1,900	$1.02	20d	1	1.05mi
1050 Wittenburg Kyle, TX	3.0	1.0–2.0	1066	$1,914	$1.80	9d	14	1.05mi
541 Barcelona Kyle, TX	3.0	2.0	1274	$1,950	$1.53	53d	1	1.06mi
228 Patagonia Kyle, TX	3.0	2.0	1230	$1,900	$1.54	20d	1	1.09mi

HOA detail $88/mo · $1,056/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $225,000 Active 322 DOM
2. 2026-08-06
   days on market $225,000 Active 320 DOM
3. 2026-08-05
   days on market $225,000 Active 319 DOM
4. 2026-08-04
   days on market $225,000 Active 318 DOM
5. 2026-08-03
   days on market $225,000 Active 317 DOM
6. 2026-07-31
   days on market $225,000 Active 314 DOM
7. 2026-07-30
   days on market $225,000 Active 312 DOM
8. 2026-07-28
   days on market $225,000 Active 311 DOM
9. 2026-07-26
   remarks 396-char remark
10. 2026-07-26
    days on market $225,000 Active 309 DOM
11. 2026-07-24
    days on market $225,000 Active 307 DOM
12. 2026-07-23
    days on market $225,000 Active 306 DOM
13. 2026-07-22
    days on market $225,000 Active 305 DOM
14. 2026-07-21
    days on market $225,000 Active 304 DOM
15. 2026-07-20
    days on market $225,000 Active 303 DOM
16. 2026-07-18
    days on market $225,000 Active 301 DOM
17. 2026-07-18
    days on market $225,000 Active 300 DOM
18. 2026-07-16
    days on market $225,000 Active 299 DOM
19. 2026-07-15
    days on market $225,000 Active 298 DOM
20. 2026-07-14
    days on market $225,000 Active 297 DOM
21. 2026-07-13
    days on market $225,000 Active 296 DOM
22. 2026-07-13
    days on market $225,000 Active 295 DOM
23. 2026-07-11
    days on market $225,000 Active 294 DOM
24. 2026-07-10
    days on market $225,000 Active 293 DOM
25. 2026-07-09
    days on market $225,000 Active 292 DOM
26. 2026-07-07
    days on market $225,000 Active 290 DOM
27. 2026-07-06
    days on market $225,000 Active 289 DOM
28. 2026-07-05
    days on market $225,000 Active 288 DOM
29. 2026-07-03
    days on market $225,000 Active 286 DOM
30. 2026-07-02
    days on market $225,000 Active 285 DOM
31. 2026-07-01
    days on market $225,000 Active 284 DOM
32. 2026-06-30
    days on market $225,000 Active 283 DOM
33. 2026-06-29
    days on market $225,000 Active 282 DOM
34. 2026-06-28
    days on market $225,000 Active 281 DOM
35. 2026-06-27
    days on market $225,000 Active 280 DOM
36. 2026-06-26
    days on market $225,000 Active 279 DOM
37. 2026-06-24
    days on market $225,000 Active 277 DOM
38. 2026-06-22
    days on market $225,000 Active 275 DOM
39. 2026-06-21
    days on market $225,000 Active 274 DOM
40. 2026-06-18
    days on market $225,000 Active 271 DOM
41. 2026-06-17
    days on market $225,000 Active 270 DOM
42. 2026-06-16
    days on market $225,000 Active 269 DOM
43. 2026-06-15
    days on market $225,000 Active 268 DOM
44. 2026-06-13
    days on market $225,000 Active 266 DOM
45. 2026-06-09
    days on market $225,000 Active 262 DOM
46. 2026-06-08
    days on market $225,000 Active 261 DOM
47. 2026-06-07
    statusdays on market $225,000 Active 260 DOM
48. 2026-04-28
    price
49. 2025-10-21
    price
50. 2025-09-03
    status Active

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,195
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − HOA: −$1,056
• − Depreciation: −$6,545
• Taxable loss: −$5,221
• Est. tax savings @ 24.0%: +$1,253
• After-tax cash flow: $-138/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 · 11 photos

Good 75/100 Cosmetic rehab Est. rehab $7,010–$21,030 screening

This townhouse is in good condition with recent updates, including a new roof and modern fixtures. It's move-in ready with a good curb appeal and potential for further value through exterior painting and modernizing the interior.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and property value. ↑
• Both Clean gutters — Improves drainage and property value. ↑
• Both Replace ceiling fans — Modernize and improve air circulation. ↑
• Both Replace light fixtures — Modernize and improve lighting quality. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Laura B Negley El D- TX #1,080/4,322 Nat'l #15,452/41,679 Middle R C Barton Middle B- TX #270/1,662 Nat'l #2,699/14,009 High Jack C Hays H S F TX #697/1,632 Nat'l #7,320/17,239

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

B Composite livability gradescore 75/100

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 · 286,948 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: 11% of renters

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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%

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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%

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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

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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