115A Auction Oak Unit A · Kyle, TX 78640

$199,000

3 bd · 2.5 ba · 1,402 sqft · Condo · 368 Days on market

Built 2006 Good condition $142/sqft · 26% below area Est $270k · 26% under $88/mo HOA · 5% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• Schools +4.8/10.0
• 1% rule +4.4/10.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Kyle is BOOMING! Come see this Updated (some minor work in progress) and recently painted HOME with NEWLY installed 2024 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. BEST TO USE ALLEY ACCESS FOR QUICK PARKING AND SIDE DOOR. .

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 $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $7 ($88/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (6.5% below list).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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); 2406 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $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 368 days — a 12% lower offer ($175k) 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 $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 368 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 8.9

CMA / ARV

• ARV (median comp): $269,760
• List price: $199,000
• Delta: -26.23%
• 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
1377 Beechwood Dr	0.89mi	3/2.0	1,405 (+0%)	1mo	$249,000	$177	62
1612 Sanders	0.44mi	3/2.0	1,137 (-19%)	1mo	$229,999	$202	52
227 Hess Dr	1.13mi	3/2.0	1,516 (+8%)	0mo	$255,000	$168	49
360 Sampson	0.53mi	3/2.5	1,704 (+22%)	2mo	$299,000	$175	49
115 Rei Tang Loop	1.18mi	3/2.0	1,285 (-8%)	2mo	$239,900	$187	48
110 Madrid	1.25mi	3/2.0	1,274 (-9%)	2mo	$269,900	$212	46
188 Spring Branch Loop	0.83mi	3/2.0	1,533 (+9%)	3mo	$269,000	$175	45
113 Mason Reed Cv	0.89mi	3/2.0	1,224 (-13%)	0mo	$235,000	$192	42
664 Hometown Pkwy	1.21mi	3/2.0	1,692 (+21%)	1mo	$285,000	$168	37
4456 Mather	0.62mi	4/2.0 (+1)	1,636 (+17%)	2mo	$320,000	$196	37
459 Jim Miller Dr	1.02mi	3/2.0	1,720 (+23%)	2mo	$285,000	$166	36
700 Scheel Rd	0.71mi	4/2.0 (+1)	1,650 (+18%)	2mo	$315,000	$191	33

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: -19.7%
• Equity multiple: 0.33×
• Total profit: $-37,151
• Equity at exit: $29,672

10-year hold

• IRR: -21.3%
• Equity multiple: 0.06×
• Total profit: $-52,496
• 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: 2406
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,862 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$88
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $7

Break-even live

Break-even rent $1,852

Max offer price $199,000

Occupancy floor 95%

Sensitivity live

Price	-10% $145	-5% $76	+0% $7	+5% $-61	+10% $-130
Rent	-10% $-140	-5% $-66	+0% $7	+5% $81	+10% $154
Rate	-1.0pp $108	-0.5pp $58	base $7	+0.5pp $-44	+1.0pp $-97

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 Michaelis Unit A Kyle, TX	3.0	2.5	1236	$1,550	$1.25	42d	1	0.03mi
135 Michaelis Unit B Kyle, TX	3.0	2.5	1552	$1,600	$1.03	139d	1	0.04mi
215 Michaelis Unit B Kyle, TX	3.0	2.5	1232	$1,595	$1.29	42d	1	0.04mi
125 Michaelis Unit A Kyle, TX	3.0	2.5	1518	$1,750	$1.15	42d	1	0.05mi
101 Princess Jennifer Dr Kyle, TX	3.0	2.0	1334	$1,770	$1.33	9d	1	0.12mi
5679 Fergus Unit B Kyle, TX	2.0	2.5	1218	$1,650	$1.35	6d	1	0.16mi
251 Utterback Unit B Kyle, TX	3.0	2.5	1400	$1,700	$1.21	42d	1	0.19mi
251 Utterback Unit A Kyle, TX	2.0	2.5	1560	$1,600	$1.03	6d	1	0.19mi
251A Utterback Unit Utterback 251 A Kyle, TX	2.0	2.5	1560	$1,600	$1.03	6d	1	0.20mi
251B Utterback Unit 251 B Utterback Kyle, TX	3.0	2.5	1400	$1,700	$1.21	42d	1	0.20mi
101 Ina Ct Kyle, TX	3.0	2.0	1642	$1,680	$1.02	119d	1	0.28mi
5711 FM 2770 Kyle, TX	3.0	3.0	1432	$2,010	$1.40	9d	2	0.34mi
175 Wetzel Kyle, TX	4.0	2.0	1630	$2,200	$1.35	4d	1	0.36mi
183 Glocken Ln Kyle, TX	3.0	2.0	1434	$2,275	$1.59	72d	1	0.37mi
183 Glocken Ln Kyle, TX	3.0	2.0	1434	$2,100	$1.46	28d	1	0.37mi
4211 Mather Kyle, TX	4.0	2.0	1630	$1,800	$1.10	3d	1	0.40mi
1612 Sanders Kyle, TX	3.0	2.0	1137	$1,800	$1.58	6d	1	0.45mi
162 Rains Kyle, TX	3.0	2.0	1530	$2,200	$1.44	6d	1	0.49mi
5661 Hartson Kyle, TX	4.0	2.5	1728	$1,850	$1.07	99d	1	0.49mi
4831 Mather Kyle, TX	3.0	2.0	1308	$1,850	$1.41	100d	1	0.52mi
1007 Harwell Loop Kyle, TX	3.0	2.5	1819	$2,750	$1.51	67d	1	0.53mi
140 Saddle Cv Kyle, TX	4.0	2.0	1550	$2,195	$1.42	4d	1	0.54mi
191 Cleveland Kyle, TX	3.0	2.5	1671	$1,975	$1.18	108d	1	0.54mi
305 Brooks Ranch Dr Kyle, TX	4.0	2.0	1544	$2,250	$1.46	113d	1	0.55mi
483 McGarity Kyle, TX	3.0	2.5	1305	$1,750	$1.34	28d	1	0.56mi
437 Sampson Kyle, TX	3.0	2.0	1379	$1,750	$1.27	67d	1	0.58mi
437 Sampson Kyle, TX	3.0	2.0	1379	$1,750	$1.27	62d	1	0.58mi
435 McGarity Kyle, TX	3.0	2.0	1204	$1,795	$1.49	113d	1	0.58mi
1277 Sweet Gum Kyle, TX	4.0	2.0	1836	$1,995	$1.09	113d	1	0.60mi
395 McGarity Kyle, TX	3.0	2.5	1830	$1,900	$1.04	28d	1	0.60mi
140 Schmidt Kyle, TX	4.0	2.5	1521	$1,900	$1.25	94d	1	0.61mi
204 Quail Meadow Dr Kyle, TX	3.0	2.0	1145	$2,500	$2.18	119d	1	0.66mi
204 Quail Meadow Dr Kyle, TX	3.0	2.0	1145	$1,800	$1.57	28d	1	0.66mi
4631 Mather Kyle, TX	4.0	2.5	1664	$1,995	$1.20	139d	1	0.66mi
263 Donn Brooks Dr Kyle, TX	4.0	2.0	1550	$1,995	$1.29	9d	1	0.69mi
354 Camelia Pkwy Kyle, TX	3.0	2.0	1835	$2,200	$1.20	83d	1	0.70mi
152 Dressen Kyle, TX	3.0	2.5	1858	$1,925	$1.04	9d	1	0.72mi
505 Brooks Ranch Dr Kyle, TX	4.0	2.0	1853	$2,300	$1.24	42d	1	0.73mi
136 Strawn Kyle, TX	4.0	2.0	1730	$2,000	$1.16	28d	1	0.74mi
140 Steele Kyle, TX	4.0	2.0	1712	$2,000	$1.17	28d	1	0.77mi

HOA detail $88/mo · $1,056/yr condo

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

Listing history 50 events

1. 2026-09-23
   days on market $199,000 Active 368 DOM
2. 2026-09-22
   days on market $199,000 Active 367 DOM
3. 2026-09-21
   days on market $199,000 Active 366 DOM
4. 2026-09-20
   days on market $199,000 Active 365 DOM
5. 2026-09-19
   days on market $199,000 Active 364 DOM
6. 2026-09-18
   days on market $199,000 Active 363 DOM
7. 2026-09-17
   days on market $199,000 Active 362 DOM
8. 2026-09-16
   days on market $199,000 Active 361 DOM
9. 2026-09-15
   days on market $199,000 Active 360 DOM
10. 2026-09-14
    days on market $199,000 Active 359 DOM
11. 2026-09-13
    days on market $199,000 Active 358 DOM
12. 2026-09-12
    days on market $199,000 Active 357 DOM
13. 2026-09-11
    days on market $199,000 Active 356 DOM
14. 2026-09-05
    days on market $199,000 Active 350 DOM
15. 2026-09-04
    days on market $199,000 Active 349 DOM
16. 2026-09-03
    days on market $199,000 Active 348 DOM
17. 2026-08-31
    days on market $199,000 Active 345 DOM
18. 2026-08-30
    days on market $199,000 Active 344 DOM
19. 2026-08-29
    remarks 431-char remark
20. 2026-08-29
    days on market $199,000 Active 343 DOM
21. 2026-08-28
    days on market $199,000 Active 342 DOM
22. 2026-08-27
    days on market $199,000 Active 341 DOM
23. 2026-08-25
    days on market $199,000 Active 339 DOM
24. 2026-08-24
    days on market $199,000 Active 338 DOM
25. 2026-08-23
    days on market $199,000 Active 337 DOM
26. 2026-08-22
    days on market $199,000 Active 336 DOM
27. 2026-08-21
    remarks 419-char remark
28. 2026-08-21
    pricedays on market $199,000 Active 335 DOM
29. 2026-08-20
    days on market $225,000 Active 334 DOM
30. 2026-08-19
    days on market $225,000 Active 333 DOM
31. 2026-08-18
    days on market $225,000 Active 332 DOM
32. 2026-08-17
    days on market $225,000 Active 331 DOM
33. 2026-08-16
    days on market $225,000 Active 330 DOM
34. 2026-08-15
    days on market $225,000 Active 329 DOM
35. 2026-08-14
    days on market $225,000 Active 328 DOM
36. 2026-08-13
    days on market $225,000 Active 327 DOM
37. 2026-08-11
    days on market $225,000 Active 325 DOM
38. 2026-08-10
    days on market $225,000 Active 324 DOM
39. 2026-08-09
    days on market $225,000 Active 323 DOM
40. 2026-08-08
    days on market $225,000 Active 322 DOM
41. 2026-08-06
    days on market $225,000 Active 320 DOM
42. 2026-08-05
    days on market $225,000 Active 319 DOM
43. 2026-08-04
    days on market $225,000 Active 318 DOM
44. 2026-08-03
    days on market $225,000 Active 317 DOM
45. 2026-07-31
    days on market $225,000 Active 314 DOM
46. 2026-07-30
    days on market $225,000 Active 312 DOM
47. 2026-07-28
    days on market $225,000 Active 311 DOM
48. 2026-07-26
    remarks 396-char remark
49. 2026-07-26
    days on market $225,000 Active 309 DOM
50. 2026-07-24
    days on market $225,000 Active 307 DOM

ⓘ 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: $22,338
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − HOA: −$1,056
• − Depreciation: −$5,789
• Taxable loss: −$3,208
• Est. tax savings @ 24.0%: +$770
• After-tax cash flow: $858/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