1210 2nd · Kerrville, TX 78028

$79,990

1 bd · 1.0 ba · 696 sqft · SingleFamily public records · 25 Days on market

Built 2016 Poor condition $115/sqft · 64% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special in a great Kerrville location! This property offers tons of potential for the right buyer looking to renovate, flip, or add to their rental portfolio. Conveniently located near Historic Downtown Kerrville, the Guadalupe River, Louise Hays Park, Kerrville River Trail, local shops, dining, parks, and popular Hill Country attractions. Also just a short drive to the golf course off Quinlan Creek Dr, making this a desirable area with plenty of nearby amenities. Bring your vision and make the most of this opportunity in one of Kerrville's most convenient locations!

Key facts

• Louise hays park
• Guadalupe river
• Dining

Tags

• HISTORIC DOWNTOWN KERRVILLE
• GUADALUPE RIVER
• LOUISE HAYS PARK
• KERRVILLE RIVER TRAIL
• LOCAL SHOPS
• DINING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 2.5% in Kerrville — 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 81/100 on livability (#25 in TX, #1,483 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, commute F.
• Kerrville ISD (town): math 45% / reading 51% proficiency, ranked #220 of 826 in TX (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fred H Tally El (math 59% / reading 58%, grade B-, #467 of 4,322 statewide, top 11%, 544 students, 50% FRL); Peterson Middle (math 39% / reading 50%, grade D, #491 of 1,662 statewide, top 31%, 1,075 students, 52% FRL); Tivy H S (math 42% / reading 60%, grade D+, #482 of 1,632 statewide, top 30%, 1,468 students, 47% FRL).
• Market conditions: Rents rising (+3.0%/yr); 998 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 139d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 422 units permitted in Kerr County in 2024 (322 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $554 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Kerr County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 52% 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 $78,790 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.44% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.77%
• DSCR: 1.88
• GRM: 5.8

CMA / ARV

• ARV (median comp): $219,922
• List price: $79,990
• Delta: -63.63%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1121 North St	0.22mi	2/1.0 (+1)	840 (+21%)	12mo	$120,000	$143	50
1621 South	0.58mi	1/1.0	622 (-11%)	12mo	$224,000	$360	45
145 Francisco Lemos St	1.16mi	2/1.0 (+1)	648 (-7%)	8mo	$125,000	$193	42
158 Travis St	0.75mi	1/1.0	892 (+28%)	5mo	$259,500	$291	36
610 Marion	1.08mi	2/1.0 (+1)	804 (+16%)	13mo	$139,000	$173	24
402 W Water St	1.56mi	2/1.0 (+1)	832 (+20%)	19mo	$299,900	$360	19
100 Carmichael	2.21mi	2/1.0 (+1)	816 (+17%)	19mo	$115,000	$141	19
402 Elm St	1.58mi	2/1.0 (+1)	900 (+29%)	40mo	$205,000	$228	15

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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.47×
• Total profit: $10,580
• Equity at exit: $11,927

10-year hold

• IRR: 20.9%
• Equity multiple: 2.77×
• Total profit: $39,654
• Equity at exit: $6,916

Cash invested: $22,397 (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 →

Active competition Active MLS

• For sale now: 3 active · 3 under contract
• Median asking: $150,000 ($231/sqft)
• Median days on market: 71 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +36.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78028

• Rents YoY: 3.0%
• Active inventory: 998
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,153 high
• Mortgage (P&I): −$419
• Tax from tax record: −$89 /mo · $1,073/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $369

Break-even live

Break-even rent $686

Max offer price $79,990

Occupancy floor 63%

Sensitivity live

Price	-10% $414	-5% $392	+0% $369	+5% $346	+10% $324
Rent	-10% $278	-5% $323	+0% $369	+5% $414	+10% $460
Rate	-1.0pp $409	-0.5pp $389	base $369	+0.5pp $348	+1.0pp $327

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: $19,998
• Closing costs: $2,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1128 E Main St Unit MSA15 Kerrville, TX	1.0	1.0	575	$700	$1.22	139d	1	0.37mi
924 North St Unit B Kerrville, TX	1.0	1.0	357	$1,100	$3.08	5d	1	0.39mi
936 Garden St Kerrville, TX	1.0	1.0	720	$1,205	$1.67	139d	1	0.39mi
1605 Water St Kerrville, TX	1.0	1.0	530	$995	$1.88	139d	3	0.73mi
2105 Singing Wind Dr Kerrville, TX	1.0–3.0	1.0–1.5	822	$1,125	$1.37	0d	8	0.93mi
2105 Singing Wind Dr Kerrville, TX	1.0–3.0	1.0–1.5	822	$1,025	$1.25	139d	1	0.93mi
2412 Singing Wind Dr Kerrville, TX	1.0	1.0	609	$1,070	$1.76	139d	1	0.99mi
905 Paschal St Kerrville, TX	1.0–3.0	1.0–2.0	868	$889	$1.02	0d	1	1.06mi
717 Hill Country Dr Kerrville, TX	2.0	1.0–2.5	717	$1,166	$1.63	0d	6	1.13mi

Property features AI

Finance

• Other: Property listed for salePossession at closing/funding
• Financial info: Down payment resources not indicated
• HOA & community: Subdivision: KERR SUBDIVISION

Exterior

• Utilities: Other water/sewer information available
• Home design: Pre-owned homeApproximate age: 10 years
• Construction: Stucco exteriorRoof: Not applicable
• Exterior features: Stucco exterior

Interior

• Kitchen: Kitchen approximately 10 x 10
• Bedrooms: Master bedroom approximately 10 x 10
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating fuel (see remarks)
• Interior features: Washer and dryer connectionsWood floors
• Laundry & utility: Washer and dryer connections

Listing history 18 events

1. 2026-07-01
   days on market $79,990 Active 25 DOM
2. 2026-06-30
   days on market $79,990 Active 24 DOM
3. 2026-06-29
   days on market $79,990 Active 23 DOM
4. 2026-06-28
   days on market $79,990 Active 22 DOM
5. 2026-06-27
   days on market $79,990 Active 21 DOM
6. 2026-06-26
   days on market $79,990 Active 19 DOM
7. 2026-06-22
   days on market $79,990 Active 16 DOM
8. 2026-06-19
   days on market $79,990 Active 13 DOM
9. 2026-06-18
   days on market $79,990 Active 12 DOM
10. 2026-06-17
    statusdays on market $79,990 Active 11 DOM
11. 2026-06-16
    days on market $79,990 New 10 DOM
12. 2026-06-15
    days on market $79,990 New 9 DOM
13. 2026-06-14
    days on market $79,990 New 7 DOM
14. 2026-06-12
    days on market $79,990 New 6 DOM
15. 2026-06-09
    days on market $79,990 New 3 DOM
16. 2026-06-08
    days on market $79,990 New 2 DOM
17. 2026-06-07
    remarks 583-char remark
18. 2026-06-07
    listed $79,990 New 1 DOM

ⓘ 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: $1,073 · $89/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$391/yr (+$33/mo · 36.4%)

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $13,840
• − Mortgage interest: −$4,481
• − Property taxes: −$1,073
• − Insurance: −$400
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$2,327
• Taxable income: $3,345
• Est. tax owed @ 24.0%: −$803
• After-tax cash flow: $3,624/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 · 2 photos

Poor 20/100 Extensive rehab Est. rehab $34,800–$62,640 screening

This property requires extensive repairs and updates, including a new roof, exterior siding, and landscaping, to improve its resale and rental value.

Deferred maintenance Est. $20,000–$60,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.
• Major Windows (windows) — The windows are boarded up, indicating they are not functioning and likely need replacement.

Repairs flagged

• Major roof — Significant damage and potential leaks are visible.
• Major exterior siding — Severe peeling and damage to the siding.
• Major HVAC/mechanicals — No visible systems, but the exterior condition suggests potential issues with the interior as well.
• Major landscaping — Overgrown and unkempt, detracting from curb appeal.
• Major interior walls/paint — No visible condition, but the exterior suggests potential issues with the interior as well.
• Major flooring — No visible condition, but the exterior suggests potential issues with the interior as well.

Value-add opportunities

• Both repair and replace roof — A new roof will improve both the resale and rental value. ↑
• Both repair and replace exterior siding — A new exterior will improve both the resale and rental value. ↑
• Both landscaping and curb appeal improvements — A well-maintained exterior will improve both the resale and rental value. ↑
• Both HVAC and mechanical upgrades — Upgrading HVAC and mechanical systems will improve both the resale and rental value. ↑
• Both interior repairs and updates — Addressing interior issues will improve both the resale and rental value. ↑
• Both flooring replacement — Replacing flooring will improve both the resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Extensive 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.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Fred H Tally El B- TX #467/4,322 Nat'l #8,158/41,679 Middle Peterson Middle D TX #491/1,662 Nat'l #4,747/14,009 High Tivy H S D+ TX #482/1,632 Nat'l #5,320/17,239

Schools (NCES district)

• District: Kerrville ISD
• NCES district ID: 4825590
• Math proficiency: 45% ▼ -10.00%
• Reading proficiency: 51% ▼ -1.00%
• Median HH income: $44,050
• Composite: 40.54/100
• National rank: #3702
• State rank: #220 of 826 in TX

A Composite livability gradescore 81/100

Livability — Kerrville

• Score: 81/100
• State rank: #25
• US rank: #1483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kerrville, TX
• County: Kerr County · 54,010 people
• City population: 41,206
• Metro: Kerrville, TX
• Population (ZIP): 41,206
• Household income: $66,991
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 10% of renters

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Population outlook (Kerr County) Hauer SSP2

• Today (2025): 54,010 people
• By 2030: 55,651 · +3.0%
• By 2040: 58,923 · +9.1%
• By 2050: 62,117 · +15.0%
• By 2075: 71,809 · +33.0%
• By 2100: 77,004 · +42.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 26% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 3% Slovak 3% Portuguese 2%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10%

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Political lean MEDSL · Kerr

• 2024 margin: Solid R (+54.3) · D 22.4% · R 76.8%
• 2008→2024 swing: -4.8pp toward R · 2008: -49.6pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+51.7 2016: R+56.3 2012: R+59.1 2008: R+49.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -260.97%
• Current HPI: 213.3663
• Rent YoY: ▲ 3.03%
• Metro: Kerrville, 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

Property features AI

Finance

• Other: Property listed for salePossession at closing/funding
• Financial info: Down payment resources not indicated
• HOA & community: Subdivision: KERR SUBDIVISION

Exterior

• Utilities: Other water/sewer information available
• Home design: Pre-owned homeApproximate age: 10 years
• Construction: Stucco exteriorRoof: Not applicable
• Exterior features: Stucco exterior

Interior

• Kitchen: Kitchen approximately 10 x 10
• Bedrooms: Master bedroom approximately 10 x 10
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating fuel (see remarks)
• Interior features: Washer and dryer connectionsWood floors
• Laundry & utility: Washer and dryer connections

Price history

3 events — show timeline

• 2026-07-01 Listing Removed — LERA
• 2026-06-06 Listed $79,990 LERA
• 2026-04-30 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,073 · +0.7% YoY. Source: county tax records.