140 Caddis Cv · Kyle, TX 78640

$215,000

3 bd · 2.0 ba · 1,190 sqft · SingleFamily public records · 126 Days on market

Built 2008 4,795 sqft lot $181/sqft · 25% below area Est $286k · 25% under

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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 +7.6/30.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

*BANK APPROVED PRICE* Welcome home to this charming and well-maintained residence in the desirable Brookside neighborhood of Kyle. Featuring attractive stonework and a functional, open layout, this home is ideal for comfortable everyday living. A fantastic opportunity for first-time buyers or anyone looking for a convenient, move-in-ready home in a prime location!

Key facts

• 4,795 sq ft lot
• 2 garage spots
• Built 2008

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-253 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (20.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (16.3% below list).
• Recommended offer: $170k (20.8% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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; 40 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 $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 126 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $170,277 (20.8% 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 126 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.05%
• DSCR: 0.78
• GRM: 10.0

CMA / ARV

• ARV (median comp): $286,315
• List price: $215,000
• Delta: -24.91%
• 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
424 Atlantis	0.20mi	3/2.0	1,159 (-3%)	11mo	$235,000	$203	77
360 Atlantis	0.23mi	3/2.0	1,159 (-3%)	10mo	$186,200	$161	77
135 Endeavour	0.31mi	3/2.0	1,138 (-4%)	14mo	$239,000	$210	67
168 Voyager Cv	0.56mi	3/2.0	1,158 (-3%)	10mo	$235,000	$203	61
184 Atlantis	0.41mi	3/2.0	1,032 (-13%)	5mo	$209,000	$203	55
255 Langely	0.51mi	3/2.0	1,252 (+5%)	19mo	$264,900	$212	52
680 Ferrule Dr	0.46mi	3/2.5	1,360 (+14%)	3mo	$219,763	$162	50
656 Ferrule Dr	0.44mi	3/2.5	1,360 (+14%)	7mo	$229,750	$169	48
209 Donatello	0.55mi	3/2.0	1,088 (-9%)	18mo	$199,900	$184	45
352 Voyager Cv	0.69mi	3/2.0	1,295 (+9%)	12mo	$260,000	$201	43
187 Ames Cv	0.64mi	3/2.0	1,032 (-13%)	9mo	$250,000	$242	41
668 Ferrule Dr	0.40mi	3/2.5	1,360 (+14%)	20mo	$239,212	$176	39

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: -28.7%
• Equity multiple: 0.07×
• Total profit: $-56,093
• Equity at exit: $32,057

10-year hold

• IRR: -49.6%
• Equity multiple: -0.49×
• Total profit: $-89,402
• Equity at exit: $18,589

Cash invested: $60,200 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$457 /mo · $5,488/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-253

Break-even live

Break-even rent $2,120

Max offer price $170,277

Occupancy floor —

Sensitivity live

Price	-10% $-131	-5% $-192	+0% $-253	+5% $-314	+10% $-375
Rent	-10% $-395	-5% $-324	+0% $-253	+5% $-182	+10% $-111
Rate	-1.0pp $-145	-0.5pp $-198	base $-253	+0.5pp $-309	+1.0pp $-366

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1561 Arbor Knot Dr Kyle, TX	2.0	2.0	1195	$1,750	$1.46	4d	1	0.33mi
149 Creekside Villa Dr Kyle, TX	3.0	2.0	1266	$1,495	$1.18	16d	1	0.45mi
155 Creekside Villa Dr Kyle, TX	3.0	2.0	1266	$1,495	$1.18	16d	1	0.45mi
155 Creekside Villa Dr Kyle, TX	3.0	2.0	1266	$1,695	$1.34	5d	1	0.45mi
155 Creekside Villa Dr Kyle, TX	3.0	2.0	1266	$1,695	$1.34	25d	1	0.45mi
185 Creekside Villa Dr Kyle, TX	3.0	2.5	1463	$1,700	$1.16	16d	1	0.49mi
125 Voyager Cv Kyle, TX	3.0	2.0	1476	$1,800	$1.22	45d	1	0.54mi
376 Musgrav Kyle, TX	3.0	2.0	1476	$1,988	$1.35	17d	1	0.57mi
232 Voss Kyle, TX	3.0	2.0	1467	$1,895	$1.29	5d	1	0.77mi
211 Wild Buffalo Dr Kyle, TX	3.0	2.0	1180	$1,595	$1.35	25d	1	0.80mi
211 Wild Buffalo Dr Kyle, TX	3.0	2.0	1180	$1,595	$1.35	17d	1	0.80mi
211 Wild Buffalo Dr Kyle, TX	3.0	2.0	1180	$1,595	$1.35	19d	1	0.80mi
185 Voss Kyle, TX	3.0	2.0	1371	$1,800	$1.31	12d	1	0.81mi
410 Masonwood Dr Kyle, TX	3.0	2.0	1341	$1,797	$1.34	45d	1	0.82mi
351 Zebra Dr Kyle, TX	3.0	2.0	1207	$1,995	$1.65	25d	1	0.88mi
526 Harvest Moon Pkwy Kyle, TX	3.0–4.0	2.0–3.0	1624	$1,399	$0.86	3d	1	0.90mi
140 Llama Loop Kyle, TX	3.0	2.0	1335	$1,695	$1.27	45d	1	0.90mi
200 Philomena Dr Kyle, TX	1.0–3.0	1.0–2.0	994	$1,980	$1.99	3d	24	1.03mi
240 New Country Rd Kyle, TX	3.0	2.0	1106	$1,650	$1.49	12d	1	1.05mi
240 New Country Rd Kyle, TX	3.0	2.0	1106	$1,650	$1.49	3d	1	1.05mi
187 Rummel Dr Kyle, TX	3.0	2.0	1240	$1,795	$1.45	45d	1	1.09mi
273 Tower Dr Kyle, TX	3.0	2.0	1252	$1,795	$1.43	19d	1	1.11mi
261 New Bridge Dr Kyle, TX	4.0	2.0	1368	$1,849	$1.35	45d	1	1.16mi
1579 Violet Ln Kyle, TX	3.0	2.5	1426	$1,750	$1.23	25d	1	1.17mi
205 Beech Dr Kyle, TX	3.0	2.0	1359	$1,825	$1.34	45d	1	1.21mi
205 Beech Dr Kyle, TX	3.0	2.0	1359	$1,795	$1.32	5d	1	1.21mi
141 Opal Ln Kyle, TX	3.0	1.0–2.0	886	$2,000	$2.26	3d	93	1.23mi
510 New Bridge Dr Kyle, TX	4.0	2.0	1359	$1,695	$1.25	45d	1	1.25mi
610a N Main St Kyle, TX	3.0	1.0	1474	$1,395	$0.95	45d	1	1.25mi
203 W North St Kyle, TX	2.0	1.0	1049	$1,100	$1.05	45d	1	1.28mi
850 Bunton Reserve Blvd Kyle, TX	3.0	2.0	1109	$1,800	$1.62	25d	1	1.32mi
504 W Moore St Kyle, TX	2.0	1.0	952	$1,450	$1.52	19d	1	1.33mi
164 Fabion St Kyle, TX	3.0	2.0	1437	$1,799	$1.25	16d	1	1.34mi
1437 Treeta Trl Kyle, TX	3.0	2.0	1262	$1,895	$1.50	45d	1	1.36mi
196 Fabion St Kyle, TX	3.0	2.0	1326	$1,850	$1.40	25d	1	1.37mi
1469 Breanna Ln Kyle, TX	3.0	2.0	1329	$1,650	$1.24	19d	1	1.37mi
705 W 3rd St Kyle, TX	3.0	2.0	1424	$2,250	$1.58	4d	1	1.37mi
931 Brandi Cir Kyle, TX	3.0	2.0	1343	$1,750	$1.30	5d	1	1.40mi
1310 Goforth Rd Kyle, TX	2.0	2.0	1163	$1,850	$1.59	5d	1	1.40mi
364 Kenai Dr Kyle, TX	3.0	2.0	1157	$2,000	$1.73	5d	1	1.40mi

Listing history 28 events

1. 2026-06-21
   days on market $215,000 Active 126 DOM
2. 2026-06-18
   days on market $215,000 Active 123 DOM
3. 2026-06-17
   days on market $215,000 Active 122 DOM
4. 2026-06-16
   days on market $215,000 Active 121 DOM
5. 2026-06-15
   days on market $215,000 Active 120 DOM
6. 2026-06-13
   days on market $215,000 Active 118 DOM
7. 2026-06-09
   days on market $215,000 Active 114 DOM
8. 2026-06-08
   days on market $215,000 Active 113 DOM
9. 2026-06-07
   days on market $215,000 Active 112 DOM
10. 2026-06-05
    days on market $215,000 Active 109 DOM
11. 2026-06-03
    days on market $215,000 Active 108 DOM
12. 2026-06-02
    days on market $215,000 Active 107 DOM
13. 2026-06-01
    days on market $215,000 Active 106 DOM
14. 2026-05-31
    days on market $215,000 Active 105 DOM
15. 2026-05-14
    price $225,000 366-char remark

    Show marketing remark (366 chars)

    *BANK APPROVED PRICE* Welcome home to this charming and well-maintained residence in the desirable Brookside neighborhood of Kyle. Featuring attractive stonework and a functional, open layout, this home is ideal for comfortable everyday living. A fantastic opportunity for first-time buyers or anyone looking for a convenient, move-in-ready home in a prime location!

16. 2026-04-30
    price $228,500 366-char remark

    Show marketing remark (366 chars)

    *BANK APPROVED PRICE* Welcome home to this charming and well-maintained residence in the desirable Brookside neighborhood of Kyle. Featuring attractive stonework and a functional, open layout, this home is ideal for comfortable everyday living. A fantastic opportunity for first-time buyers or anyone looking for a convenient, move-in-ready home in a prime location!

17. 2026-03-02
    status Active 366-char remark

    Show marketing remark (366 chars)

    *BANK APPROVED PRICE* Welcome home to this charming and well-maintained residence in the desirable Brookside neighborhood of Kyle. Featuring attractive stonework and a functional, open layout, this home is ideal for comfortable everyday living. A fantastic opportunity for first-time buyers or anyone looking for a convenient, move-in-ready home in a prime location!

18. 2026-01-07
    historical 366-char remark

    Show marketing remark (366 chars)

    *BANK APPROVED PRICE* Welcome home to this charming and well-maintained residence in the desirable Brookside neighborhood of Kyle. Featuring attractive stonework and a functional, open layout, this home is ideal for comfortable everyday living. A fantastic opportunity for first-time buyers or anyone looking for a convenient, move-in-ready home in a prime location!

19. 2025-12-23
    listed $235,000 Active 366-char remark

    Show marketing remark (366 chars)

    *BANK APPROVED PRICE* Welcome home to this charming and well-maintained residence in the desirable Brookside neighborhood of Kyle. Featuring attractive stonework and a functional, open layout, this home is ideal for comfortable everyday living. A fantastic opportunity for first-time buyers or anyone looking for a convenient, move-in-ready home in a prime location!

20. 2022-07-22
    soldstatus
21. 2022-07-14
    soldstatus Closed 274-char remark

    Show marketing remark (274 chars)

    Wonderful starter home, beautiful stonework and has been well maintained. Covered back patio for relaxing and summer BBQ's. This home is in a prime location, Neighborhood has walking trails, and Tobias Elementary is one block away with easy access to I-35 and downtown Kyle.

22. 2022-07-11
    status Pending 274-char remark

    Show marketing remark (274 chars)

    Wonderful starter home, beautiful stonework and has been well maintained. Covered back patio for relaxing and summer BBQ's. This home is in a prime location, Neighborhood has walking trails, and Tobias Elementary is one block away with easy access to I-35 and downtown Kyle.

23. 2022-06-11
    historical Active Under Contract 274-char remark

    Show marketing remark (274 chars)

    Wonderful starter home, beautiful stonework and has been well maintained. Covered back patio for relaxing and summer BBQ's. This home is in a prime location, Neighborhood has walking trails, and Tobias Elementary is one block away with easy access to I-35 and downtown Kyle.

24. 2022-06-02
    listed $320,000 Active 274-char remark

    Show marketing remark (274 chars)

    Wonderful starter home, beautiful stonework and has been well maintained. Covered back patio for relaxing and summer BBQ's. This home is in a prime location, Neighborhood has walking trails, and Tobias Elementary is one block away with easy access to I-35 and downtown Kyle.

25. 2013-07-09
    soldstatus
26. 2013-07-05
    soldstatus Sold
27. 2013-06-19
    status Pending - Taking Backups
28. 2013-06-15
    listed $125,000 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: $5,488 · $457/mo
• Projected year-2 tax: $5,488 · $457/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $21,588
• − Mortgage interest: −$12,043
• − Property taxes: −$5,488
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$6,255
• Taxable loss: −$6,727
• Est. tax savings @ 24.0%: +$1,614
• After-tax cash flow: $-1,424/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

• 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

+80.0% since first listed

14 events — show timeline

• 2026-05-14 Price Changed $225,000 HARMLS
• 2026-04-30 Price Changed $228,500 HARMLS
• 2026-03-02 Relisted — HARMLS
• 2026-01-07 Listing Removed — HARMLS
• 2025-12-23 Listed $235,000 HARMLS
• 2022-07-22 Sold (Public Records) — Public Records
• 2022-07-14 Sold (MLS) — Unlock MLS
• 2022-07-11 Pending — Unlock MLS
• 2022-06-11 Contingent — Unlock MLS
• 2022-06-02 Listed $320,000 Unlock MLS
• 2013-07-09 Sold (Public Records) — Public Records
• 2013-07-05 Sold (MLS) — Unlock MLS
• 2013-06-19 Pending — Unlock MLS
• 2013-06-15 Listed $125,000 Unlock MLS

Property tax history

+4.4%/yr

Latest (2025): $5,488 · -4.2% YoY. Source: county tax records.