127 Redbud Hl · Ingram, TX 78025

$229,900

3 bd · 2.0 ba · 1,186 sqft · SingleFamily public records · 12 Days on market

0.37 ac lot Est $189k · 22% over

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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).

• Cash flow +15.8/30.0
• Appreciation +9.9/10.0
• DSCR +4.9/10.0
• Schools +4.4/10.0
• 1% rule +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Great investment property, starter home or retirement property. This 3/2 has large family room with fireplace stove, adjoining dining area, country kitchen and large screened in porch in the front and smaller one in the back which has a large backyard. It has a secluded location and the property is kept in good condition. Selling "as is".

Key facts

• Large covered porch
• Screened-in porch
• Workshop area

Tags

• EARTH STOVE FIREPLACE
• LARGE COVERED PORCH
• SCREENED-IN PORCH
• OVERSIZED ONE-CAR GARAGE
• WORKSHOP AREA

Property features AI

Exterior

• Parking: Attached garage
• Utilities: Cable available; Septic tank
• Home design: Single-family residence; One-story
• Construction: Composition roof
• Exterior features: Screened porch/patio; Level, wooded lot; Private maintained road access

Interior

• Kitchen: Electric range; Dishwasher
• Flooring: Wood floors
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Electric heating; Wood stove; Central air conditioning
• Interior features: Wood flooring; Dishwasher, Electric range, Washer, Dryer
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $210k (8.7% below list).
• Recommended offer: $210k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 1.1% in Ingram — 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 61/100 on livability (#982 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• Ingram ISD (rural): math 58% / reading 47% proficiency, ranked #145 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ingram El (math 61% / reading 44%, grade C-, #720 of 4,322 statewide, top 17%, 569 students, 75% FRL); Ingram Middle (math 52% / reading 43%, grade C-, #408 of 1,662 statewide, top 25%, 279 students, 69% FRL); Ingram Tom Moore H S (math 67% / reading 62%, grade B-, #199 of 1,632 statewide, top 14%, 392 students, 62% FRL).
• Market conditions: 37 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 422 units permitted in Kerr County in 2024 (322 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (9.8% local appreciation)).
• Kerr County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.8% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,000 (8.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
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: 0.91% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.99%
• DSCR: 1.09
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $188,574
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 3rd St	0.74mi	2/2.0 (-1)	1,008 (-15%)	24mo	$159,900	$159	15

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.99×
• Total profit: $128,252
• Equity at exit: $203,119

10-year hold

• IRR: 22.3%
• Equity multiple: 6.77×
• Total profit: $371,391
• Equity at exit: $433,852

Cash invested: $64,372 (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 78025

• Home prices YoY: 4.6%
• Active inventory: 37
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$251 /mo · $3,012/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $107

Break-even live

Break-even rent $1,965

Max offer price $229,900

Occupancy floor 90%

Sensitivity live

Price	-10% $237	-5% $172	+0% $107	+5% $41	+10% $-24
Rent	-10% $-59	-5% $24	+0% $107	+5% $190	+10% $272
Rate	-1.0pp $222	-0.5pp $165	base $107	+0.5pp $47	+1.0pp $-14

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
335 Goat Creek Cut Off Rd Kerrville, TX	2.0	2.0	1340	$2,100	$1.57	45d	1	1.45mi

Listing history 9 events

1. 2026-06-21
   days on market $229,900 Active 12 DOM
2. 2026-06-19
   days on market $229,900 Active 10 DOM
3. 2026-06-18
   days on market $229,900 Active 9 DOM
4. 2026-06-17
   days on market $229,900 Active 8 DOM
5. 2026-06-16
   days on market $229,900 Active 7 DOM
6. 2026-06-15
   days on market $229,900 Active 6 DOM
7. 2026-06-14
   days on market $229,900 Active 4 DOM
8. 2026-06-12
   remarks 699-char remark
9. 2026-06-12
   listed $229,900 Active 3 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: $3,012 · $251/mo
• Projected year-2 tax: $4,207 · $351/mo
• Expected delta: +$1,195/yr (+$100/mo · 39.7%)

ⓘ 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 5 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $25,200
• − Mortgage interest: −$12,878
• − Property taxes: −$3,012
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$6,688
• Taxable loss: −$2,560
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $1,893/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: Ingram ISD
• NCES district ID: 4824210
• Math proficiency: 58% ▲ 6.00%
• Reading proficiency: 47% ▲ 5.00%
• Median HH income: $43,533
• Composite: 44.29/100
• National rank: #2834
• State rank: #145 of 826 in TX

Livability — Ingram

• Score: 61/100
• State rank: #982
• US rank: #17414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,060

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 31% Two or more races 16% Black 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Serbian 3% Scotch-Irish 3% Slovak 3%
• Foreign-born: 8% · Canada
• Languages at home: 80% English-only · Spanish 19%

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: ▲ 9.76%
• Current HPI: 222.7075
• Rent YoY: —
• Metro: —
• 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

+76.8% since first listed

10 events — show timeline

• 2026-06-09 Listed $229,900 KVMLS
• 2025-01-11 Rental Removed $1,850 Avail
• 2024-11-15 Price Changed $1,850 Avail
• 2024-11-02 Listed for Rent $2,000 Avail
• 2019-03-29 Sold (MLS) — LERA
• 2019-03-29 Sold (MLS) — CHCMLS
• 2019-03-29 Sold (MLS) — KVMLS
• 2018-11-02 Listed $130,000 LERA
• 2018-11-02 Listed $130,000 CHCMLS
• 2018-11-02 Listed $130,000 KVMLS

Property tax history

+8.3%/yr

Latest (2025): $3,012 · +7.0% YoY. Source: county tax records.