179 Dunn Dr #94 · Uhland, TX 78640

$104,995

4 bd · 2.0 ba · 1,512 sqft · Manufactured · 224 Days on market

Manufactured home Built 2025 Good condition $69/sqft · 34% below area Est $160k · 34% under ↓ 5% since listing

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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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Condition / age +4.0/5.0
• Livability +2.7/5.0
• Appreciation +2.5/10.0
• Rent growth +2.4/5.0
• Schools +2.4/10.0
• Manufactured-home adj. -6.0

Listing remarks MLS

Brand new Champion model home available! This beautiful home features an open floor plan with a kitchen island. The dining area is perfect for entertaining! All kitchen appliances are included. Utility room has washer and dryer connections. Primary bathroom has a walk-in shower and dual vanities, and a large walk-in closet. Come make this your brand new home! Apply today!!

Key facts

• Kitchen appliances
• Utility room
• Dual vanities

Tags

• KITCHEN ISLAND
• DINING AREA
• KITCHEN APPLIANCES
• UTILITY ROOM
• WALK-IN SHOWER
• DUAL VANITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 4.8% in Uhland — 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 54/100 on livability (#1,385 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, 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: Hemphill El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 577 students, 71% FRL); D J Red Simon Middle (math 16% / reading 22%, grade F, #1,466 of 1,662 statewide, top 89%, 733 students, 78% FRL); Lehman H S (math 20% / reading 32%, grade F, #1,234 of 1,632 statewide, top 76%, 2,120 students, 59% FRL) — zoned schools average 70% FRL vs 43% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 38% district-wide (-14 pts) — the specific schools serving this property underperform the Hays CISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.3%/yr); 2089 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 48d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $726 of loan paydown is wiped out by about $3k 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 224 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $92,395 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.13%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (median comp): $160,000
• List price: $104,995
• Delta: -34.38%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
191 Pink Footed Pass	0.41mi	4/2.0	1,500 (-1%)	1mo	$189,999	$127	79
314 Pink Footed Pass	0.46mi	4/2.0	1,667 (+10%)	0mo	$233,999	$140	61
1205 Celosia Loop	1.14mi	4/2.0	1,485 (-2%)	1mo	$231,990	$156	61
114 Canadian Cv	0.36mi	4/2.0	1,707 (+13%)	1mo	$235,999	$138	61
747 Whoopers Loop	0.49mi	3/2.0 (-1)	1,411 (-7%)	1mo	$221,999	$157	60
510 Whoopers Loop	0.40mi	4/2.0	1,707 (+13%)	1mo	$235,999	$138	59
474 Whoopers Loop	0.43mi	4/2.0	1,707 (+13%)	0mo	$234,999	$138	58
519 Sandringham Loop	1.22mi	3/2.0 (-1)	1,521 (+1%)	1mo	$225,900	$149	58
588 Whoopers Loop	0.37mi	4/2.0	1,850 (+22%)	0mo	$241,999	$131	58
2674 Cotton Gin Rd	0.55mi	4/2.0	1,680 (+11%)	1mo	$160,000	$95	55
197 Pink Footed Pass	0.40mi	4/2.5	1,802 (+19%)	1mo	$212,999	$118	53
158 Wilhem Way	1.14mi	3/2.0 (-1)	1,642 (+9%)	0mo	$275,000	$167	45

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,083
• Equity at exit: $15,655

10-year hold

• IRR: 7.3%
• Equity multiple: 1.48×
• Total profit: $14,055
• Equity at exit: $9,078

Cash invested: $29,399 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 1 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $122,495 ($69/sqft)
• Median days on market: 173 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +54.4% above current asking $/sqft

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

ZIP-level market 78640

• Home prices YoY: -33.8%
• Rents YoY: -0.3%
• Active inventory: 2089
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,357 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $346

Break-even live

Break-even rent $918

Max offer price $104,995

Occupancy floor 69%

Sensitivity live

Price	-10% $419	-5% $383	+0% $346	+5% $310	+10% $274
Rent	-10% $239	-5% $293	+0% $346	+5% $400	+10% $453
Rate	-1.0pp $399	-0.5pp $373	base $346	+0.5pp $319	+1.0pp $291

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: $26,249
• Closing costs: $3,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Pineland Ave Niederwald, TX	3.0	2.0	1512	$1,349	$0.89	13d	1	0.08mi
177 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,525	$1.03	73d	1	0.44mi
177 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,525	$1.03	93d	1	0.44mi
151 Pink Footed Pass Uhland, TX	4.0	2.0	1483	$1,600	$1.08	73d	1	0.46mi
263 Speckled Belly Bnd Uhland, TX	4.0	2.0	1600	$1,600	$1.00	34d	1	0.54mi
787 Arnold Loop , TX	3.0	2.5	1840	$2,300	$1.25	9d	1	0.95mi
222 Arnold Loop Kyle, TX	3.0	2.0	1518	$1,673	$1.10	21d	1	1.15mi
456 Sandringham Loop Kyle, TX	5.0	2.5	1892	$2,250	$1.19	31d	1	1.28mi
176 Gerasa Dr Kyle, TX	4.0	2.5	2064	$2,100	$1.02	47d	1	1.30mi
259 Levi Lndg Kyle, TX	3.0	2.0	1554	$1,895	$1.22	73d	1	1.34mi
408 Frogmore Loop Kyle, TX	3.0	2.0	1533	$1,695	$1.11	42d	1	1.35mi
127 Levi Lndg Kyle, TX	4.0	2.5	2013	$2,200	$1.09	67d	1	1.40mi
191 Frogmore Loop Kyle, TX	4.0	2.5	2068	$1,899	$0.92	93d	1	1.41mi
235 Frogmore Loop Kyle, TX	4.0	2.5	2034	$1,995	$0.98	21d	1	1.44mi

Listing history 50 events

1. 2026-08-08
   days on market $104,995 Active 224 DOM
2. 2026-08-06
   days on market $104,995 Active 222 DOM
3. 2026-08-05
   days on market $104,995 Active 221 DOM
4. 2026-08-04
   days on market $104,995 Active 220 DOM
5. 2026-08-03
   days on market $104,995 Active 219 DOM
6. 2026-07-31
   days on market $104,995 Active 216 DOM
7. 2026-07-30
   days on market $104,995 Active 214 DOM
8. 2026-07-28
   days on market $104,995 Active 213 DOM
9. 2026-07-26
   days on market $104,995 Active 211 DOM
10. 2026-07-24
    days on market $104,995 Active 209 DOM
11. 2026-07-23
    days on market $104,995 Active 208 DOM
12. 2026-07-22
    days on market $104,995 Active 207 DOM
13. 2026-07-21
    days on market $104,995 Active 206 DOM
14. 2026-07-20
    days on market $104,995 Active 205 DOM
15. 2026-07-18
    days on market $104,995 Active 203 DOM
16. 2026-07-18
    days on market $104,995 Active 202 DOM
17. 2026-07-16
    days on market $104,995 Active 201 DOM
18. 2026-07-15
    days on market $104,995 Active 200 DOM
19. 2026-07-14
    days on market $104,995 Active 199 DOM
20. 2026-07-13
    days on market $104,995 Active 198 DOM
21. 2026-07-13
    days on market $104,995 Active 197 DOM
22. 2026-07-11
    days on market $104,995 Active 196 DOM
23. 2026-07-10
    days on market $104,995 Active 195 DOM
24. 2026-07-09
    days on market $104,995 Active 194 DOM
25. 2026-07-07
    days on market $104,995 Active 192 DOM
26. 2026-07-06
    days on market $104,995 Active 191 DOM
27. 2026-07-05
    days on market $104,995 Active 190 DOM
28. 2026-07-03
    days on market $104,995 Active 188 DOM
29. 2026-07-02
    days on market $104,995 Active 187 DOM
30. 2026-07-01
    days on market $104,995 Active 186 DOM
31. 2026-06-30
    days on market $104,995 Active 185 DOM
32. 2026-06-29
    days on market $104,995 Active 184 DOM
33. 2026-06-28
    days on market $104,995 Active 183 DOM
34. 2026-06-27
    days on market $104,995 Active 182 DOM
35. 2026-06-26
    days on market $104,995 Active 181 DOM
36. 2026-06-24
    days on market $104,995 Active 179 DOM
37. 2026-06-22
    days on market $104,995 Active 177 DOM
38. 2026-06-21
    days on market $104,995 Active 176 DOM
39. 2026-06-18
    days on market $104,995 Active 173 DOM
40. 2026-06-17
    days on market $104,995 Active 172 DOM
41. 2026-06-16
    days on market $104,995 Active 171 DOM
42. 2026-06-15
    days on market $104,995 Active 170 DOM
43. 2026-06-13
    days on market $104,995 Active 168 DOM
44. 2026-06-09
    days on market $104,995 Active 164 DOM
45. 2026-06-08
    days on market $104,995 Active 163 DOM
46. 2026-06-07
    days on market $104,995 Active 162 DOM
47. 2026-06-05
    days on market $104,995 Active 159 DOM
48. 2026-06-03
    days on market $104,995 Active 158 DOM
49. 2026-06-02
    days on market $104,995 Active 157 DOM
50. 2026-06-01
    days on market $104,995 Active 156 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 5/10 Major
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,281
• − Mortgage interest: −$5,881
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$3,054
• Taxable income: $2,640
• Est. tax owed @ 24.0%: −$634
• After-tax cash flow: $3,521/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 · 6 photos

Good 80/100 None rehab

This brand new Champion model home is move-in ready with modern features and a good condition score. It offers a good return on investment with minimal updates needed.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal — Improves curb appeal and enhances property value ↑
• Both Add a small front porch — Enhances curb appeal and provides a welcoming entrance ↑

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Hemphill El F TX #2,791/4,322 Nat'l #28,475/41,679 Middle D J Red Simon Middle F TX #1,466/1,662 Nat'l #11,948/14,009 High Lehman H S F TX #1,234/1,632 Nat'l #12,251/17,239

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

D Composite livability gradescore 54/100

Livability — Uhland

• Score: 54/100
• State rank: #1385
• US rank: #23774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Uhland, TX
• County: Hays County · 286,948 people
• 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

Price history

-4.5% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $104,995 Zillow
• 2025-12-27 Listed $109,995 Zillow