10608 Ridan Way · Creedmoor, TX 78610

$239,900

3 bd · 2.0 ba · 1,375 sqft · SingleFamily public records · 35 Days on market

Built 2024 Excellent condition 5,227 sqft lot $174/sqft · 20% below area Est $302k · 20% under $29/mo HOA · 1% of rent ↓ 4% since listing

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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 +10.0/30.0
• Condition / age +4.8/5.0
• 1% rule +4.1/10.0
• DSCR +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.1/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Built in 2024 and move-in ready, this single-story home in Buda’s Stallion Run community offers 3 bedrooms, 2 bathrooms, and a bright open-concept layout designed for easy everyday living. The kitchen opens to the main living area and features quartz countertops, gas cooktop, stainless steel appliances, contemporary finishes, and a walk-in pantry. The private primary suite includes a spacious layout and walk-in closet, while the secondary bedrooms offer flexibility for guests, office space, or hobbies. Additional features include energy-efficient construction, smart home technology, a private backyard, attached garage, and access to the community pool and other amenities. Conveniently

Key facts

• Gas cooktop
• Quartz countertops
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• QUARTZ COUNTERTOPS
• GAS COOKTOP
• STAINLESS STEEL APPLIANCES
• WALK-IN PANTRY
• PRIVATE PRIMARY SUITE

Property features AI

Finance

• HOA & community: Homeowners association with quarterly fee of $87.50; HOA covers common area maintenance and grounds maintenance; Community amenities include clubhouse, pool, playground, common grounds, community mailbox, and curbs

Exterior

• Parking: Attached garage with 2 garage spaces and garage door opener; Concrete driveway; Garage faces front; Total of 4 parking spaces (2 covered)
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available; Cable available; Phone service available
• Home design: Single-story home; Faces south; Resale property
• Construction: Built by Century Communities; Composition roof; Frame construction with HardiPlank and stone accents; Attic/crawl hatchway(s) insulated and blown-in insulation; Radiant barrier; Slab foundation
• Exterior features: Private yard; Patio; Back yard and front yard; Landscaped yard with native plants and small trees; Wood privacy fence with gate

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Main level primary suite; Open floorplan; Pantry; Recessed lighting; Storage; Smart home features including smart thermostat; Walk-in closet(s); Blinds and screens on windows
• Laundry & utility: Laundry room with inside access; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (9.0% below list).
• Recommended offer: $215k (10.5% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 4.3% in Creedmoor — 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 55/100 on livability (#1,353 in TX) — a working-class tenant base; expect higher turnover. Strengths: crime A-, housing B; Watch: cost of living C-, amenities F, commute F.
• Del Valle ISD (rural): math 19% / reading 26% proficiency, ranked #749 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Creedmoor El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 492 students, 94% FRL); Del Valle H S (math 17% / reading 28%, grade F, #1,354 of 1,632 statewide, top 83%, 3,460 students, 90% FRL).
• Market conditions: Rents soft (-1.8%/yr); 1005 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Travis County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Recommended offer $214,674 (10.5% 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 35 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 5.58%
• Cash-on-cash: -2.55%
• DSCR: 0.89
• GRM: 9.2

CMA / ARV

• ARV (median comp): $301,645
• List price: $239,900
• Delta: -20.47%
• 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
13502 Desert Orchid Dr	0.11mi	3/2.0	1,388 (+1%)	3mo	$279,990	$202	91
10617 Typhoon Ln	0.15mi	3/2.0	1,388 (+1%)	1mo	$288,990	$208	91
10605 Justify Ln	0.18mi	3/2.0	1,388 (+1%)	1mo	$281,990	$203	89
13419 Swift Wind Dr	0.11mi	3/2.0	1,388 (+1%)	5mo	$300,815	$217	89
13503 Swift Wind Dr	0.11mi	3/2.0	1,388 (+1%)	5mo	$286,910	$207	89
10608 Typhoon Ln	0.13mi	3/2.0	1,388 (+1%)	5mo	$300,165	$216	88
10606 Justify Ln	0.20mi	3/2.0	1,388 (+1%)	3mo	$280,990	$202	87
13402 Desert Orchid Dr	0.11mi	4/2.0 (+1)	1,531 (+11%)	2mo	$307,255	$201	69
10600 Typhoon Ln	0.14mi	4/2.0 (+1)	1,531 (+11%)	2mo	$299,990	$196	68
10600 Justify Ln	0.13mi	4/2.0 (+1)	1,531 (+11%)	4mo	$307,435	$201	67
10616 Typhoon Ln	0.13mi	4/2.0 (+1)	1,531 (+11%)	3mo	$301,990	$197	67
13404 Desert Orchid Dr	0.11mi	4/2.0 (+1)	1,531 (+11%)	5mo	$301,990	$197	67

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: -24.4%
• Equity multiple: 0.19×
• Total profit: $-54,205
• Equity at exit: $35,770

10-year hold

• IRR: -34.1%
• Equity multiple: -0.24×
• Total profit: $-82,980
• Equity at exit: $20,742

Cash invested: $67,172 (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 78610

• Rents YoY: -1.8%
• Active inventory: 1005
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,183 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$480 /mo · $5,765/yr
• Insurance: −$100
• HOA: −$29
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-143

Break-even live

Break-even rent $2,364

Max offer price $214,674

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-75	+0% $-143	+5% $-211	+10% $-279
Rent	-10% $-315	-5% $-229	+0% $-143	+5% $-57	+10% $30
Rate	-1.0pp $-22	-0.5pp $-82	base $-143	+0.5pp $-205	+1.0pp $-268

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10613 Ridan Way Buda, TX	4.0	2.0	1531	$2,200	$1.44	0d	1	0.01mi
10615 Ridan Way Buda, TX	3.0	2.5	1678	$2,200	$1.31	0d	1	0.02mi
6915 Tiznow Ln Buda, TX	3.0	2.5	1845	$2,300	$1.25	0d	1	0.37mi
12309 Mustang Mesa Dr Buda, TX	4.0	2.0	1568	$1,790	$1.14	18d	1	0.51mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: gaspool

Listing history 14 events

1. 2026-06-17
   status $239,900 Pending 35 DOM
2. 2026-06-17
   days on market $239,900 Active 35 DOM
3. 2026-06-16
   days on market $239,900 Active 34 DOM
4. 2026-06-15
   days on market $239,900 Active 33 DOM
5. 2026-06-13
   days on market $239,900 Active 31 DOM
6. 2026-06-09
   days on market $239,900 Active 27 DOM
7. 2026-06-08
   days on market $239,900 Active 26 DOM
8. 2026-06-07
   days on market $239,900 Active 25 DOM
9. 2026-06-04
   pricedays on market $239,900 Active 22 DOM
10. 2026-06-03
    days on market $249,999 Active 21 DOM
11. 2026-06-02
    days on market $249,999 Active 20 DOM
12. 2026-06-01
    days on market $249,999 Active 19 DOM
13. 2026-05-31
    days on market $249,999 Active 18 DOM
14. 2026-05-13
    listed $249,999 Active 834-char remark

ⓘ 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: $5,765 · $480/mo
• Projected year-2 tax: $5,765 · $480/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,196
• − Mortgage interest: −$13,438
• − Property taxes: −$5,765
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − HOA: −$348
• − Depreciation: −$6,979
• Taxable loss: −$5,724
• Est. tax savings @ 24.0%: +$1,374
• After-tax cash flow: $-340/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 · 12 photos

Excellent 95/100 None rehab

This move-in ready single-story home in Buda's Stallion Run community is in excellent condition with a bright open-concept layout and energy-efficient features.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Both Replace carpet in bedrooms — Improves comfort and appearance
• Both Install smart home technology — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Both Replace carpet in bedrooms — Improves comfort and appearance ↑
• Both Install smart home technology — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Del Valle ISD
• NCES district ID: 4816620
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 26% ▼ -2.00%
• Median HH income: $41,322
• Composite: 19.13/100
• National rank: #8830
• State rank: #749 of 826 in TX

Livability — Creedmoor

• Score: 55/100
• State rank: #1353
• US rank: #23312

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hays County · 280,138 people
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 48,319
• Household income: $119,698
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 611.0

Population outlook (Travis County) Hauer SSP2

• Today (2025): 1,545,133 people
• By 2030: 1,729,269 · +11.9%
• By 2040: 2,097,596 · +35.8%
• By 2050: 2,463,890 · +59.5%
• By 2075: 3,249,374 · +110.3%
• By 2100: 3,801,868 · +146.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 49% Hispanic / Latino 42% Two or more races 17% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica, South Korea
• Languages at home: 76% English-only · Spanish 20% Arabic 2% Other Indo-European 1%

Political lean MEDSL · Travis

• 2024 margin: Solid D (+39.3) · D 68.8% · R 29.4% · Other 1.8%
• 2008→2024 swing: +9.9pp toward D · 2008: 29.4pp · 2024: 39.3pp
• All cycles: 2024: D+39.3 2020: D+45.0 2016: D+38.9 2012: D+23.9 2008: D+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -161.50%
• Current HPI: 220.6824
• Rent YoY: ▼ -1.80%
• 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

-4.0% since first listed

3 events — show timeline

• 2026-06-17 Pending — Unlock MLS
• 2026-06-03 Price Changed $239,900 Unlock MLS
• 2026-05-13 Listed $249,999 Unlock MLS

Property tax history

+210.8%/yr

Latest (2026): $5,765 · +3.8% YoY. Source: county tax records.