40 Eagle Creek 244 Dr · Kyle, TX 78640

$79,900

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 118 Days on market

Built 2017 4,000 sqft lot $64/sqft · 43% below area Est $141k · 43% under ↓ 12% since listing

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 40 Eagle Creek Dr #244 — a beautifully maintained, move-in-ready condo offering comfort, convenience, and unbeatable value in one of Kyle’s fastest-growing communities. Whether you're a first-time buyer, downsizing, or looking for a turnkey investment property, this home delivers the perfect blend of modern living and low-maintenance lifestyle. Step inside to an inviting open-concept layout with **bright natural light**, **fresh interior finishes**, and a **spacious living area** ideal for relaxing or entertaining. The kitchen features **ample cabinetry**, **modern appliances**, and a seamless flow into the dining and living spaces. Both bedrooms are generously sized, with the primary suite offering **a private bath and walk-in closet**. The second bedroom is perfect for guests, a home office, or a roommate setup. Enjoy peaceful mornings or evenings on your **private balcony**, surrounded by mature trees and community green space. The property includes **dedicated parking**, well-kept common areas, and easy access to local amenities. Located minutes from IH-35, shopping, dining, medical facilities, and top-rated schools**, this condo puts you in the heart of everything Kyle has to offer — while still providing a quiet, comfortable retreat. This is one of the best values in Kyle — clean, updated, and priced to move. Don’t miss it.

Key facts

• Private balcony
• Modern appliances
• Dedicated parking

Tags

• PRIVATE BALCONY
• DEDICATED PARKING
• COMMUNITY GREEN SPACE
• OPEN-CONCEPT LAYOUT
• MODERN APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $844 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.0% 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); 1801 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 2.21% ✓
• Cap rate: 18.97%
• Cash-on-cash: 45.29%
• DSCR: 3.02
• GRM: 3.8

CMA / ARV

• ARV (median comp): $141,000
• List price: $79,900
• Delta: -43.33%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 39.0%
• Equity multiple: 2.59×
• Total profit: $35,675
• Equity at exit: $11,913

10-year hold

• IRR: 43.9%
• Equity multiple: 4.59×
• Total profit: $80,397
• Equity at exit: $6,908

Cash invested: $22,372 (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 78640

• Home prices YoY: -33.8%
• Rents YoY: -0.3%
• Active inventory: 1801
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,768 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $844

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 47%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Nottingham Loop Kyle, TX	3.0	2.0	1336	$1,800	$1.35	10d	1	0.18mi
828 Bebee Rd Kyle, TX	1.0–2.0	1.0–2.0	768	$1,418	$1.85	1d	57	0.25mi
314 Paddington Dr Kyle, TX	3.0	2.0	1364	$1,799	$1.32	17d	1	0.53mi
320 Goll ST Niederwald, TX	1.0–2.0	1.0–2.0	1056	$1,982	$1.88	1d	87	0.74mi
232 Buttercup Way Kyle, TX	3.0	2.0	1398	$1,695	$1.21	23d	1	0.77mi
210 Amberwood S Kyle, TX	1.0–2.0	1.0–2.0	807	$1,635	$2.02	1d	35	0.87mi
228 Pearl Lake Dr Kyle, TX	3.0	2.0	1439	$1,725	$1.20	21d	1	0.89mi
228 Pearl Lake Dr Kyle, TX	3.0	2.0	1439	$1,725	$1.20	23d	1	0.89mi
3700 Dacy Ln Kyle, TX	2.0–4.0	2.0	1182	$1,332	$1.13	4d	1	0.94mi
289 Lake Washington Dr Kyle, TX	3.0	2.0	1389	$1,699	$1.22	12d	1	0.99mi
19500 Interstate 35 Unit 35 Kyle, TX	2.0	2.0	1010	$1,599	$1.58	43d	1	1.09mi
19500 Interstate 35 Unit 4191 Kyle, TX	2.0	2.0	1010	$1,598	$1.58	4d	1	1.09mi
205 Mood Lake Dr Kyle, TX	3.0	2.0	1419	$1,595	$1.12	21d	1	1.16mi
205 Mood Lake Dr Kyle, TX	3.0	2.0	1419	$1,595	$1.12	23d	1	1.16mi
109 Granite Shoals Dr Kyle, TX	3.0	2.0	1304	$1,700	$1.30	4d	1	1.19mi
931 Brandi Cir Kyle, TX	3.0	2.0	1343	$1,750	$1.30	4d	1	1.34mi
3400 Kyle Xing Kyle, TX	1.0–2.0	1.0–2.0	950	$2,040	$2.15	1d	19	1.38mi
1049 Windy Hill Rd Kyle, TX	1.0–2.0	1.0–2.0	764	$1,260	$1.65	21d	18	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $79,900 Active 118 DOM
2. 2026-06-17
   days on market $79,900 Active 117 DOM
3. 2026-06-16
   days on market $79,900 Active 116 DOM
4. 2026-06-15
   days on market $79,900 Active 115 DOM
5. 2026-06-13
   days on market $79,900 Active 113 DOM
6. 2026-06-09
   days on market $79,900 Active 109 DOM
7. 2026-06-08
   days on market $79,900 Active 108 DOM
8. 2026-06-07
   days on market $79,900 Active 107 DOM
9. 2026-06-05
   days on market $79,900 Active 104 DOM
10. 2026-06-03
    days on market $79,900 Active 103 DOM
11. 2026-06-02
    days on market $79,900 Active 102 DOM
12. 2026-06-01
    days on market $79,900 Active 101 DOM
13. 2026-05-31
    days on market $79,900 Active 100 DOM
14. 2026-05-13
    price $79,900 1407-char remark

    Show marketing remark (1407 chars)

    Welcome to 40 Eagle Creek Dr #244 — a beautifully maintained, move-in-ready condo offering comfort, convenience, and unbeatable value in one of Kyle’s fastest-growing communities. Whether you're a first-time buyer, downsizing, or looking for a turnkey investment property, this home delivers the perfect blend of modern living and low-maintenance lifestyle. Step inside to an inviting open-concept layout with **bright natural light**, **fresh interior finishes**, and a **spacious living area** ideal for relaxing or entertaining. The kitchen features **ample cabinetry**, **modern appliances**, and a seamless flow into the dining and living spaces. Both bedrooms are generously sized, with the primary suite offering **a private bath and walk-in closet**. The second bedroom is perfect for guests, a home office, or a roommate setup. Enjoy peaceful mornings or evenings on your **private balcony**, surrounded by mature trees and community green space. The property includes **dedicated parking**, well-kept common areas, and easy access to local amenities. Located minutes from IH-35, shopping, dining, medical facilities, and top-rated schools**, this condo puts you in the heart of everything Kyle has to offer — while still providing a quiet, comfortable retreat. This is one of the best values in Kyle — clean, updated, and priced to move. Don’t miss it.

15. 2026-03-30
    price $87,000 1407-char remark

    Show marketing remark (1407 chars)

    Welcome to 40 Eagle Creek Dr #244 — a beautifully maintained, move-in-ready condo offering comfort, convenience, and unbeatable value in one of Kyle’s fastest-growing communities. Whether you're a first-time buyer, downsizing, or looking for a turnkey investment property, this home delivers the perfect blend of modern living and low-maintenance lifestyle. Step inside to an inviting open-concept layout with **bright natural light**, **fresh interior finishes**, and a **spacious living area** ideal for relaxing or entertaining. The kitchen features **ample cabinetry**, **modern appliances**, and a seamless flow into the dining and living spaces. Both bedrooms are generously sized, with the primary suite offering **a private bath and walk-in closet**. The second bedroom is perfect for guests, a home office, or a roommate setup. Enjoy peaceful mornings or evenings on your **private balcony**, surrounded by mature trees and community green space. The property includes **dedicated parking**, well-kept common areas, and easy access to local amenities. Located minutes from IH-35, shopping, dining, medical facilities, and top-rated schools**, this condo puts you in the heart of everything Kyle has to offer — while still providing a quiet, comfortable retreat. This is one of the best values in Kyle — clean, updated, and priced to move. Don’t miss it.

16. 2026-02-20
    listed $90,900 Active 1407-char remark

    Show marketing remark (1407 chars)

    Welcome to 40 Eagle Creek Dr #244 — a beautifully maintained, move-in-ready condo offering comfort, convenience, and unbeatable value in one of Kyle’s fastest-growing communities. Whether you're a first-time buyer, downsizing, or looking for a turnkey investment property, this home delivers the perfect blend of modern living and low-maintenance lifestyle. Step inside to an inviting open-concept layout with **bright natural light**, **fresh interior finishes**, and a **spacious living area** ideal for relaxing or entertaining. The kitchen features **ample cabinetry**, **modern appliances**, and a seamless flow into the dining and living spaces. Both bedrooms are generously sized, with the primary suite offering **a private bath and walk-in closet**. The second bedroom is perfect for guests, a home office, or a roommate setup. Enjoy peaceful mornings or evenings on your **private balcony**, surrounded by mature trees and community green space. The property includes **dedicated parking**, well-kept common areas, and easy access to local amenities. Located minutes from IH-35, shopping, dining, medical facilities, and top-rated schools**, this condo puts you in the heart of everything Kyle has to offer — while still providing a quiet, comfortable retreat. This is one of the best values in Kyle — clean, updated, and priced to move. Don’t miss it.

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $21,213
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − Depreciation: −$2,324
• Taxable income: $9,421
• Est. tax owed @ 24.0%: −$2,261
• After-tax cash flow: $7,871/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

-12.1% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $79,900 NTREIS
• 2026-03-30 Price Changed $87,000 NTREIS
• 2026-02-20 Listed $90,900 NTREIS