40 Eagle Creek Dr · Kyle, TX 78640

$79,900

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

Manufactured home Built 2017 Good condition $64/sqft · 43% below area Est $141k · 43% under ↓ 12% 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 +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
• Condition / age +3.8/5.0
• Schools +2.9/10.0
• Appreciation +2.5/10.0
• Rent growth +2.4/5.0
• Manufactured-home adj. -6.4

Listing remarks

3 Bed / 2 Bath Mobile Home in Kyle, TX (Lakeside Crossing) Move-in ready 2017 manufactured home, 3 bedrooms / 2 baths, 1,297 sq ft, in Lakeside Crossing Manufactured Home Community in Kyle. Open floor plan with kitchen island, walk-in closets, and ceiling fans. All appliances included: refrigerator, washer, dryer, dishwasher, microwave, and range/oven. Community amenities: catch and release lake, resort style pool, clubhouse with BBQ patio, fitness center, basketball court, and playground. All-ages community, about 20 minutes from Austin with easy I-35 access. Lot rent is $700/month. Water, trash, and lawn care are billed separately and are not included.

Key facts

• Community amenities
• Ceiling fans
• Walk in closets

Tags

• MOVE IN READY
• KITCHEN ISLAND
• WALK IN CLOSETS
• CEILING FANS
• COMMUNITY AMENITIES
• CATCH AND RELEASE LAKE

🏷️ Possibly a rental listed for sale. The $79,900 price doesn't fit this home's estimated sale value (~$141,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 13.9% 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: 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: Science Hall El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 591 students, 76% FRL); Armando Chapa Middle (math 23% / reading 28%, grade F, #1,236 of 1,662 statewide, top 76%, 668 students, 65% 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 67% FRL vs 43% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.3%/yr); 2089 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 54d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 79% 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).
• This rent is only 18% of the median local income ($90k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900

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 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?
3. 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.
4. 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.
5. 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: 1.67% ✓
• Cap rate: 13.85%
• Cash-on-cash: 27.00%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $141,000
• List price: $79,900
• Delta: -43.33%
• 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
382 Bloomsbury Dr	0.26mi	3/2.0	1,301 (+4%)	0mo	$229,900	$177	81
418 Nottingham Loop	0.25mi	3/2.0	1,438 (+15%)	2mo	$225,000	$156	62
2001 Goforth Rd	1.06mi	3/2.0	1,260 (+1%)	3mo	$625,000	$496	61
290 Bailey Loop	1.14mi	3/2.0	1,191 (-5%)	1mo	$259,000	$217	56
1251 Amberwood Loop	0.74mi	3/2.0	1,306 (+5%)	4mo	$232,000	$178	54
134 Balmorehea St	1.06mi	3/2.0	1,325 (+6%)	3mo	$274,990	$208	52
170 Henke Cv	1.14mi	3/2.0	1,343 (+8%)	3mo	$239,000	$178	50
144 Oxford Dr	0.52mi	3/2.0	1,464 (+17%)	2mo	$229,999	$157	48
1590 Brandi Cir	1.50mi	3/2.0	1,366 (+10%)	1mo	$259,900	$190	48
504 Spinnaker Loop	1.44mi	3/2.0	1,358 (+9%)	3mo	$285,000	$210	48
168 Lake Washington Dr	1.16mi	3/2.0	1,560 (+25%)	2mo	$229,000	$147	38
124 Balmorehea St	1.08mi	4/2.0 (+1)	1,470 (+18%)	3mo	$281,990	$192	33

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: 17.5%
• Equity multiple: 1.68×
• Total profit: $15,213
• Equity at exit: $11,913

10-year hold

• IRR: 23.7%
• Equity multiple: 2.76×
• Total profit: $39,474
• 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 →

Active competition Active MLS

• For sale now: 5 active
• Median asking: $110,995 ($79/sqft)
• Median days on market: 122 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +42.4% 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: 5.0×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $503

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 57%

Sensitivity live

Price	-10% $559	-5% $531	+0% $503	+5% $476	+10% $448
Rent	-10% $398	-5% $451	+0% $503	+5% $556	+10% $609
Rate	-1.0pp $544	-0.5pp $524	base $503	+0.5pp $483	+1.0pp $462

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Nottingham Loop Kyle, TX	3.0	2.0	1336	$1,800	$1.35	60d	1	0.18mi
828 Bebee Rd Kyle, TX	1.0–2.0	1.0–2.0	768	$1,342	$1.75	9d	52	0.25mi
314 Paddington Dr Kyle, TX	3.0	2.0	1364	$1,799	$1.32	67d	1	0.53mi
320 Goll ST Niederwald, TX	1.0–2.0	1.0–2.0	1056	$2,023	$1.91	9d	49	0.74mi
232 Buttercup Way Kyle, TX	3.0	2.0	1398	$1,695	$1.21	73d	1	0.77mi
281 Prairie Verbena Dr Kyle, TX	3.0	2.0	1398	$1,995	$1.43	37d	1	0.82mi
210 Amberwood S Kyle, TX	1.0–2.0	1.0–2.0	807	$1,609	$1.99	9d	49	0.87mi
228 Pearl Lake Dr Kyle, TX	3.0	2.0	1439	$1,725	$1.20	73d	1	0.89mi
228 Pearl Lake Dr Kyle, TX	3.0	2.0	1439	$1,725	$1.20	71d	1	0.89mi
3700 Dacy Ln Kyle, TX	1.0–4.0	1.0–2.0	1054	$1,454	$1.38	38d	1	0.94mi
180 Onyx Lake Dr Kyle, TX	2.0	2.0	1265	$1,700	$1.34	34d	1	0.98mi
289 Lake Washington Dr Kyle, TX	3.0	2.0	1389	$1,649	$1.19	25d	1	0.99mi
19500 Interstate 35 Unit 4191 Kyle, TX	2.0	2.0	1010	$1,598	$1.58	53d	1	1.09mi
19500 Interstate 35 Unit 35 Kyle, TX	2.0	2.0	1010	$1,599	$1.58	93d	1	1.09mi
205 Mood Lake Dr Kyle, TX	3.0	2.0	1419	$1,595	$1.12	73d	1	1.16mi
205 Mood Lake Dr Kyle, TX	3.0	2.0	1419	$1,595	$1.12	71d	1	1.16mi
109 Granite Shoals Dr Kyle, TX	3.0	2.0	1304	$1,700	$1.30	53d	1	1.19mi
931 Brandi Cir Kyle, TX	3.0	2.0	1343	$1,750	$1.30	53d	1	1.34mi
1049 Windy Hill Rd Apt 222 Kyle, TX	2.0	2.0	900	$1,223	$1.36	21d	1	1.48mi
1049 Windy Hill Rd Apt 237 Kyle, TX	2.0	2.0	900	$1,185	$1.32	32d	1	1.48mi
1049 Windy Hill Rd Apt 221 Kyle, TX	2.0	2.0	900	$1,223	$1.36	35d	1	1.48mi
1049 Windy Hill Rd Unit 232 Kyle, TX	2.0	2.0	900	$1,185	$1.32	35d	1	1.48mi
1049 Windy Hill Rd Apt 217 Kyle, TX	2.0	2.0	900	$1,260	$1.40	35d	1	1.48mi
1049 Windy Hill Rd Kyle, TX	1.0–2.0	1.0–2.0	764	$1,260	$1.65	71d	18	1.48mi

Listing history 32 events

1. 2026-08-08
   days on market $79,900 Active 3 DOM
2. 2026-08-05
   remarks 695-char remark
3. 2026-08-05
   days on marketlisting id $79,900 Active 1 DOM
4. 2026-07-06
   days on market $79,900 Active 136 DOM
5. 2026-07-05
   days on market $79,900 Active 135 DOM
6. 2026-07-03
   days on market $79,900 Active 133 DOM
7. 2026-07-02
   days on market $79,900 Active 132 DOM
8. 2026-07-01
   days on market $79,900 Active 131 DOM
9. 2026-06-30
   days on market $79,900 Active 130 DOM
10. 2026-06-29
    days on market $79,900 Active 129 DOM
11. 2026-06-28
    days on market $79,900 Active 128 DOM
12. 2026-06-27
    days on market $79,900 Active 127 DOM
13. 2026-06-26
    days on market $79,900 Active 126 DOM
14. 2026-06-24
    days on market $79,900 Active 124 DOM
15. 2026-06-22
    days on market $79,900 Active 122 DOM
16. 2026-06-21
    days on market $79,900 Active 121 DOM
17. 2026-06-18
    days on market $79,900 Active 118 DOM
18. 2026-06-17
    days on market $79,900 Active 117 DOM
19. 2026-06-16
    days on market $79,900 Active 116 DOM
20. 2026-06-15
    days on market $79,900 Active 115 DOM
21. 2026-06-13
    days on market $79,900 Active 113 DOM
22. 2026-06-09
    days on market $79,900 Active 109 DOM
23. 2026-06-08
    days on market $79,900 Active 108 DOM
24. 2026-06-07
    days on market $79,900 Active 107 DOM
25. 2026-06-05
    days on market $79,900 Active 104 DOM
26. 2026-06-03
    days on market $79,900 Active 103 DOM
27. 2026-06-02
    days on market $79,900 Active 102 DOM
28. 2026-06-01
    days on market $79,900 Active 101 DOM
29. 2026-05-31
    days on market $79,900 Active 100 DOM
30. 2026-05-13
    price $79,900 1407-char remark
31. 2026-03-30
    price $87,000 1407-char remark
32. 2026-02-20
    listed $90,900 Active 1407-char remark

ⓘ 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 · 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: $16,032
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$2,324
• Taxable income: $5,069
• Est. tax owed @ 24.0%: −$1,217
• After-tax cash flow: $4,823/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 · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $6,240–$18,720 screening

This manufactured home is in good condition with a move-in-ready interior and exterior. It has a good roof, siding, and paint, and the kitchen and bathrooms are modern. The home has a good curb appeal and is ready for a new owner.

Components & finishes AI

Roof asphalt shingle · good Flooring tile Counters granite

Value-add opportunities

• Both Paint the exterior siding and trim to enhance curb appeal. — Enhanced curb appeal can increase both resale and rental value. ↑
• Both Replace the carpet with hardwood or tile flooring in the living area for a more modern look and easier maintenance. — Hardwood or tile flooring is more durable and can increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary Science Hall El F TX #1,995/4,322 Nat'l #23,081/41,679 Middle Armando Chapa Middle F TX #1,236/1,662 Nat'l #10,204/14,009 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

B Composite livability gradescore 75/100

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 · 286,948 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: 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

-12.1% since first listed

5 events — show timeline

• 2026-08-06 Listed $79,900 FSBO.com
• 2026-07-06 Listing Removed — NTREIS
• 2026-05-13 Price Changed $79,900 NTREIS
• 2026-03-30 Price Changed $87,000 NTREIS
• 2026-02-20 Listed $90,900 NTREIS