Odyssey Plan · Kyle, TX 78656

$252,990

3 bd · 2.0 ba · 1,412 sqft · SingleFamily · 791 Days on market

↓ 6% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.5/30.0
• Appreciation +4.5/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

You enter the home and are immediately welcomed into the open family room, kitchen, and dining area-designed for comfortable, connected living. Just off the family room, you'll find access to the two-car garage, a laundry room, and two secondary bedrooms that share a full bath. From the dining area, a covered patio offers space to relax outdoors. Also off the dining space is the primary bedroom, complete with a walk-in closet and a private primary bath.

Key facts

• 2 garage spots
• Listed 791 days

🏗️ New construction. The $252,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $308,845.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $253k.

Deal economics

• At list price, monthly cash flow is $-655 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (26.0% below list).
• Recommended offer: $187k (26.0% below list) — sets the bar for 1% rule.

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: 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 falling (-5.4%/yr); 325 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 (-1.0%/yr); year-one equity from $2k 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 791 days — a 12% lower offer ($223k) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,244 (26.0% 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 791 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.61% ✗
• Cap rate: 3.75%
• Cash-on-cash: -9.09%
• DSCR: 0.60
• GRM: 13.7

CMA / ARV

• ARV (median comp): $308,845
• List price: $252,990
• Delta: -18.09%
• 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
1251 Delta Crst	0.45mi	3/2.0	1,412 (0%)	3mo	$243,638	$173	76
415 Cliff Dr	0.45mi	3/2.0	1,499 (+6%)	1mo	$271,365	$181	68
1134 Delta Crst	0.43mi	3/2.0	1,499 (+6%)	3mo	$267,365	$178	67
317 Pond Dr	0.54mi	3/2.0	1,499 (+6%)	3mo	$271,990	$181	62
127 Tempest Trl	0.35mi	3/2.0	1,230 (-13%)	1mo	$238,310	$194	61
273 Estallo Way	0.34mi	3/2.0	1,230 (-13%)	2mo	$242,110	$197	61
1259 Delta Crst	0.45mi	4/2.0 (+1)	1,522 (+8%)	1mo	$227,790	$150	60
627 Alterra Way	0.45mi	3/2.0	1,207 (-14%)	1mo	$189,990	$157	54
505 Cliff Dr	0.44mi	3/2.0	1,200 (-15%)	2mo	$252,365	$210	53
1149 Delta Crst	0.44mi	3/2.0	1,200 (-15%)	4mo	$227,350	$189	51
1246 Delta Crst	0.48mi	3/2.0	1,200 (-15%)	2mo	$227,030	$189	50
606 Aplite Pass	0.74mi	3/2.0	1,305 (-8%)	4mo	$225,000	$172	50

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

Projected returns pro-forma

-1.02% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.18×
• Total profit: $-70,784
• Equity at exit: $74,185

10-year hold

• IRR: -16.0%
• Equity multiple: -0.29×
• Total profit: $-111,655
• Equity at exit: $77,588

Cash invested: $86,477 (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 78656

• Home prices YoY: -0.5%
• Rents YoY: -5.4%
• Active inventory: 325
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,872 high
• Mortgage (P&I): −$1,620
• Tax est. 1.5%: −$386 /mo · $4,633/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-655

Break-even live

Break-even rent $2,702

Max offer price $214,047

Occupancy floor —

Sensitivity live

Price	-10% $-442	-5% $-548	+0% $-655	+5% $-762	+10% $-869
Rent	-10% $-803	-5% $-729	+0% $-655	+5% $-581	+10% $-507
Rate	-1.0pp $-500	-0.5pp $-577	base $-655	+0.5pp $-735	+1.0pp $-817

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: $77,211
• Closing costs: $9,265
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
704 Delta Crst Maxwell, TX	3.0–5.0	2.0–3.0	1904	$1,694	$0.89	0d	19	0.09mi
170 Living Reef Dr Maxwell, TX	3.0	2.0	1500	$1,850	$1.23	45d	1	0.15mi
151 Living Reef Dr Maxwell, TX	3.0	2.5	1782	$1,895	$1.06	6d	1	0.17mi
444 Delta Crst Maxwell, TX	3.0	2.5	1830	$1,850	$1.01	6d	1	0.17mi
195 Living Reef Dr Maxwell, TX	3.0	2.5	1782	$1,900	$1.07	6d	1	0.19mi
211 Living Reef Dr Maxwell, TX	3.0	2.5	1782	$1,840	$1.03	19d	1	0.20mi
293 Tempest Trl Maxwell, TX	3.0	2.5	1698	$1,825	$1.07	6d	1	0.23mi
251 Tempest Trl Maxwell, TX	3.0	2.0	1553	$1,650	$1.06	19d	1	0.27mi
108 White Dunes Dr Maxwell, TX	3.0	2.0	1514	$1,800	$1.19	25d	1	0.28mi
108 White Dunes Dr Maxwell, TX	3.0	2.0	1514	$1,800	$1.19	6d	1	0.28mi
108 White Dunes Dr Maxwell, TX	3.0	2.0	1514	$1,800	$1.19	19d	1	0.28mi
839 Gully St Maxwell, TX	2.0–4.0	2.0	1105	$1,528	$1.38	0d	306	0.28mi
146 White Dunes Dr Maxwell, TX	3.0	2.0	1698	$1,850	$1.09	45d	1	0.29mi
146 White Dunes Dr Maxwell, TX	3.0	2.5	1698	$1,850	$1.09	14d	1	0.29mi
274 Jade St Maxwell, TX	4.0	2.0	1468	$1,795	$1.22	45d	1	0.30mi
124 Hidden Branch Cv Maxwell, TX	3.0	2.5	1698	$1,800	$1.06	0d	1	0.33mi
171 Haywood Mnr Maxwell, TX	3.0	2.0	1533	$1,850	$1.21	6d	1	0.42mi
1259 Delta Crst Maxwell, TX	4.0	2.0	1522	$1,695	$1.11	19d	1	0.47mi
543 Gabbro Gdns Maxwell, TX	4.0	2.0	1627	$1,695	$1.04	23d	1	0.88mi
566 Gabbro Gdns Maxwell, TX	4.0	2.5	1837	$1,850	$1.01	18d	1	0.89mi
351 Cobb Branch Dr Maxwell, TX	3.0–4.0	2.0–3.0	1616	$1,750	$1.08	0d	4	0.91mi
328 Mica Trl Maxwell, TX	4.0	2.0	1627	$1,595	$0.98	45d	1	0.99mi
275 Aplite Pass Maxwell, TX	2.0–5.0	2.0–3.5	1733	$2,160	$1.25	0d	1	1.04mi
300 Geode Gln Maxwell, TX	4.0	2.5	1712	$1,795	$1.05	45d	1	1.07mi
283 Soapstone Pass Maxwell, TX	3.0	2.0	1440	$1,609	$1.12	18d	1	1.07mi
312 Soapstone Pass Maxwell, TX	3.0	2.0	1450	$1,600	$1.10	45d	1	1.11mi
230 Gabbro Gdns Maxwell, TX	3.0	2.0	1440	$1,500	$1.04	19d	1	1.13mi
192 Gabbro Gdns Maxwell, TX	4.0	2.5	1610	$1,699	$1.06	45d	1	1.16mi
296 Agate Cliff Dr Maxwell, TX	3.0	2.0	1421	$1,675	$1.18	0d	1	1.19mi
147 Gabbro Gdns Maxwell, TX	3.0	2.0	1450	$1,441	$0.99	45d	1	1.22mi
205 E Lima Dr Maxwell, TX	4.0	2.0	1700	$1,899	$1.12	0d	1	1.31mi
531 Paris St Maxwell, TX	4.0	2.0	1667	$1,950	$1.17	0d	1	1.33mi
214 Kyanite Dr Maxwell, TX	4.0	2.5	1535	$1,650	$1.07	45d	1	1.41mi

Listing history 29 events

1. 2026-06-05
   days on market $252,990 Active 791 DOM
2. 2026-06-03
   days on market $252,990 Active 790 DOM
3. 2026-06-02
   days on market $252,990 Active 789 DOM
4. 2026-06-01
   days on market $252,990 Active 788 DOM
5. 2026-05-31
   days on market $252,990 Active 787 DOM
6. 2026-02-04
   price $252,990 457-char remark

   Show marketing remark (457 chars)

   You enter the home and are immediately welcomed into the open family room, kitchen, and dining area-designed for comfortable, connected living. Just off the family room, you'll find access to the two-car garage, a laundry room, and two secondary bedrooms that share a full bath. From the dining area, a covered patio offers space to relax outdoors. Also off the dining space is the primary bedroom, complete with a walk-in closet and a private primary bath.

7. 2026-01-07
   price $251,990 457-char remark

   Show marketing remark (457 chars)

   You enter the home and are immediately welcomed into the open family room, kitchen, and dining area-designed for comfortable, connected living. Just off the family room, you'll find access to the two-car garage, a laundry room, and two secondary bedrooms that share a full bath. From the dining area, a covered patio offers space to relax outdoors. Also off the dining space is the primary bedroom, complete with a walk-in closet and a private primary bath.

8. 2025-12-03
   price $250,990 457-char remark

   Show marketing remark (457 chars)

   You enter the home and are immediately welcomed into the open family room, kitchen, and dining area-designed for comfortable, connected living. Just off the family room, you'll find access to the two-car garage, a laundry room, and two secondary bedrooms that share a full bath. From the dining area, a covered patio offers space to relax outdoors. Also off the dining space is the primary bedroom, complete with a walk-in closet and a private primary bath.

9. 2025-10-16
   price $249,990 457-char remark

   Show marketing remark (457 chars)

   You enter the home and are immediately welcomed into the open family room, kitchen, and dining area-designed for comfortable, connected living. Just off the family room, you'll find access to the two-car garage, a laundry room, and two secondary bedrooms that share a full bath. From the dining area, a covered patio offers space to relax outdoors. Also off the dining space is the primary bedroom, complete with a walk-in closet and a private primary bath.

10. 2025-10-02
    price $271,990 457-char remark

    Show marketing remark (457 chars)

    You enter the home and are immediately welcomed into the open family room, kitchen, and dining area-designed for comfortable, connected living. Just off the family room, you'll find access to the two-car garage, a laundry room, and two secondary bedrooms that share a full bath. From the dining area, a covered patio offers space to relax outdoors. Also off the dining space is the primary bedroom, complete with a walk-in closet and a private primary bath.

11. 2025-09-04
    price $270,990 457-char remark

    Show marketing remark (457 chars)

    You enter the home and are immediately welcomed into the open family room, kitchen, and dining area-designed for comfortable, connected living. Just off the family room, you'll find access to the two-car garage, a laundry room, and two secondary bedrooms that share a full bath. From the dining area, a covered patio offers space to relax outdoors. Also off the dining space is the primary bedroom, complete with a walk-in closet and a private primary bath.

12. 2025-08-03
    price $269,990 457-char remark

    Show marketing remark (457 chars)

    You enter the home and are immediately welcomed into the open family room, kitchen, and dining area-designed for comfortable, connected living. Just off the family room, you'll find access to the two-car garage, a laundry room, and two secondary bedrooms that share a full bath. From the dining area, a covered patio offers space to relax outdoors. Also off the dining space is the primary bedroom, complete with a walk-in closet and a private primary bath.

13. 2025-07-02
    price $289,990 457-char remark

    Show marketing remark (457 chars)

    You enter the home and are immediately welcomed into the open family room, kitchen, and dining area-designed for comfortable, connected living. Just off the family room, you'll find access to the two-car garage, a laundry room, and two secondary bedrooms that share a full bath. From the dining area, a covered patio offers space to relax outdoors. Also off the dining space is the primary bedroom, complete with a walk-in closet and a private primary bath.

14. 2025-06-04
    price $288,990 457-char remark

    Show marketing remark (457 chars)

    You enter the home and are immediately welcomed into the open family room, kitchen, and dining area-designed for comfortable, connected living. Just off the family room, you'll find access to the two-car garage, a laundry room, and two secondary bedrooms that share a full bath. From the dining area, a covered patio offers space to relax outdoors. Also off the dining space is the primary bedroom, complete with a walk-in closet and a private primary bath.

15. 2025-05-02
    price $287,990 457-char remark

    Show marketing remark (457 chars)

    You enter the home and are immediately welcomed into the open family room, kitchen, and dining area-designed for comfortable, connected living. Just off the family room, you'll find access to the two-car garage, a laundry room, and two secondary bedrooms that share a full bath. From the dining area, a covered patio offers space to relax outdoors. Also off the dining space is the primary bedroom, complete with a walk-in closet and a private primary bath.

16. 2025-04-01
    price $286,990 457-char remark

    Show marketing remark (457 chars)

    You enter the home and are immediately welcomed into the open family room, kitchen, and dining area-designed for comfortable, connected living. Just off the family room, you'll find access to the two-car garage, a laundry room, and two secondary bedrooms that share a full bath. From the dining area, a covered patio offers space to relax outdoors. Also off the dining space is the primary bedroom, complete with a walk-in closet and a private primary bath.

17. 2025-03-01
    price $285,990 457-char remark

    Show marketing remark (457 chars)

    You enter the home and are immediately welcomed into the open family room, kitchen, and dining area-designed for comfortable, connected living. Just off the family room, you'll find access to the two-car garage, a laundry room, and two secondary bedrooms that share a full bath. From the dining area, a covered patio offers space to relax outdoors. Also off the dining space is the primary bedroom, complete with a walk-in closet and a private primary bath.

18. 2025-02-01
    price $284,990 457-char remark

    Show marketing remark (457 chars)

    You enter the home and are immediately welcomed into the open family room, kitchen, and dining area-designed for comfortable, connected living. Just off the family room, you'll find access to the two-car garage, a laundry room, and two secondary bedrooms that share a full bath. From the dining area, a covered patio offers space to relax outdoors. Also off the dining space is the primary bedroom, complete with a walk-in closet and a private primary bath.

19. 2024-12-31
    price $283,990 457-char remark

    Show marketing remark (457 chars)

    You enter the home and are immediately welcomed into the open family room, kitchen, and dining area-designed for comfortable, connected living. Just off the family room, you'll find access to the two-car garage, a laundry room, and two secondary bedrooms that share a full bath. From the dining area, a covered patio offers space to relax outdoors. Also off the dining space is the primary bedroom, complete with a walk-in closet and a private primary bath.

20. 2024-11-29
    price $282,990 457-char remark

    Show marketing remark (457 chars)

    You enter the home and are immediately welcomed into the open family room, kitchen, and dining area-designed for comfortable, connected living. Just off the family room, you'll find access to the two-car garage, a laundry room, and two secondary bedrooms that share a full bath. From the dining area, a covered patio offers space to relax outdoors. Also off the dining space is the primary bedroom, complete with a walk-in closet and a private primary bath.

21. 2024-11-02
    price $281,990 457-char remark

    Show marketing remark (457 chars)

    You enter the home and are immediately welcomed into the open family room, kitchen, and dining area-designed for comfortable, connected living. Just off the family room, you'll find access to the two-car garage, a laundry room, and two secondary bedrooms that share a full bath. From the dining area, a covered patio offers space to relax outdoors. Also off the dining space is the primary bedroom, complete with a walk-in closet and a private primary bath.

22. 2024-10-02
    price $280,490 457-char remark

    Show marketing remark (457 chars)

    You enter the home and are immediately welcomed into the open family room, kitchen, and dining area-designed for comfortable, connected living. Just off the family room, you'll find access to the two-car garage, a laundry room, and two secondary bedrooms that share a full bath. From the dining area, a covered patio offers space to relax outdoors. Also off the dining space is the primary bedroom, complete with a walk-in closet and a private primary bath.

23. 2024-08-30
    price $279,990 457-char remark

    Show marketing remark (457 chars)

    You enter the home and are immediately welcomed into the open family room, kitchen, and dining area-designed for comfortable, connected living. Just off the family room, you'll find access to the two-car garage, a laundry room, and two secondary bedrooms that share a full bath. From the dining area, a covered patio offers space to relax outdoors. Also off the dining space is the primary bedroom, complete with a walk-in closet and a private primary bath.

24. 2024-08-23
    price $285,490 457-char remark

    Show marketing remark (457 chars)

    You enter the home and are immediately welcomed into the open family room, kitchen, and dining area-designed for comfortable, connected living. Just off the family room, you'll find access to the two-car garage, a laundry room, and two secondary bedrooms that share a full bath. From the dining area, a covered patio offers space to relax outdoors. Also off the dining space is the primary bedroom, complete with a walk-in closet and a private primary bath.

25. 2024-08-02
    price $278,490 457-char remark

    Show marketing remark (457 chars)

    You enter the home and are immediately welcomed into the open family room, kitchen, and dining area-designed for comfortable, connected living. Just off the family room, you'll find access to the two-car garage, a laundry room, and two secondary bedrooms that share a full bath. From the dining area, a covered patio offers space to relax outdoors. Also off the dining space is the primary bedroom, complete with a walk-in closet and a private primary bath.

26. 2024-07-04
    price $272,490 457-char remark

    Show marketing remark (457 chars)

    You enter the home and are immediately welcomed into the open family room, kitchen, and dining area-designed for comfortable, connected living. Just off the family room, you'll find access to the two-car garage, a laundry room, and two secondary bedrooms that share a full bath. From the dining area, a covered patio offers space to relax outdoors. Also off the dining space is the primary bedroom, complete with a walk-in closet and a private primary bath.

27. 2024-06-01
    price $271,490 457-char remark

    Show marketing remark (457 chars)

    You enter the home and are immediately welcomed into the open family room, kitchen, and dining area-designed for comfortable, connected living. Just off the family room, you'll find access to the two-car garage, a laundry room, and two secondary bedrooms that share a full bath. From the dining area, a covered patio offers space to relax outdoors. Also off the dining space is the primary bedroom, complete with a walk-in closet and a private primary bath.

28. 2024-05-02
    price $270,490 457-char remark

    Show marketing remark (457 chars)

    You enter the home and are immediately welcomed into the open family room, kitchen, and dining area-designed for comfortable, connected living. Just off the family room, you'll find access to the two-car garage, a laundry room, and two secondary bedrooms that share a full bath. From the dining area, a covered patio offers space to relax outdoors. Also off the dining space is the primary bedroom, complete with a walk-in closet and a private primary bath.

29. 2024-04-04
    listed $269,490 Active 457-char remark

    Show marketing remark (457 chars)

    You enter the home and are immediately welcomed into the open family room, kitchen, and dining area-designed for comfortable, connected living. Just off the family room, you'll find access to the two-car garage, a laundry room, and two secondary bedrooms that share a full bath. From the dining area, a covered patio offers space to relax outdoors. Also off the dining space is the primary bedroom, complete with a walk-in closet and a private primary bath.

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 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: $22,469
• − Mortgage interest: −$17,300
• − Property taxes: −$4,633
• − Insurance: −$1,544
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$8,985
• Taxable loss: −$13,587
• Est. tax savings @ 24.0%: +$3,261
• After-tax cash flow: $-4,601/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

• County: Caldwell County · 25,195 people
• City population: 88,583
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 2,847
• Household income: $81,346
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 89.0

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: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 21% White 20% Black 4%
• Hispanic origin (detail): Mexican 72%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 45% English-only · Spanish 55%

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: ▼ -1.02%
• Current HPI: 228.3622
• Rent YoY: ▼ -5.36%
• 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

-6.1% since first listed

24 events — show timeline

• 2026-02-04 Price Changed $252,990 Zillow
• 2026-01-07 Price Changed $251,990 Zillow
• 2025-12-03 Price Changed $250,990 Zillow
• 2025-10-16 Price Changed $249,990 Zillow
• 2025-10-02 Price Changed $271,990 Zillow
• 2025-09-04 Price Changed $270,990 Zillow
• 2025-08-03 Price Changed $269,990 Zillow
• 2025-07-02 Price Changed $289,990 Zillow
• 2025-06-04 Price Changed $288,990 Zillow
• 2025-05-02 Price Changed $287,990 Zillow
• 2025-04-01 Price Changed $286,990 Zillow
• 2025-03-01 Price Changed $285,990 Zillow
• 2025-02-01 Price Changed $284,990 Zillow
• 2024-12-31 Price Changed $283,990 Zillow
• 2024-11-29 Price Changed $282,990 Zillow
• 2024-11-02 Price Changed $281,990 Zillow
• 2024-10-02 Price Changed $280,490 Zillow
• 2024-08-30 Price Changed $279,990 Zillow
• 2024-08-23 Price Changed $285,490 Zillow
• 2024-08-02 Price Changed $278,490 Zillow
• 2024-07-04 Price Changed $272,490 Zillow
• 2024-06-01 Price Changed $271,490 Zillow
• 2024-05-02 Price Changed $270,490 Zillow
• 2024-04-04 Listed $269,490 Zillow