1259 Delta Crst · Kyle, TX 78656

$227,790

4 bd · 2.0 ba · 1,522 sqft · Land · 5 Days on market

Built 2026 4,399 sqft lot $35/mo HOA · 2% of rent

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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).

• Cash flow +16.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Appreciation +4.5/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0

Listing remarks

NEW CONSTRUCTION BY STARLIGHT HOMES! Available NOW! Step through the front porch into a foyer that leads to two bedrooms and a full bath near the front of the home. A coat closet and linen storage are located just off the hallway for added convenience. At the center of the home, the kitchen opens to the family room, creating a connected main living area. The primary bedroom is located at the back and features a walk-in closet and a primary bath. A patio is accessible through the family room, and the two-car garage connects to the home through a hallway near the secondary bedrooms.

Key facts

• Walk-in closet
• Front porch
• Coat closet

Tags

• FRONT PORCH
• COAT CLOSET
• LINEN STORAGE
• KITCHEN OPENS TO FAMILY ROOM
• WALK-IN CLOSET
• TWO-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $228k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (13.8% below list).
• Recommended offer: $196k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 falling (-5.4%/yr); 307 active listings in the ZIP; 37 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 $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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $196,316 (13.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.86% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.80%
• DSCR: 1.12
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.1%
• Equity multiple: 0.78×
• Total profit: $-13,769
• Equity at exit: $54,716

10-year hold

• IRR: -0.7%
• Equity multiple: 0.94×
• Total profit: $-4,052
• Equity at exit: $57,226

Cash invested: $63,781 (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: 307
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,963 high
• Mortgage (P&I): −$1,195
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$95
• HOA: −$35
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $149

Break-even live

Break-even rent $1,775

Max offer price $227,790

Occupancy floor 87%

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: $56,948
• Closing costs: $6,834
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1259 Delta Crst Maxwell, TX	4.0	2.0	1522	$1,695	$1.11	17d	1	0.02mi
274 Jade St Maxwell, TX	4.0	2.0	1468	$1,795	$1.22	44d	1	0.35mi
293 Tempest Trl Maxwell, TX	3.0	2.5	1698	$1,825	$1.07	4d	1	0.38mi
211 Living Reef Dr Maxwell, TX	3.0	2.5	1782	$1,840	$1.03	18d	1	0.40mi
342 Jade St Maxwell, TX	4.0	2.5	2072	$1,975	$0.95	44d	1	0.40mi
251 Tempest Trl Maxwell, TX	3.0	2.0	1553	$1,650	$1.06	18d	1	0.40mi
195 Living Reef Dr Maxwell, TX	3.0	2.5	1782	$1,900	$1.07	4d	1	0.41mi
170 Living Reef Dr Maxwell, TX	3.0	2.0	1500	$1,850	$1.23	44d	1	0.42mi
151 Living Reef Dr Maxwell, TX	3.0	2.5	1782	$1,895	$1.06	4d	1	0.45mi
170 White Dunes Dr Maxwell, TX	3.0	2.5	2122	$1,795	$0.85	18d	1	0.46mi
170 White Dunes Dr Maxwell, TX	3.0	3.0	2122	$1,795	$0.85	4d	1	0.46mi
146 White Dunes Dr Maxwell, TX	3.0	2.0	1698	$1,850	$1.09	44d	1	0.48mi
146 White Dunes Dr Maxwell, TX	3.0	2.5	1698	$1,850	$1.09	12d	1	0.48mi
704 Delta Crst Maxwell, TX	3.0–5.0	2.0–3.0	1904	$1,759	$0.92	2d	15	0.49mi
108 White Dunes Dr Maxwell, TX	3.0	2.0	1514	$1,800	$1.19	24d	1	0.52mi
108 White Dunes Dr Maxwell, TX	3.0	2.0	1514	$1,800	$1.19	4d	1	0.52mi
108 White Dunes Dr Maxwell, TX	3.0	2.0	1514	$1,800	$1.19	18d	1	0.52mi
124 Hidden Branch Cv Maxwell, TX	3.0	2.5	1698	$1,845	$1.09	4d	1	0.52mi
444 Delta Crst Maxwell, TX	3.0	2.5	1830	$1,850	$1.01	4d	1	0.52mi
171 Haywood Mnr Maxwell, TX	3.0	2.0	1533	$1,850	$1.21	4d	1	0.57mi
543 Gabbro Gdns Maxwell, TX	4.0	2.0	1627	$1,695	$1.04	22d	1	0.68mi
566 Gabbro Gdns Maxwell, TX	4.0	2.5	1837	$1,850	$1.01	16d	1	0.71mi
427 Gabbro Gdns Maxwell, TX	3.0	2.0	1402	$1,550	$1.11	44d	1	0.73mi
839 Gully St Maxwell, TX	2.0–4.0	2.0	1105	$1,832	$1.66	2d	306	0.78mi
328 Mica Trl Maxwell, TX	4.0	2.0	1627	$1,595	$0.98	44d	1	0.81mi
253 Fairlawn Way Maxwell, TX	3.0	2.5	1919	$2,235	$1.16	24d	1	0.83mi
300 Geode Gln Maxwell, TX	4.0	2.5	1712	$1,795	$1.05	44d	1	0.88mi
351 Cobb Branch Dr Maxwell, TX	3.0–4.0	2.0–3.0	1616	$1,912	$1.18	2d	4	0.90mi
296 Agate Cliff Dr Maxwell, TX	3.0	2.0	1421	$1,695	$1.19	11d	1	0.90mi
230 Gabbro Gdns Maxwell, TX	3.0	2.0	1440	$1,500	$1.04	18d	1	0.92mi
283 Soapstone Pass Maxwell, TX	3.0	2.0	1440	$1,609	$1.12	16d	1	0.94mi
1413 Soapstone Pass Maxwell, TX	4.0	3.0	1952	$2,500	$1.28	44d	1	0.95mi
192 Gabbro Gdns Maxwell, TX	4.0	2.5	1610	$1,699	$1.06	44d	1	0.96mi
312 Soapstone Pass Maxwell, TX	3.0	2.0	1450	$1,600	$1.10	44d	1	0.96mi
275 Aplite Pass Maxwell, TX	2.0–5.0	2.0–3.5	1733	$2,420	$1.40	2d	1	0.98mi
147 Gabbro Gdns Maxwell, TX	3.0	2.0	1450	$1,441	$0.99	44d	1	1.01mi
214 Kyanite Dr Maxwell, TX	4.0	2.5	1535	$1,650	$1.07	44d	1	1.08mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 2 events

1. 2026-04-28
   status Pending
2. 2026-04-23
   listed $227,790 Active

ⓘ 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: $934 · $78/mo
• Projected year-2 tax: $4,169 · $347/mo
• Expected delta: +$3,235/yr (+$270/mo · 346.4%)

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

Taxation est. · year 1

• Rental income: $23,558
• − Mortgage interest: −$12,760
• − Property taxes: −$934
• − Insurance: −$1,139
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − HOA: −$420
• − Depreciation: −$6,627
• Taxable loss: −$2,090
• Est. tax savings @ 24.0%: +$502
• After-tax cash flow: $2,285/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: 77,531
• 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

2 events — show timeline

• 2026-04-28 Pending — Unlock MLS
• 2026-04-23 Listed $227,790 Unlock MLS

Property tax history

-1.6%/yr

Latest (2025): $934 · -1.6% YoY. Source: county tax records.