2090 Intrepid Dr · Buda, TX 78610

$190,000

3 bd · 2.0 ba · 1,818 sqft · SingleFamily public records · 60 Days on market

Built 2006 6,120 sqft lot $105/sqft · 44% below area Est $346k · 45% under $23/mo HOA · 1% 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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• 1% rule +6.1/10.0
• DSCR +3.8/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming single-story home located in one of Buda’s most desirable neighborhoods, offering a functional modern layout and convenient access to local amenities. This 3-bedroom, 2-bath residence features an open floorplan designed for comfortable everyday living and easy entertaining. The spacious living area flows seamlessly into the kitchen and dining spaces, creating a bright and inviting central gathering area. The primary suite offers a private retreat with an en-suite bath, while two additional bedrooms provide flexibility for guests, home office space, or family living. Situated in a well-established community served by highly regarded schools, the home is just minutes from Buda’s charming downtown district, shopping, dining, parks, and major commuter routes. A fantastic opportunity to enjoy modern living in a thriving and convenient Hill Country location. PRICED TO SELL!

Key facts

• 6,120 sq ft lot
• 2 garage spots
• Built 2006

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-21 ($-255/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (2.0% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 2.6% in Buda — 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 70/100 on livability (#339 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety 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 (-1.8%/yr); 1002 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $6k 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 60 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,300 (3.0% 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 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 1.11% ✓
• Cap rate: 6.16%
• Cash-on-cash: -0.48%
• DSCR: 0.98
• GRM: 7.5

CMA / ARV

• ARV (median comp): $346,302
• List price: $190,000
• Delta: -45.13%
• 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
2097 Livonia Dr	0.16mi	3/2.0	1,771 (-3%)	5mo	$299,900	$169	84
489 Bridgestone Way	0.36mi	3/2.0	1,883 (+4%)	5mo	$337,990	$179	73
454 Pond View Pass	0.49mi	3/2.0	1,801 (-1%)	6mo	$338,000	$188	71
463 Bridgestone Way	0.34mi	3/2.0	1,630 (-10%)	1mo	$305,000	$187	66
265 Shale Cir	0.51mi	3/2.0	1,737 (-4%)	3mo	$290,000	$167	66
228 Lavender Ln	0.54mi	3/2.0	1,996 (+10%)	6mo	$320,000	$160	54
206 Shale Cir	0.57mi	4/2.0 (+1)	1,737 (-4%)	9mo	$315,000	$181	54
129 Lynn Crest Bnd	0.67mi	3/2.0	1,659 (-9%)	3mo	$289,900	$175	52
549 Pond View Pass	0.59mi	3/2.0	1,660 (-9%)	8mo	$328,850	$198	52
1065 Canada Wild Dr	0.68mi	3/2.0	1,626 (-11%)	1mo	$299,900	$184	50
288 Emerald Green Trl	0.60mi	4/2.0 (+1)	1,625 (-11%)	8mo	$274,900	$169	43
160 Vermilion Marble Trl	0.74mi	3/2.0	1,567 (-14%)	8mo	$300,000	$191	36

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: -21.4%
• Equity multiple: 0.28×
• Total profit: $-38,079
• Equity at exit: $28,330

10-year hold

• IRR: -28.4%
• Equity multiple: -0.09×
• Total profit: $-57,796
• Equity at exit: $16,428

Cash invested: $53,200 (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: 1002
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,117 high
• Mortgage (P&I): −$996
• Tax from tax record: −$595 /mo · $7,143/yr
• Insurance: −$79
• HOA: −$23
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-21

Break-even live

Break-even rent $2,144

Max offer price $186,251

Occupancy floor 96%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Stone Crest Blvd Buda, TX	4.0	2.5	2248	$2,400	$1.07	24d	1	0.31mi
950 FM 2001 Buda, TX	1.0–3.0	1.0–2.0	986	$1,818	$1.84	1d	57	0.37mi
307 Andesite Trl Buda, TX	4.0	2.0	1739	$2,050	$1.18	43d	1	0.38mi
265 Shale Cir Buda, TX	4.0	2.0	1737	$2,075	$1.19	43d	1	0.53mi
292 Strawberry Blonde Dr Buda, TX	3.0	3.0	1636	$2,185	$1.34	4d	1	0.56mi
111 Lynn Crest Bnd Buda, TX	3.0	2.0	1743	$1,950	$1.12	43d	1	0.63mi
264 Vermilion Marble Trl Buda, TX	4.0	2.5	1950	$2,150	$1.10	12d	1	0.67mi
370 Vermilion Marble Trl Buda, TX	4.0	3.0	2097	$2,195	$1.05	17d	1	0.68mi
168 Willow Leaf Ln Buda, TX	3.0	2.0	1659	$2,245	$1.35	43d	1	0.68mi
204 Pine Arbol Buda, TX	3.0	2.0	1659	$1,995	$1.20	17d	1	0.71mi
204 Pine Arbol Buda, TX	3.0	2.0	1659	$2,100	$1.27	43d	1	0.71mi
2338 Green Meadows Ln Buda, TX	3.0	2.0	1560	$1,850	$1.19	43d	1	0.73mi
184 Wolf Berry Path Buda, TX	4.0	2.0	1743	$1,875	$1.08	43d	1	0.73mi
251 Wolf Berry Path Buda, TX	3.0	2.0	1704	$1,945	$1.14	14d	1	0.74mi
228 Pigeon Berry Pass Buda, TX	3.0	2.0	1676	$1,895	$1.13	4d	1	0.77mi
1431 Firecracker Buda, TX	1.0–3.0	1.0–3.5	1328	$2,800	$2.11	1d	38	0.78mi
2480 Green Meadows Ln Buda, TX	3.0	2.5	2201	$1,995	$0.91	4d	1	0.84mi
315 Feathergrass Dr Buda, TX	3.0	2.0	1438	$1,725	$1.20	4d	1	0.84mi
509 Bonita Vista Dr Buda, TX	4.0	2.0	1816	$1,950	$1.07	43d	1	0.87mi
352 Martha Dr Buda, TX	3.0	2.0	1433	$1,900	$1.33	12d	1	0.88mi
130 Sundown Ave Buda, TX	3.0	2.0	1488	$1,900	$1.28	12d	1	0.88mi
140 Sundown Ave Buda, TX	3.0	2.5	2151	$2,250	$1.05	43d	1	0.89mi
497 Esperanza Dr Buda, TX	3.0	2.0	1996	$2,195	$1.10	43d	1	0.95mi
180 Sandstone Trl Buda, TX	3.0	2.0	1497	$1,995	$1.33	16d	1	0.95mi
232 Natchez Dr Buda, TX	4.0	2.0	2028	$2,500	$1.23	14d	1	0.96mi
16870 S Interstate 35 Frontage Rd Buda, TX	3.0	2.5	1561	$2,350	$1.51	43d	1	1.01mi
1278 Cabelas Dr Buda, TX	1.0–3.0	1.0–2.0	950	$2,030	$2.14	1d	17	1.06mi
260 Tobin Dr Buda, TX	3.0	2.5	1800	$2,200	$1.22	12d	1	1.09mi
5850 Dacy Ln Buda, TX	3.0	2.0	1820	$1,900	$1.04	24d	1	1.13mi
808 Staglin St Unit A Buda, TX	4.0	3.0	1800	$2,050	$1.14	4d	1	1.14mi
275 Cherrystone Loop Buda, TX	3.0	2.0	1797	$2,200	$1.22	2d	1	1.15mi
732 Staglin St Unit B Buda, TX	4.0	3.0	1800	$1,925	$1.07	43d	1	1.17mi
1433 Fire Cracker Dr Buda, TX	3.0	2.0	1520	$2,793	$1.84	14d	1	1.18mi
775 Staglin St Unit A Buda, TX	3.0	2.0	1484	$1,875	$1.26	11d	1	1.18mi
1108 Robert S Light Blvd Buda, TX	2.0	2.0	1430	$2,189	$1.53	43d	1	1.20mi
489 Cherrystone Loop Buda, TX	4.0	3.0	2220	$2,725	$1.23	11d	1	1.23mi
278 Cross Barn Blvd Buda, TX	3.0–4.0	2.0–3.0	1642	$1,745	$1.06	17d	3	1.23mi
144 Schrader Dr Unit B Buda, TX	3.0	2.0	1484	$1,875	$1.26	22d	1	1.26mi
130 Schrader Dr Unit B Buda, TX	4.0	3.0	1800	$1,875	$1.04	43d	1	1.26mi
150 Harvest Meadows Rd Buda, TX	2.0–3.0	2.0–2.5	1533	$2,286	$1.49	1d	10	1.26mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 7 events

1. 2026-05-18
   status Pending 901-char remark

   Show marketing remark (901 chars)

   Charming single-story home located in one of Buda’s most desirable neighborhoods, offering a functional modern layout and convenient access to local amenities. This 3-bedroom, 2-bath residence features an open floorplan designed for comfortable everyday living and easy entertaining. The spacious living area flows seamlessly into the kitchen and dining spaces, creating a bright and inviting central gathering area. The primary suite offers a private retreat with an en-suite bath, while two additional bedrooms provide flexibility for guests, home office space, or family living. Situated in a well-established community served by highly regarded schools, the home is just minutes from Buda’s charming downtown district, shopping, dining, parks, and major commuter routes. A fantastic opportunity to enjoy modern living in a thriving and convenient Hill Country location. PRICED TO SELL!

2. 2026-04-23
   price $190,000 901-char remark

   Show marketing remark (901 chars)

   Charming single-story home located in one of Buda’s most desirable neighborhoods, offering a functional modern layout and convenient access to local amenities. This 3-bedroom, 2-bath residence features an open floorplan designed for comfortable everyday living and easy entertaining. The spacious living area flows seamlessly into the kitchen and dining spaces, creating a bright and inviting central gathering area. The primary suite offers a private retreat with an en-suite bath, while two additional bedrooms provide flexibility for guests, home office space, or family living. Situated in a well-established community served by highly regarded schools, the home is just minutes from Buda’s charming downtown district, shopping, dining, parks, and major commuter routes. A fantastic opportunity to enjoy modern living in a thriving and convenient Hill Country location. PRICED TO SELL!

3. 2026-03-19
   status Active 901-char remark

   Show marketing remark (901 chars)

   Charming single-story home located in one of Buda’s most desirable neighborhoods, offering a functional modern layout and convenient access to local amenities. This 3-bedroom, 2-bath residence features an open floorplan designed for comfortable everyday living and easy entertaining. The spacious living area flows seamlessly into the kitchen and dining spaces, creating a bright and inviting central gathering area. The primary suite offers a private retreat with an en-suite bath, while two additional bedrooms provide flexibility for guests, home office space, or family living. Situated in a well-established community served by highly regarded schools, the home is just minutes from Buda’s charming downtown district, shopping, dining, parks, and major commuter routes. A fantastic opportunity to enjoy modern living in a thriving and convenient Hill Country location. PRICED TO SELL!

4. 2026-03-19
   listed $200,000 Active 901-char remark

   Show marketing remark (901 chars)

   Charming single-story home located in one of Buda’s most desirable neighborhoods, offering a functional modern layout and convenient access to local amenities. This 3-bedroom, 2-bath residence features an open floorplan designed for comfortable everyday living and easy entertaining. The spacious living area flows seamlessly into the kitchen and dining spaces, creating a bright and inviting central gathering area. The primary suite offers a private retreat with an en-suite bath, while two additional bedrooms provide flexibility for guests, home office space, or family living. Situated in a well-established community served by highly regarded schools, the home is just minutes from Buda’s charming downtown district, shopping, dining, parks, and major commuter routes. A fantastic opportunity to enjoy modern living in a thriving and convenient Hill Country location. PRICED TO SELL!

5. 2007-05-24
   soldstatus 111-char remark

   Show marketing remark (111 chars)

   Great floor plan, Formal living and dining, Great master with seperation from other bedrooms. Restrictions: Yes

6. 2007-05-02
   historical 111-char remark

   Show marketing remark (111 chars)

   Great floor plan, Formal living and dining, Great master with seperation from other bedrooms. Restrictions: Yes

7. 2006-09-26
   listed $175,382 111-char remark

   Show marketing remark (111 chars)

   Great floor plan, Formal living and dining, Great master with seperation from other bedrooms. Restrictions: Yes

ⓘ 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: $7,143 · $595/mo
• Projected year-2 tax: $7,143 · $595/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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 · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,406
• − Mortgage interest: −$10,643
• − Property taxes: −$7,143
• − Insurance: −$950
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − HOA: −$276
• − Depreciation: −$5,527
• Taxable loss: −$3,198
• Est. tax savings @ 24.0%: +$768
• After-tax cash flow: $513/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 — Buda

• Score: 70/100
• State rank: #339
• US rank: #7407

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buda, TX
• County: Hays County · 280,138 people
• City population: 48,319
• 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 (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 0.58)
• 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 · 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: ▼ -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

+8.3% since first listed

7 events — show timeline

• 2026-05-18 Pending — Unlock MLS
• 2026-04-23 Price Changed $190,000 Unlock MLS
• 2026-03-19 Relisted — Unlock MLS
• 2026-03-19 Listed $200,000 Unlock MLS
• 2007-05-24 Sold (MLS) — Unlock MLS
• 2007-05-02 Delisted — Unlock MLS
• 2006-09-26 Listed $175,382 Unlock MLS

Property tax history

+5.5%/yr

Latest (2025): $7,143 · +13.1% YoY. Source: county tax records.