412 Hortus Dr · Kyle, TX 78640

$215,000

2 bd · 2.0 ba · 1,127 sqft · SingleFamily public records · 52 Days on market

Built 2022 Poor condition 5,222 sqft lot Garage $191/sqft · 30% below area Est $309k · 30% under ↓ 42% since listing

---

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 +15.0/15.0
• Cash flow +6.0/30.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• Schools +2.6/10.0
• Rent growth +2.4/5.0
• Condition / age +1.0/5.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 5449177 - Built by Brohn Homes - Ready Now! ~ Open floor plan concept. Lots of windows and natural light. Walk in shower in primary bath. Breakfast bar in the kitchen, Community is ONLY 6 minutes from i-35. Great for commuters to Austin! Resort style pool included in HOA!

Key facts

• 5,222 sq ft lot
• 2 garage spots
• Built 2022

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $215k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-413 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (33.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (19.7% below list).
• Recommended offer: $142k (33.9% below list) — sets the bar for cash-flow.

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: Susie Fuentes El (math 20% / reading 31%, grade F, #2,982 of 4,322 statewide, top 70%, 650 students, 60% 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 61% FRL vs 43% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 38% district-wide (-12 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 soft (-0.3%/yr); 2089 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 48d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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).

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 52 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago 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

• Watch-outs: property tax is 3.1% 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 $142,032 (33.9% 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 52 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.80% ✗
• Cap rate: 3.99%
• Cash-on-cash: -8.23%
• DSCR: 0.63
• GRM: 10.4

CMA / ARV

• ARV (median comp): $308,718
• List price: $215,000
• Delta: -30.36%
• 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
299 Fabion St	0.31mi	2/2.0	1,127 (0%)	12mo	$257,000	$228	76
3085 Winding Creek Rd	0.63mi	2/2.0	1,105 (-2%)	3mo	$239,990	$217	65
125 Sapphire Lake Dr	0.47mi	3/2.0 (+1)	1,151 (+2%)	10mo	$229,900	$200	61
3013 Winding Creek Rd	0.56mi	3/2.0 (+1)	1,191 (+6%)	4mo	$261,130	$219	56
100 Catalina Dr	0.38mi	3/2.0 (+1)	1,203 (+7%)	12mo	$239,900	$199	55
3035 Winding Creek Dr	0.59mi	3/2.0 (+1)	1,191 (+6%)	4mo	$257,780	$216	55
1061 Violet Ln	0.31mi	3/2.0 (+1)	1,295 (+15%)	2mo	$244,900	$189	54
212 Fabion St	0.28mi	2/2.5	1,269 (+13%)	13mo	$255,000	$201	53
3021 Winding Creek Rd	0.57mi	3/2.0 (+1)	1,191 (+6%)	11mo	$272,780	$229	49
340 Spillway Dr	0.69mi	3/2.0 (+1)	1,048 (-7%)	10mo	$210,000	$200	43
1469 Twin Cv	0.61mi	3/2.0 (+1)	1,267 (+12%)	7mo	$237,900	$188	40
1541 Twin Cv	0.66mi	3/2.0 (+1)	1,295 (+15%)	5mo	$230,000	$178	35

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: -34.9%
• Equity multiple: -0.10×
• Total profit: $-65,999
• Equity at exit: $32,057

10-year hold

• IRR: -75.1%
• Equity multiple: -0.83×
• Total profit: $-110,059
• Equity at exit: $18,589

Cash invested: $60,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 32 active · 5 under contract
• Months of supply: 14.8 mo (7%/mo absorbed)
• Median asking: $269,272 ($211/sqft)
• Median days on market: 304 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +29.8% 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: 10.4×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$559 /mo · $6,711/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-413

Break-even live

Break-even rent $2,248

Max offer price $142,032

Occupancy floor —

Sensitivity live

Price	-10% $-291	-5% $-352	+0% $-413	+5% $-474	+10% $-535
Rent	-10% $-549	-5% $-481	+0% $-413	+5% $-345	+10% $-277
Rate	-1.0pp $-305	-0.5pp $-358	base $-413	+0.5pp $-469	+1.0pp $-525

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: $53,750
• Closing costs: $6,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Keltic Dr Kyle, TX	3.0	2.0	1437	$1,795	$1.25	18d	1	0.09mi
1310 Goforth Rd Kyle, TX	2.0	2.0	1163	$1,750	$1.50	31d	1	0.24mi
220 Fabion St Kyle, TX	3.0	2.0	1326	$1,795	$1.35	30d	1	0.30mi
196 Fabion St Kyle, TX	3.0	2.0	1326	$1,795	$1.35	30d	1	0.31mi
164 Fabion St Kyle, TX	3.0	2.0	1437	$1,799	$1.25	64d	1	0.33mi
109 Granite Shoals Dr Kyle, TX	3.0	2.0	1304	$1,700	$1.30	53d	1	0.53mi
1579 Violet Ln Kyle, TX	3.0	2.5	1426	$1,750	$1.23	73d	1	0.62mi
1437 Treeta Trl Kyle, TX	3.0	2.0	1262	$1,895	$1.50	93d	1	0.67mi
289 Lake Washington Dr Kyle, TX	3.0	2.0	1389	$1,649	$1.19	25d	1	0.69mi
521 Bunton Reserve Blvd Kyle, TX	3.0–4.0	2.0–3.0	1870	$1,935	$1.03	9d	16	0.73mi
1469 Breanna Ln Kyle, TX	3.0	2.0	1329	$1,650	$1.24	67d	1	0.74mi
1687 Twin Estates Dr Kyle, TX	3.0	2.5	1426	$1,900	$1.33	21d	1	0.75mi
205 Mood Lake Dr Kyle, TX	3.0	2.0	1419	$1,595	$1.12	71d	1	0.77mi
205 Mood Lake Dr Kyle, TX	3.0	2.0	1419	$1,595	$1.12	73d	1	0.77mi
180 Onyx Lake Dr Kyle, TX	2.0	2.0	1265	$1,700	$1.34	34d	1	0.86mi
228 Pearl Lake Dr Kyle, TX	3.0	2.0	1439	$1,725	$1.20	73d	1	0.87mi
228 Pearl Lake Dr Kyle, TX	3.0	2.0	1439	$1,725	$1.20	71d	1	0.87mi
850 Bunton Reserve Blvd Kyle, TX	3.0	2.0	1109	$1,750	$1.58	27d	1	0.91mi
250 Seneca Loop Kyle, TX	3.0	2.0	1110	$1,750	$1.58	37d	1	0.92mi
931 Brandi Cir Kyle, TX	3.0	2.0	1343	$1,750	$1.30	53d	1	1.01mi
680 Ferrule Dr Kyle, TX	3.0	2.5	1360	$1,700	$1.25	42d	1	1.10mi
1561 Arbor Knot Dr Kyle, TX	2.0	2.0	1195	$1,625	$1.36	42d	1	1.24mi
205 Beech Dr Kyle, TX	3.0	2.0	1359	$1,790	$1.32	21d	1	1.25mi
205 Beech Dr Kyle, TX	3.0	2.0	1359	$1,825	$1.34	93d	1	1.25mi
141 Beech Dr Kyle, TX	3.0	2.0	1499	$1,850	$1.23	16d	1	1.30mi
360 Shady Oaks Dr Unit A Kyle, TX	3.0	2.0	1250	$1,550	$1.24	47d	1	1.31mi
288 Ferrule Dr Kyle, TX	3.0	2.0	1160	$1,549	$1.34	18d	1	1.32mi
314 Paddington Dr Kyle, TX	3.0	2.0	1364	$1,799	$1.32	67d	1	1.32mi
211 Wild Buffalo Dr Kyle, TX	3.0	2.0	1180	$1,595	$1.35	65d	1	1.34mi
211 Wild Buffalo Dr Kyle, TX	3.0	2.0	1180	$1,595	$1.35	67d	1	1.34mi
211 Wild Buffalo Dr Kyle, TX	3.0	2.0	1180	$1,595	$1.35	73d	1	1.34mi
140 Llama Loop Kyle, TX	3.0	2.0	1335	$1,695	$1.27	93d	1	1.43mi
351 Zebra Dr Kyle, TX	3.0	2.0	1207	$1,650	$1.37	29d	1	1.43mi
273 Tower Dr Kyle, TX	3.0	2.0	1252	$1,785	$1.43	18d	1	1.45mi

Property features AI

Finance

• HOA & community: Homeowners association

Exterior

• Parking: Detached single-door garage2 garage spaces
• Security: Smoke detectors
• Utilities: Electricity availableNatural gas availablePublic waterPublic sewerTrash collection (public)Underground utilities
• Home design: Single-storyResale property
• Construction: Masonry constructionComposition/shingle roofSlab foundationBuilt (year per assessor)
• Exterior features: Picket and wood fencing in the back yardCity lotLess than quarter acrePublic maintained asphalt/paved road

Interior

• Kitchen: DishwasherDisposalGas rangeMicrowaveRangeGranite countersKitchen islandPantryWalk-in pantrySolid surface counters
• Flooring: CarpetCeramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air (electric)Natural gas heatingOne cooling unit
• Interior features: All bedrooms on the main levelCeiling fansHigh ceilingsPull-down attic stairsRecessed lightingSplit bedroom layoutWalk-in closetsWindow treatmentsGranite countersKitchen islandPantrySolid surface countersWalk-in pantry
• Laundry & utility: Washer hookupElectric dryer hookupLaundry closetGas water heaterWater heater

Listing history 48 events

1. 2026-08-08
   days on market $215,000 Active 52 DOM
2. 2026-08-06
   days on market $215,000 Active 50 DOM
3. 2026-08-05
   days on market $215,000 Active 49 DOM
4. 2026-08-04
   days on market $215,000 Active 48 DOM
5. 2026-07-07
   days on market $215,000 Active 46 DOM
6. 2026-07-06
   days on market $215,000 Active 45 DOM
7. 2026-07-05
   days on market $215,000 Active 44 DOM
8. 2026-07-03
   pricestatusdays on market $215,000 Active 42 DOM
9. 2026-06-26
   status $200,000 Pending 41 DOM
10. 2026-06-24
    days on market $200,000 Active Under Contract 41 DOM
11. 2026-06-22
    days on market $200,000 Active Under Contract 39 DOM
12. 2026-06-21
    days on market $200,000 Active Under Contract 38 DOM
13. 2026-06-18
    days on market $200,000 Active Under Contract 35 DOM
14. 2026-06-17
    days on market $200,000 Active Under Contract 34 DOM
15. 2026-06-16
    days on market $200,000 Active Under Contract 33 DOM
16. 2026-06-15
    days on market $200,000 Active Under Contract 32 DOM
17. 2026-06-13
    days on market $200,000 Active Under Contract 30 DOM
18. 2026-06-09
    days on market $200,000 Active Under Contract 26 DOM
19. 2026-06-08
    statusdays on market $200,000 Active Under Contract 25 DOM
20. 2026-06-07
    days on market $200,000 Active 24 DOM
21. 2026-06-05
    pricedays on market $200,000 Active 21 DOM
22. 2026-06-03
    days on market $212,950 Active 20 DOM
23. 2026-06-02
    days on market $212,950 Active 19 DOM
24. 2026-06-01
    days on market $212,950 Active 18 DOM
25. 2026-06-01
    price $212,950 Active 17 DOM
26. 2026-05-31
    days on market $219,950 Active 17 DOM
27. 2026-05-14
    listed $224,950 Active 186-char remark
28. 2025-06-07
    historical $1,797
29. 2025-05-05
    listed $1,797
30. 2025-02-06
    price
31. 2024-12-30
    listed Active
32. 2023-04-27
    soldstatus Closed

    Show marketing remark (277 chars)

    MLS# 5449177 - Built by Brohn Homes - Ready Now! ~ Open floor plan concept. Lots of windows and natural light. Walk in shower in primary bath. Breakfast bar in the kitchen, Community is ONLY 6 minutes from i-35. Great for commuters to Austin! Resort style pool included in HOA!

33. 2023-03-28
    status Pending

    Show marketing remark (277 chars)

    MLS# 5449177 - Built by Brohn Homes - Ready Now! ~ Open floor plan concept. Lots of windows and natural light. Walk in shower in primary bath. Breakfast bar in the kitchen, Community is ONLY 6 minutes from i-35. Great for commuters to Austin! Resort style pool included in HOA!

34. 2023-03-28
    status Pending

    Show marketing remark (277 chars)

    MLS# 5449177 - Built by Brohn Homes - Ready Now! ~ Open floor plan concept. Lots of windows and natural light. Walk in shower in primary bath. Breakfast bar in the kitchen, Community is ONLY 6 minutes from i-35. Great for commuters to Austin! Resort style pool included in HOA!

35. 2023-02-09
    price $304,990

    Show marketing remark (277 chars)

    MLS# 5449177 - Built by Brohn Homes - Ready Now! ~ Open floor plan concept. Lots of windows and natural light. Walk in shower in primary bath. Breakfast bar in the kitchen, Community is ONLY 6 minutes from i-35. Great for commuters to Austin! Resort style pool included in HOA!

36. 2023-02-09
    price $304,990

    Show marketing remark (277 chars)

    MLS# 5449177 - Built by Brohn Homes - Ready Now! ~ Open floor plan concept. Lots of windows and natural light. Walk in shower in primary bath. Breakfast bar in the kitchen, Community is ONLY 6 minutes from i-35. Great for commuters to Austin! Resort style pool included in HOA!

37. 2022-11-10
    price $320,270

    Show marketing remark (277 chars)

    MLS# 5449177 - Built by Brohn Homes - Ready Now! ~ Open floor plan concept. Lots of windows and natural light. Walk in shower in primary bath. Breakfast bar in the kitchen, Community is ONLY 6 minutes from i-35. Great for commuters to Austin! Resort style pool included in HOA!

38. 2022-11-10
    price $320,270

    Show marketing remark (277 chars)

    MLS# 5449177 - Built by Brohn Homes - Ready Now! ~ Open floor plan concept. Lots of windows and natural light. Walk in shower in primary bath. Breakfast bar in the kitchen, Community is ONLY 6 minutes from i-35. Great for commuters to Austin! Resort style pool included in HOA!

39. 2022-09-23
    status Active

    Show marketing remark (277 chars)

    MLS# 5449177 - Built by Brohn Homes - Ready Now! ~ Open floor plan concept. Lots of windows and natural light. Walk in shower in primary bath. Breakfast bar in the kitchen, Community is ONLY 6 minutes from i-35. Great for commuters to Austin! Resort style pool included in HOA!

40. 2022-09-23
    price $340,270

    Show marketing remark (277 chars)

    MLS# 5449177 - Built by Brohn Homes - Ready Now! ~ Open floor plan concept. Lots of windows and natural light. Walk in shower in primary bath. Breakfast bar in the kitchen, Community is ONLY 6 minutes from i-35. Great for commuters to Austin! Resort style pool included in HOA!

41. 2022-09-23
    status Active

    Show marketing remark (277 chars)

    MLS# 5449177 - Built by Brohn Homes - Ready Now! ~ Open floor plan concept. Lots of windows and natural light. Walk in shower in primary bath. Breakfast bar in the kitchen, Community is ONLY 6 minutes from i-35. Great for commuters to Austin! Resort style pool included in HOA!

42. 2022-09-23
    price $340,270

    Show marketing remark (277 chars)

    MLS# 5449177 - Built by Brohn Homes - Ready Now! ~ Open floor plan concept. Lots of windows and natural light. Walk in shower in primary bath. Breakfast bar in the kitchen, Community is ONLY 6 minutes from i-35. Great for commuters to Austin! Resort style pool included in HOA!

43. 2022-07-11
    status Pending

    Show marketing remark (277 chars)

    MLS# 5449177 - Built by Brohn Homes - Ready Now! ~ Open floor plan concept. Lots of windows and natural light. Walk in shower in primary bath. Breakfast bar in the kitchen, Community is ONLY 6 minutes from i-35. Great for commuters to Austin! Resort style pool included in HOA!

44. 2022-07-11
    price $340,070

    Show marketing remark (277 chars)

    MLS# 5449177 - Built by Brohn Homes - Ready Now! ~ Open floor plan concept. Lots of windows and natural light. Walk in shower in primary bath. Breakfast bar in the kitchen, Community is ONLY 6 minutes from i-35. Great for commuters to Austin! Resort style pool included in HOA!

45. 2022-07-11
    status Pending

    Show marketing remark (277 chars)

    MLS# 5449177 - Built by Brohn Homes - Ready Now! ~ Open floor plan concept. Lots of windows and natural light. Walk in shower in primary bath. Breakfast bar in the kitchen, Community is ONLY 6 minutes from i-35. Great for commuters to Austin! Resort style pool included in HOA!

46. 2022-07-11
    price $340,070

    Show marketing remark (277 chars)

    MLS# 5449177 - Built by Brohn Homes - Ready Now! ~ Open floor plan concept. Lots of windows and natural light. Walk in shower in primary bath. Breakfast bar in the kitchen, Community is ONLY 6 minutes from i-35. Great for commuters to Austin! Resort style pool included in HOA!

47. 2022-06-06
    listed $345,070 Active

    Show marketing remark (277 chars)

    MLS# 5449177 - Built by Brohn Homes - Ready Now! ~ Open floor plan concept. Lots of windows and natural light. Walk in shower in primary bath. Breakfast bar in the kitchen, Community is ONLY 6 minutes from i-35. Great for commuters to Austin! Resort style pool included in HOA!

48. 2022-06-06
    listed $345,070 Active

    Show marketing remark (277 chars)

    MLS# 5449177 - Built by Brohn Homes - Ready Now! ~ Open floor plan concept. Lots of windows and natural light. Walk in shower in primary bath. Breakfast bar in the kitchen, Community is ONLY 6 minutes from i-35. Great for commuters to Austin! Resort style pool included in HOA!

ⓘ 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: $6,711 · $559/mo
• Projected year-2 tax: $6,711 · $559/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 2/10 Low
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,707
• − Mortgage interest: −$12,043
• − Property taxes: −$6,711
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$6,255
• Taxable loss: −$8,689
• Est. tax savings @ 24.0%: +$2,085
• After-tax cash flow: $-2,871/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.

Condition & rehab AI · 0 photos

Poor 20/100 Extensive rehab Est. rehab $56,350–$101,430 screening

This home requires extensive repairs and renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Major Exposed plumbing in kitchen — Exposed plumbing indicates a significant issue that needs immediate attention
• Major Missing cabinet doors in kitchen — Missing cabinet doors are a safety hazard and need to be replaced
• Major Water damage in bathrooms — Visible water damage indicates a need for immediate repairs to prevent further damage
• Major Worn and damaged flooring — Damaged flooring needs to be replaced to ensure safety and comfort
• Major Peeling paint on interior walls — Peeling paint indicates a need for repainting to improve appearance and safety
• Major Visible damage and peeling paint on exterior siding — Visible damage and peeling paint on exterior siding need to be repaired to improve appearance and prevent further damage
• Major Overgrown vegetation — Overgrown vegetation needs to be trimmed and landscaped to improve curb appeal

Value-add opportunities

• Resale Kitchen renovation — A new kitchen will attract more buyers and increase the home's value ↑
• Resale Bathroom renovation — Renovated bathrooms will attract more buyers and increase the home's value ↑
• Resale Flooring replacement — New flooring will improve the home's appearance and increase its value ↑
• Resale Painting and repairs — Repainting and repairing visible damage will improve the home's appearance and increase its value ↑
• Both Landscaping — A well-maintained landscape will improve curb appeal and attract more buyers/renters ↑

ⓘ Rehab cost is a screening estimate — Extensive 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 26/100

Zoned Schools

Elementary Susie Fuentes El F TX #2,982/4,322 Nat'l #29,743/41,679 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

---

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

Property features AI

Finance

• HOA & community: Homeowners association

Exterior

• Parking: Detached single-door garage2 garage spaces
• Security: Smoke detectors
• Utilities: Electricity availableNatural gas availablePublic waterPublic sewerTrash collection (public)Underground utilities
• Home design: Single-storyResale property
• Construction: Masonry constructionComposition/shingle roofSlab foundationBuilt (year per assessor)
• Exterior features: Picket and wood fencing in the back yardCity lotLess than quarter acrePublic maintained asphalt/paved road

Interior

• Kitchen: DishwasherDisposalGas rangeMicrowaveRangeGranite countersKitchen islandPantryWalk-in pantrySolid surface counters
• Flooring: CarpetCeramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air (electric)Natural gas heatingOne cooling unit
• Interior features: All bedrooms on the main levelCeiling fansHigh ceilingsPull-down attic stairsRecessed lightingSplit bedroom layoutWalk-in closetsWindow treatmentsGranite countersKitchen islandPantrySolid surface countersWalk-in pantry
• Laundry & utility: Washer hookupElectric dryer hookupLaundry closetGas water heaterWater heater

Price history

-42.0% since first listed

26 events — show timeline

• 2026-06-08 Contingent — CTXMLS
• 2026-06-04 Price Changed $200,000 CTXMLS
• 2026-05-31 Price Changed $212,950 CTXMLS
• 2026-05-23 Price Changed $219,950 CTXMLS
• 2026-05-14 Listed $224,950 CTXMLS
• 2025-06-07 Rental Removed $1,797 TENANTTURNER2
• 2025-05-05 Listed for Rent $1,797 TENANTTURNER2
• 2025-02-06 Price Changed — Unlock MLS
• 2024-12-30 Listed — Unlock MLS
• 2023-04-27 Sold (MLS) — Unlock MLS
• 2023-03-28 Pending — Unlock MLS
• 2023-03-28 Pending — CTXMLS
• 2023-02-09 Price Changed $304,990 CTXMLS
• 2023-02-09 Price Changed $304,990 Unlock MLS
• 2022-11-10 Price Changed $320,270 CTXMLS
• 2022-11-10 Price Changed $320,270 Unlock MLS
• 2022-09-23 Relisted — Unlock MLS
• 2022-09-23 Price Changed $340,270 CTXMLS
• 2022-09-23 Relisted — CTXMLS
• 2022-09-23 Price Changed $340,270 Unlock MLS
• 2022-07-11 Pending — CTXMLS
• 2022-07-11 Price Changed $340,070 CTXMLS
• 2022-07-11 Pending — Unlock MLS
• 2022-07-11 Price Changed $340,070 Unlock MLS
• 2022-06-06 Listed $345,070 CTXMLS
• 2022-06-06 Listed $345,070 Unlock MLS

Property tax history

+83.0%/yr

Latest (2025): $6,711 · -5.3% YoY. Source: county tax records.