813 Ross · Kerrville, TX 78028

$178,000

3 bd · 1.0 ba · 1,318 sqft · SingleFamily public records · 250 Days on market

Built 1972 10,018 sqft lot $135/sqft · 31% below area Est $259k · 31% under

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Why this score? — see what drove the C 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 +17.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +5.1/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor property in an up and coming area with lots of potential for growth. Decent sized lot .23 acres. Schedule a showing today!

Key facts

• 0.23 acre lot
• Garage
• Built 1972

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $157k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 2.1% in Kerrville — 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 81/100 on livability (#25 in TX, #1,483 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, commute F.
• Kerrville ISD (town): math 45% / reading 51% proficiency, ranked #220 of 826 in TX (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.0%/yr); 753 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 422 units permitted in Kerr County in 2024 (322 in 5+ unit buildings).
• This rent runs 32% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Kerr County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 250 days — a 12% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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

• Climate carrying-cost: major wind risk, 52% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 250 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.41%
• DSCR: 1.15
• GRM: 8.3

CMA / ARV

• ARV (median comp): $258,906
• List price: $178,000
• Delta: -31.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Gilmer	0.15mi	3/2.0	1,228 (-7%)	11mo	$255,000	$208	68
924 Barnett	0.44mi	3/1.0	1,218 (-8%)	5mo	$274,900	$226	62
909 Ford St	0.19mi	3/1.0	1,148 (-13%)	12mo	$219,000	$191	60
230 Travis	0.65mi	3/1.0	1,428 (+8%)	8mo	$390,000	$273	49
316 Travis St	0.49mi	2/1.0 (-1)	1,204 (-9%)	13mo	$264,999	$220	47
1619 Woodside Dr	0.33mi	3/2.0	1,145 (-13%)	15mo	$259,000	$226	46
324 Ross St	0.43mi	2/2.0 (-1)	1,453 (+10%)	11mo	$279,500	$192	45
1912 Weston Loop	0.66mi	3/2.0	1,375 (+4%)	20mo	$318,000	$231	41
1913 Weston Loop	0.67mi	3/2.0	1,364 (+4%)	23mo	$325,000	$238	39
2216 San Jacinto	0.67mi	2/3.0 (-1)	1,448 (+10%)	18mo	$410,000	$283	24

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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.60×
• Total profit: $-19,712
• Equity at exit: $26,540

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-5,099
• Equity at exit: $15,390

Cash invested: $49,840 (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 78028

• Rents YoY: 3.0%
• Active inventory: 753
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,795 high
• Mortgage (P&I): −$933
• Tax from tax record: −$269 /mo · $3,229/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $142

Break-even live

Break-even rent $1,616

Max offer price $178,000

Occupancy floor 87%

Sensitivity live

Price	-10% $242	-5% $192	+0% $142	+5% $91	+10% $41
Rent	-10% $0	-5% $71	+0% $142	+5% $213	+10% $283
Rate	-1.0pp $231	-0.5pp $187	base $142	+0.5pp $96	+1.0pp $49

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Tivy St Kerrville, TX	2.0	1.0	1000	$1,300	$1.30	44d	1	0.26mi
1316 Carol Ann Dr Kerrville, TX	3.0	2.0	1400	$1,950	$1.39	24d	1	0.42mi
2105 Singing Wind Dr Kerrville, TX	1.0–3.0	1.0–1.5	822	$1,375	$1.67	2d	5	0.94mi
2105 Singing Wind Dr Kerrville, TX	1.0–3.0	1.0–1.5	822	$1,375	$1.67	44d	1	0.94mi
486 Bridal Path Kerrville, TX	4.0	2.0	1450	$2,000	$1.38	44d	1	0.99mi
101 W Schreiner St Kerrville, TX	2.0	1.0	1100	$1,575	$1.43	44d	1	1.21mi
717 Hill Country Dr Kerrville, TX	1.0–2.0	1.0–2.0	953	$1,353	$1.42	2d	5	1.26mi
125 Amelia Ct Kerrville, TX	3.0	2.0	1091	$1,650	$1.51	44d	1	1.40mi

Listing history 24 events

1. 2026-06-19
   days on market $178,000 Active 250 DOM
2. 2026-06-18
   days on market $178,000 Active 249 DOM
3. 2026-06-17
   days on market $178,000 Active 248 DOM
4. 2026-06-16
   days on market $178,000 Active 247 DOM
5. 2026-06-15
   days on market $178,000 Active 246 DOM
6. 2026-06-14
   days on market $178,000 Active 244 DOM
7. 2026-06-12
   days on market $178,000 Active 243 DOM
8. 2026-06-09
   days on market $178,000 Active 240 DOM
9. 2026-06-08
   days on market $178,000 Active 239 DOM
10. 2026-06-07
    days on market $178,000 Active 238 DOM
11. 2026-06-05
    days on market $178,000 Active 235 DOM
12. 2026-06-03
    days on market $178,000 Active 234 DOM
13. 2026-06-02
    days on market $178,000 Active 233 DOM
14. 2026-06-01
    days on market $178,000 Active 232 DOM
15. 2026-05-31
    days on market $178,000 Active 231 DOM
16. 2026-05-30
    days on market $178,000 Active 230 DOM
17. 2026-04-15
    status Back on Market 131-char remark

    Show marketing remark (131 chars)

    Investor property in an up and coming area with lots of potential for growth. Decent sized lot .23 acres. Schedule a showing today!

18. 2026-02-02
    historical 131-char remark

    Show marketing remark (131 chars)

    Investor property in an up and coming area with lots of potential for growth. Decent sized lot .23 acres. Schedule a showing today!

19. 2026-02-01
    status Back on Market 131-char remark

    Show marketing remark (131 chars)

    Investor property in an up and coming area with lots of potential for growth. Decent sized lot .23 acres. Schedule a showing today!

20. 2026-01-31
    historical 131-char remark

    Show marketing remark (131 chars)

    Investor property in an up and coming area with lots of potential for growth. Decent sized lot .23 acres. Schedule a showing today!

21. 2025-07-31
    listed $178,000 New 131-char remark

    Show marketing remark (131 chars)

    Investor property in an up and coming area with lots of potential for growth. Decent sized lot .23 acres. Schedule a showing today!

22. 2014-10-31
    soldstatus
23. 2005-08-09
    soldstatus 102-char remark

    Show marketing remark (102 chars)

    3/2 all brick home with nice shade trees on quiet street. Low maintenance exterior with big back yard.

24. 2005-04-12
    listed $79,999 102-char remark

    Show marketing remark (102 chars)

    3/2 all brick home with nice shade trees on quiet street. Low maintenance exterior with big back yard.

ⓘ 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: $3,229 · $269/mo
• Projected year-2 tax: $3,257 · $271/mo
• Expected delta: +$28/yr (+$2/mo · 0.9%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $21,545
• − Mortgage interest: −$9,971
• − Property taxes: −$3,229
• − Insurance: −$890
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$5,178
• Taxable loss: −$1,171
• Est. tax savings @ 24.0%: +$281
• After-tax cash flow: $1,981/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: Kerrville ISD
• NCES district ID: 4825590
• Math proficiency: 45% ▼ -10.00%
• Reading proficiency: 51% ▼ -1.00%
• Median HH income: $44,050
• Composite: 40.54/100
• National rank: #3702
• State rank: #220 of 826 in TX

Livability — Kerrville

• Score: 81/100
• State rank: #25
• US rank: #1483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kerrville, TX
• County: Kerr County · 41,206 people
• City population: 41,206
• Metro: Kerrville, TX
• Population (ZIP): 41,206
• Household income: $66,991
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 1092.0

Population outlook (Kerr County) Hauer SSP2

• Today (2025): 54,010 people
• By 2030: 55,651 · +3.0%
• By 2040: 58,923 · +9.1%
• By 2050: 62,117 · +15.0%
• By 2075: 71,809 · +33.0%
• By 2100: 77,004 · +42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 26% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 3% Slovak 3% Portuguese 2%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Kerr

• 2024 margin: Solid R (+54.3) · D 22.4% · R 76.8%
• 2008→2024 swing: -4.8pp toward R · 2008: -49.6pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+51.7 2016: R+56.3 2012: R+59.1 2008: R+49.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -260.97%
• Current HPI: 213.3663
• Rent YoY: ▲ 3.03%
• Metro: Kerrville, 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

+122.5% since first listed

8 events — show timeline

• 2026-04-15 Relisted — LERA
• 2026-02-02 Listing Removed — LERA
• 2026-02-01 Relisted — LERA
• 2026-01-31 Listing Removed — LERA
• 2025-07-31 Listed $178,000 LERA
• 2014-10-31 Sold (Public Records) — Public Records
• 2005-08-09 Sold (MLS) — KVMLS
• 2005-04-12 Listed $79,999 KVMLS

Property tax history

+3.4%/yr

Latest (2025): $3,229 · +6.4% YoY. Source: county tax records.