Athena Plan · Kyle, TX 78656

$262,990

3 bd · 2.0 ba · 1,499 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

Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

Key facts

• Listed 791 days

🏗️ New construction. The $262,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $308,811.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $263k.

Deal economics

• At list price, monthly cash flow is $-654 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (28.7% below list).
• Recommended offer: $187k (28.7% 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: 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; 34 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 ($231k) 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 $187,411 (28.7% 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 29% 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: -9.07%
• DSCR: 0.60
• GRM: 13.7

CMA / ARV

• ARV (median comp): $308,811
• List price: $262,990
• Delta: -14.84%
• 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
415 Cliff Dr	0.45mi	3/2.0	1,499 (0%)	1mo	$271,365	$181	78
1134 Delta Crst	0.43mi	3/2.0	1,499 (0%)	3mo	$267,365	$178	78
317 Pond Dr	0.54mi	3/2.0	1,499 (0%)	3mo	$271,990	$181	72
1259 Delta Crst	0.45mi	4/2.0 (+1)	1,522 (+2%)	1mo	$227,790	$150	71
602 Lagoon Dr	0.33mi	3/2.0	1,412 (-6%)	5mo	$283,230	$201	70
256 Estallo Way	0.34mi	4/2.0 (+1)	1,468 (-2%)	7mo	$267,100	$182	70
313 Haywood Cres	0.39mi	4/2.0 (+1)	1,468 (-2%)	7mo	$267,100	$182	68
1251 Delta Crst	0.45mi	3/2.0	1,412 (-6%)	3mo	$243,638	$173	67
408 Cliff Dr	0.43mi	3/2.0	1,412 (-6%)	5mo	$249,890	$177	66
1156 Delta Crst	0.46mi	3/2.0	1,412 (-6%)	6mo	$244,791	$173	64
364 Jade St	0.34mi	3/2.5	1,668 (+11%)	3mo	$268,370	$161	61
606 Aplite Pass	0.74mi	3/2.0	1,305 (-13%)	4mo	$225,000	$172	41

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: -19.7%
• Equity multiple: 0.18×
• Total profit: $-70,687
• Equity at exit: $74,177

10-year hold

• IRR: -15.9%
• Equity multiple: -0.29×
• Total profit: $-111,465
• Equity at exit: $77,580

Cash invested: $86,467 (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: 11.7×

Monthly cashflow live

• Estimated rent: $1,874 high
• Mortgage (P&I): −$1,619
• Tax est. 1.5%: −$386 /mo · $4,632/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-654

Break-even live

Break-even rent $2,701

Max offer price $214,237

Occupancy floor —

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: $77,203
• Closing costs: $9,264
• Reserves months: —
• Total cash needed: —

Rent comps 34 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	1d	15	0.09mi
170 Living Reef Dr Maxwell, TX	3.0	2.0	1500	$1,850	$1.23	43d	1	0.15mi
151 Living Reef Dr Maxwell, TX	3.0	2.5	1782	$1,895	$1.06	4d	1	0.17mi
444 Delta Crst Maxwell, TX	3.0	2.5	1830	$1,850	$1.01	4d	1	0.17mi
195 Living Reef Dr Maxwell, TX	3.0	2.5	1782	$1,900	$1.07	4d	1	0.19mi
211 Living Reef Dr Maxwell, TX	3.0	2.5	1782	$1,840	$1.03	17d	1	0.20mi
293 Tempest Trl Maxwell, TX	3.0	2.5	1698	$1,825	$1.07	4d	1	0.23mi
251 Tempest Trl Maxwell, TX	3.0	2.0	1553	$1,650	$1.06	17d	1	0.27mi
108 White Dunes Dr Maxwell, TX	3.0	2.0	1514	$1,800	$1.19	23d	1	0.28mi
108 White Dunes Dr Maxwell, TX	3.0	2.0	1514	$1,800	$1.19	17d	1	0.28mi
108 White Dunes Dr Maxwell, TX	3.0	2.0	1514	$1,800	$1.19	4d	1	0.28mi
839 Gully St Maxwell, TX	2.0–4.0	2.0	1105	$1,528	$1.38	1d	306	0.28mi
146 White Dunes Dr Maxwell, TX	3.0	2.0	1698	$1,850	$1.09	43d	1	0.29mi
146 White Dunes Dr Maxwell, TX	3.0	2.5	1698	$1,850	$1.09	12d	1	0.29mi
274 Jade St Maxwell, TX	4.0	2.0	1468	$1,795	$1.22	43d	1	0.30mi
124 Hidden Branch Cv Maxwell, TX	3.0	2.5	1698	$1,845	$1.09	4d	1	0.33mi
171 Haywood Mnr Maxwell, TX	3.0	2.0	1533	$1,850	$1.21	4d	1	0.42mi
1259 Delta Crst Maxwell, TX	4.0	2.0	1522	$1,695	$1.11	17d	1	0.47mi
543 Gabbro Gdns Maxwell, TX	4.0	2.0	1627	$1,695	$1.04	21d	1	0.88mi
566 Gabbro Gdns Maxwell, TX	4.0	2.5	1837	$1,850	$1.01	16d	1	0.89mi
351 Cobb Branch Dr Maxwell, TX	3.0–4.0	2.0–3.0	1616	$1,780	$1.10	1d	4	0.91mi
427 Gabbro Gdns Maxwell, TX	3.0	2.0	1402	$1,550	$1.11	43d	1	0.98mi
328 Mica Trl Maxwell, TX	4.0	2.0	1627	$1,595	$0.98	43d	1	0.99mi
275 Aplite Pass Maxwell, TX	2.0–5.0	2.0–3.5	1733	$2,160	$1.25	1d	1	1.04mi
300 Geode Gln Maxwell, TX	4.0	2.5	1712	$1,795	$1.05	43d	1	1.07mi
283 Soapstone Pass Maxwell, TX	3.0	2.0	1440	$1,609	$1.12	16d	1	1.07mi
312 Soapstone Pass Maxwell, TX	3.0	2.0	1450	$1,600	$1.10	43d	1	1.11mi
230 Gabbro Gdns Maxwell, TX	3.0	2.0	1440	$1,500	$1.04	17d	1	1.13mi
192 Gabbro Gdns Maxwell, TX	4.0	2.5	1610	$1,699	$1.06	43d	1	1.16mi
296 Agate Cliff Dr Maxwell, TX	3.0	2.0	1421	$1,695	$1.19	11d	1	1.19mi
147 Gabbro Gdns Maxwell, TX	3.0	2.0	1450	$1,441	$0.99	43d	1	1.22mi
205 E Lima Dr Maxwell, TX	4.0	2.0	1600	$1,999	$1.25	23d	1	1.31mi
531 Paris St Maxwell, TX	4.0	2.0	1667	$1,950	$1.17	1d	1	1.33mi
214 Kyanite Dr Maxwell, TX	4.0	2.5	1535	$1,650	$1.07	43d	1	1.41mi

Listing history 28 events

1. 2026-06-05
   days on market $262,990 Active 791 DOM
2. 2026-06-03
   days on market $262,990 Active 790 DOM
3. 2026-06-02
   days on market $262,990 Active 789 DOM
4. 2026-06-01
   days on market $262,990 Active 788 DOM
5. 2026-05-31
   days on market $262,990 Active 787 DOM
6. 2026-02-04
   price $262,990 510-char remark

   Show marketing remark (510 chars)

   Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

7. 2026-01-07
   price $261,990 510-char remark

   Show marketing remark (510 chars)

   Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

8. 2025-12-03
   price $260,990 510-char remark

   Show marketing remark (510 chars)

   Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

9. 2025-10-16
   price $259,990 510-char remark

   Show marketing remark (510 chars)

   Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

10. 2025-10-02
    price $281,990 510-char remark

    Show marketing remark (510 chars)

    Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

11. 2025-09-04
    price $280,990 510-char remark

    Show marketing remark (510 chars)

    Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

12. 2025-08-03
    price $279,990 510-char remark

    Show marketing remark (510 chars)

    Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

13. 2025-07-02
    price $292,990 510-char remark

    Show marketing remark (510 chars)

    Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

14. 2025-06-04
    price $291,990 510-char remark

    Show marketing remark (510 chars)

    Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

15. 2025-05-02
    price $290,990 510-char remark

    Show marketing remark (510 chars)

    Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

16. 2025-04-01
    price $289,990 510-char remark

    Show marketing remark (510 chars)

    Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

17. 2025-03-01
    price $288,990 510-char remark

    Show marketing remark (510 chars)

    Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

18. 2025-02-01
    price $287,990 510-char remark

    Show marketing remark (510 chars)

    Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

19. 2024-12-31
    price $286,990 510-char remark

    Show marketing remark (510 chars)

    Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

20. 2024-11-29
    price $285,990 510-char remark

    Show marketing remark (510 chars)

    Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

21. 2024-11-02
    price $284,990 510-char remark

    Show marketing remark (510 chars)

    Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

22. 2024-10-02
    price $283,490 510-char remark

    Show marketing remark (510 chars)

    Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

23. 2024-08-23
    price $282,990 510-char remark

    Show marketing remark (510 chars)

    Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

24. 2024-08-02
    price $281,990 510-char remark

    Show marketing remark (510 chars)

    Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

25. 2024-07-04
    price $283,490 510-char remark

    Show marketing remark (510 chars)

    Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

26. 2024-06-01
    price $282,490 510-char remark

    Show marketing remark (510 chars)

    Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

27. 2024-05-02
    price $281,490 510-char remark

    Show marketing remark (510 chars)

    Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

28. 2024-04-04
    listed $280,490 Active 510-char remark

    Show marketing remark (510 chars)

    Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

ⓘ 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: $22,489
• − Mortgage interest: −$17,298
• − Property taxes: −$4,632
• − Insurance: −$1,544
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$8,984
• Taxable loss: −$13,567
• Est. tax savings @ 24.0%: +$3,256
• After-tax cash flow: $-4,587/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

-6.2% since first listed

23 events — show timeline

• 2026-02-04 Price Changed $262,990 Zillow
• 2026-01-07 Price Changed $261,990 Zillow
• 2025-12-03 Price Changed $260,990 Zillow
• 2025-10-16 Price Changed $259,990 Zillow
• 2025-10-02 Price Changed $281,990 Zillow
• 2025-09-04 Price Changed $280,990 Zillow
• 2025-08-03 Price Changed $279,990 Zillow
• 2025-07-02 Price Changed $292,990 Zillow
• 2025-06-04 Price Changed $291,990 Zillow
• 2025-05-02 Price Changed $290,990 Zillow
• 2025-04-01 Price Changed $289,990 Zillow
• 2025-03-01 Price Changed $288,990 Zillow
• 2025-02-01 Price Changed $287,990 Zillow
• 2024-12-31 Price Changed $286,990 Zillow
• 2024-11-29 Price Changed $285,990 Zillow
• 2024-11-02 Price Changed $284,990 Zillow
• 2024-10-02 Price Changed $283,490 Zillow
• 2024-08-23 Price Changed $282,990 Zillow
• 2024-08-02 Price Changed $281,990 Zillow
• 2024-07-04 Price Changed $283,490 Zillow
• 2024-06-01 Price Changed $282,490 Zillow
• 2024-05-02 Price Changed $281,490 Zillow
• 2024-04-04 Listed $280,490 Zillow