2403 Ridgeview · Kingsland, TX 78639

$995

4 bd · 4.0 ba · 962 sqft · SingleFamily · 96 Days on market

Built 2001 5,227 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable 2-bedroom, 2-bath duplex centrally located in Kingsland. This well-maintained unit offers 962 square feet of comfortable living space and features central heat and air, all-electric utilities, and washer/dryer connections. Yard service is included for tenant convenience. Conveniently located near local shopping, dining, and schools. Available April 13th.

Key facts

• 5,227 sq ft lot
• Built 2001
• Listed 96 days

🏷️ Possibly a rental listed for sale. The $995 price doesn't fit this home's estimated sale value and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $995.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $995).
• Recommended offer: $905 (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,161 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Llano ISD (town): math 40% / reading 43% proficiency, ranked #359 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 435 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 121 units permitted in Llano County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($58k/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 $7 of loan paydown is wiped out by about $30 of value loss. Plan a longer hold.
• Llano County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $279 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($905) is reasonable based on typical stale-listing flexibility.
• 3 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

• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $905 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 149.47% ✓
• Cap rate: 1414.95%
• Cash-on-cash: 5030.92%
• DSCR: 224.85
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 267.52×
• Total profit: $74,252
• Equity at exit: $148

10-year hold

• IRR: —
• Equity multiple: 577.24×
• Total profit: $160,540
• Equity at exit: $86

Cash invested: $279 (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 78639

• Active inventory: 435
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,487 medium
• Mortgage (P&I): −$5
• Tax est. 1.5%: −$1 /mo · $15/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $1,168

Break-even live

Break-even rent $9

Max offer price $995

Occupancy floor 16%

Sensitivity live

Price	-10% $1,169	-5% $1,168	+0% $1,168	+5% $1,168	+10% $1,167
Rent	-10% $1,051	-5% $1,109	+0% $1,168	+5% $1,227	+10% $1,286
Rate	-1.0pp $1,169	-0.5pp $1,168	base $1,168	+0.5pp $1,168	+1.0pp $1,167

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: $249
• Closing costs: $30
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1731 Greenwood Ln Ln heuristic Kingsland, TX	4.0	2.0	862	$1,200	$1.39	25d	1	0.53mi

Listing history 21 events

1. 2026-06-18
   days on market $995 Active 96 DOM
2. 2026-06-17
   days on market $995 Active 95 DOM
3. 2026-06-16
   days on market $995 Active 94 DOM
4. 2026-06-15
   days on market $995 Active 93 DOM
5. 2026-06-14
   days on market $995 Active 91 DOM
6. 2026-06-13
   days on market $995 Active 90 DOM
7. 2026-06-10
   days on market $995 Active 88 DOM
8. 2026-06-09
   days on market $995 Active 87 DOM
9. 2026-06-08
   days on market $995 Active 86 DOM
10. 2026-06-07
    days on market $995 Active 85 DOM
11. 2026-06-05
    days on market $995 Active 82 DOM
12. 2026-06-03
    days on market $995 Active 81 DOM
13. 2026-06-02
    days on market $995 Active 80 DOM
14. 2026-06-01
    days on market $995 Active 79 DOM
15. 2026-05-31
    days on market $995 Active 78 DOM
16. 2026-05-31
    days on market $995 Active 77 DOM
17. 2026-03-14
    listed $995 Active 367-char remark

    Show marketing remark (367 chars)

    Affordable 2-bedroom, 2-bath duplex centrally located in Kingsland. This well-maintained unit offers 962 square feet of comfortable living space and features central heat and air, all-electric utilities, and washer/dryer connections. Yard service is included for tenant convenience. Conveniently located near local shopping, dining, and schools. Available April 13th.

18. 2024-03-06
    soldstatus Closed 222-char remark

    Show marketing remark (222 chars)

    Affordable two bedroom, two bath duplex centrally located in Kingsland. Well maintained unit with 962 square feet of living space. Central heat and air. Washer and dryer connections. All electric. Yard service is included.

19. 2024-02-13
    listed $995 Active 222-char remark

    Show marketing remark (222 chars)

    Affordable two bedroom, two bath duplex centrally located in Kingsland. Well maintained unit with 962 square feet of living space. Central heat and air. Washer and dryer connections. All electric. Yard service is included.

20. 2023-03-23
    soldstatus
21. 2022-11-09
    listed $950

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $17,846
• − Mortgage interest: −$56
• − Property taxes: −$15
• − Insurance: −$5
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$29
• Taxable income: $14,886
• Est. tax owed @ 24.0%: −$3,573
• After-tax cash flow: $10,443/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: Llano ISD
• NCES district ID: 4827810
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 43% ▼ -5.00%
• Median HH income: $46,746
• Composite: 35.42/100
• National rank: #4940
• State rank: #359 of 826 in TX

Livability — Kingsland

• Score: 59/100
• State rank: #1161
• US rank: #20293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingsland, TX
• County: Llano County · 16,310 people
• City population: 8,719
• Metro: nan
• Population (ZIP): 8,719
• Household income: $57,742
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 202.0

Population outlook (Llano County) Hauer SSP2

• Today (2025): 20,847 people
• By 2030: 21,350 · +2.4%
• By 2040: 22,281 · +6.9%
• By 2050: 23,173 · +11.2%
• By 2075: 25,526 · +22.4%
• By 2100: 25,866 · +24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 23% Two or more races 14% Black 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Italian 4% Slovak 3% Serbian 3%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 15%

Political lean MEDSL · Llano

• 2024 margin: Solid R (+60.9) · D 19.2% · R 80.0%
• 2008→2024 swing: -8.6pp toward R · 2008: -52.2pp · 2024: -60.9pp
• All cycles: 2024: R+60.9 2020: R+60.1 2016: R+62.2 2012: R+60.4 2008: R+52.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.30%
• Current HPI: 219.8651
• Rent YoY: —
• Metro: nan
• 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