1416 Fifth St · Kerrville, TX 78028

$237,500

3 bd · 2.0 ba · 1,372 sqft · SingleFamily public records · 130 Days on market

Built 1945 0.35 ac lot $173/sqft · 34% above area Est $295k · 20% under

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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 +9.4/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• 1% rule +2.9/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention Investors, Contractors, Builders, Remodelers, and DIYers. This foreclosure property provides the opportunity to finish things up and sell, or keep as an income producing property. The main house is unfinished, comprised of 1372 square feet with 3 bedrooms and 3 baths. The separate guest quarters is also unfinished, with 912 square feet and 2 bdrms/1 bath. There is a garage, carport, and a storage building on the 1/3 acre lot. This property is being sold "as-is". There is no Survey or Seller's Disclosure.

Key facts

• 0.35 acre lot
• Built 1945
• Listed 129 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $238k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (21.0% below list).
• Recommended offer: $188k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.0% 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.
• Zoned schools: Daniels El (math 56% / reading 50%, grade C, #705 of 4,322 statewide, top 17%, 548 students, 66% FRL); Peterson Middle (math 39% / reading 50%, grade D, #491 of 1,662 statewide, top 31%, 1,075 students, 52% FRL); Tivy H S (math 42% / reading 60%, grade D+, #482 of 1,632 statewide, top 30%, 1,468 students, 47% FRL).
• Market conditions: Rents rising (+3.0%/yr); 751 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 34% 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 $2k of loan paydown is wiped out by about $7k 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 130 days — a 12% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% 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 $187,545 (21.0% 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 130 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.79% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.05%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $295,327
• List price: $237,500
• Delta: -19.58%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Gilmer	0.33mi	3/2.0	1,228 (-10%)	11mo	$255,000	$208	58
1912 Weston Loop	0.72mi	3/2.0	1,375 (+0%)	20mo	$318,000	$231	49
324 Ross St	0.59mi	2/2.0 (-1)	1,453 (+6%)	11mo	$279,500	$192	48
1028 Moraine Pl	0.75mi	3/2.0	1,447 (+6%)	11mo	$265,000	$183	47
1913 Weston Loop	0.72mi	3/2.0	1,364 (-1%)	23mo	$325,000	$238	46
430 c	0.68mi	3/2.0	1,558 (+14%)	1mo	$345,000	$221	45
924 Barnett	0.61mi	3/1.0	1,218 (-11%)	5mo	$274,900	$226	44
2216 San Jacinto	0.59mi	2/3.0 (-1)	1,448 (+6%)	18mo	$410,000	$283	39
316 Travis St	0.60mi	2/1.0 (-1)	1,204 (-12%)	13mo	$264,999	$220	32

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: -21.3%
• Equity multiple: 0.26×
• Total profit: $-49,172
• Equity at exit: $35,412

10-year hold

• IRR: -14.8%
• Equity multiple: 0.15×
• Total profit: $-56,324
• Equity at exit: $20,535

Cash invested: $66,500 (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: 751
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,875 high
• Mortgage (P&I): −$1,245
• Tax from tax record: −$306 /mo · $3,677/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-169

Break-even live

Break-even rent $2,090

Max offer price $207,607

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-102	+0% $-169	+5% $-236	+10% $-304
Rent	-10% $-317	-5% $-243	+0% $-169	+5% $-95	+10% $-21
Rate	-1.0pp $-50	-0.5pp $-109	base $-169	+0.5pp $-231	+1.0pp $-293

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: $59,375
• Closing costs: $7,125
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1316 Carol Ann Dr Kerrville, TX	3.0	2.0	1400	$1,950	$1.39	25d	1	0.26mi
909 Tivy St Kerrville, TX	2.0	1.0	1000	$1,300	$1.30	45d	1	0.39mi
2105 Singing Wind Dr Kerrville, TX	1.0–3.0	1.0–1.5	822	$1,375	$1.67	45d	1	0.90mi
2105 Singing Wind Dr Kerrville, TX	1.0–3.0	1.0–1.5	822	$1,400	$1.70	0d	5	0.90mi
486 Bridal Path Kerrville, TX	4.0	2.0	1450	$2,000	$1.38	45d	1	0.94mi
125 Amelia Ct Kerrville, TX	3.0	2.0	1091	$1,650	$1.51	45d	1	1.34mi
101 W Schreiner St Kerrville, TX	2.0	1.0	1100	$1,575	$1.43	45d	1	1.37mi

Listing history 25 events

1. 2026-06-19
   days on market $237,500 Active 130 DOM
2. 2026-06-18
   days on market $237,500 Active 129 DOM
3. 2026-06-17
   days on market $237,500 Active 128 DOM
4. 2026-06-16
   days on market $237,500 Active 127 DOM
5. 2026-06-15
   days on market $237,500 Active 126 DOM
6. 2026-06-14
   days on market $237,500 Active 124 DOM
7. 2026-06-12
   days on market $237,500 Active 123 DOM
8. 2026-06-09
   days on market $237,500 Active 120 DOM
9. 2026-06-08
   days on market $237,500 Active 119 DOM
10. 2026-06-07
    days on market $237,500 Active 118 DOM
11. 2026-06-05
    days on market $237,500 Active 115 DOM
12. 2026-06-03
    days on market $237,500 Active 114 DOM
13. 2026-06-02
    days on market $237,500 Active 113 DOM
14. 2026-06-01
    days on market $237,500 Active 112 DOM
15. 2026-05-31
    days on market $237,500 Active 111 DOM
16. 2026-05-30
    days on market $237,500 Active 110 DOM
17. 2026-04-08
    price $237,500 529-char remark

    Show marketing remark (529 chars)

    Attention Investors, Contractors, Builders, Remodelers, and DIYers. This foreclosure property provides the opportunity to finish things up and sell, or keep as an income producing property. The main house is unfinished, comprised of 1372 square feet with 3 bedrooms and 3 baths. The separate guest quarters is also unfinished, with 912 square feet and 2 bdrms/1 bath. There is a garage, carport, and a storage building on the 1/3 acre lot. This property is being sold "as-is". There is no Survey or Seller's Disclosure.

18. 2026-02-09
    listed $240,000 Active 529-char remark

    Show marketing remark (529 chars)

    Attention Investors, Contractors, Builders, Remodelers, and DIYers. This foreclosure property provides the opportunity to finish things up and sell, or keep as an income producing property. The main house is unfinished, comprised of 1372 square feet with 3 bedrooms and 3 baths. The separate guest quarters is also unfinished, with 912 square feet and 2 bdrms/1 bath. There is a garage, carport, and a storage building on the 1/3 acre lot. This property is being sold "as-is". There is no Survey or Seller's Disclosure.

19. 2023-11-09
    soldstatus
20. 2023-09-26
    historical
21. 2023-08-15
    status Back on Market
22. 2023-07-13
    soldstatus
23. 2023-06-16
    status Pending
24. 2023-05-10
    historical Active Option
25. 2023-02-06
    listed $185,000 New

ⓘ 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: $3,677 · $306/mo
• Projected year-2 tax: $4,346 · $362/mo
• Expected delta: +$670/yr (+$56/mo · 18.2%)

ⓘ 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) · 20% 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 55% 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: $22,505
• − Mortgage interest: −$13,304
• − Property taxes: −$3,677
• − Insurance: −$1,188
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$6,909
• Taxable loss: −$6,172
• Est. tax savings @ 24.0%: +$1,481
• After-tax cash flow: $-549/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

+28.4% since first listed

9 events — show timeline

• 2026-04-08 Price Changed $237,500 KVMLS
• 2026-02-09 Listed $240,000 KVMLS
• 2023-11-09 Sold (Public Records) — Public Records
• 2023-09-26 Listing Removed — LERA
• 2023-08-15 Relisted — LERA
• 2023-07-13 Sold (Public Records) — Public Records
• 2023-06-16 Pending — LERA
• 2023-05-10 Contingent — LERA
• 2023-02-06 Listed $185,000 LERA

Property tax history

+7.8%/yr

Latest (2025): $3,677 · +5.3% YoY. Source: county tax records.