Timms Plan · Kyle, TX 78640

$221,749

4 bd · 2.0 ba · 1,500 sqft · SingleFamily · 121 Days on market

Excellent condition

---

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 +8.1/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• 1% rule +2.5/10.0
• Rent growth +2.4/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This new single-level home features a modern and low-maintenance design. Three bedrooms can be found off the foyer, leading to an open-concept floorplan that combines the kitchen, living and dining areas. The luxe owner's suite is tucked into a private rear corner, complete with an en-suite bathroom and walk-in closet.

Key facts

• Walk-in closet
• En-suite bathroom
• Listed 120 days

Tags

• OPEN-CONCEPT FLOORPLAN
• EN-SUITE BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $221,749 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $269,883.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $222k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-262 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (8.5% below list).
• Recommended offer: $195k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.1% vs local median 3.3% in Kyle — 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 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: Blanco Vista El (math 33% / reading 42%, grade F, #1,744 of 4,322 statewide, top 41%, 731 students, 58% FRL); Laura B Wallace Middle (math 31% / reading 34%, grade F, #947 of 1,662 statewide, top 58%, 789 students, 53% FRL); Lehman H S (math 20% / reading 32%, grade F, #1,234 of 1,632 statewide, top 76%, 2,120 students, 59% FRL).
• Market conditions: Rents soft (-0.3%/yr); 2701 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $2k of loan paydown is wiped out by about $8k 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 121 days — a 12% lower offer ($195k) is reasonable based on typical stale-listing flexibility.

Recommended offer $195,139 (12.0% 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 121 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.75% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.17%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $269,883
• List price: $221,749
• Delta: -17.84%
• 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
145 Seven Seas Dr	0.34mi	4/2.0	1,500 (0%)	1mo	$225,999	$151	84
171 Seven Seas Dr	0.34mi	4/2.0	1,500 (0%)	1mo	$189,999	$127	84
143 Jura Pass	0.37mi	4/2.0	1,500 (0%)	1mo	$193,999	$129	82
159 Jura Pass	0.39mi	4/2.0	1,500 (0%)	1mo	$196,999	$131	81
450 Sormonne Loop	0.37mi	3/2.0 (-1)	1,450 (-3%)	0mo	$194,999	$134	72
137 Seven Seas Dr	0.34mi	3/2.0 (-1)	1,380 (-8%)	0mo	$197,999	$143	66
185 Seven Seas Dr	0.34mi	3/2.0 (-1)	1,380 (-8%)	0mo	$183,999	$133	66
135 Jura Pass	0.36mi	3/2.0 (-1)	1,380 (-8%)	1mo	$180,999	$131	64
111 Jura Pass	0.34mi	3/2.0 (-1)	1,380 (-8%)	3mo	$203,999	$148	63
220 Sambre St	0.42mi	3/2.5 (-1)	1,427 (-5%)	3mo	$239,490	$168	63
130 Sunshine Ln	0.28mi	4/2.0	1,710 (+14%)	3mo	$285,000	$167	61
117 Blooming Trl	0.27mi	3/2.0 (-1)	1,710 (+14%)	1mo	$299,000	$175	58

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: -26.7%
• Equity multiple: 0.12×
• Total profit: $-66,360
• Equity at exit: $40,240

10-year hold

• IRR: -38.9%
• Equity multiple: -0.35×
• Total profit: $-102,159
• Equity at exit: $23,335

Cash invested: $75,567 (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: 44 active · 51 under contract
• Months of supply: 8.5 mo (12%/mo absorbed)
• Median asking: $230,249 ($155/sqft)
• Median days on market: 37 d
• This list price: 34% of active listings are priced below it
• ARV vs active asking: +16.3% 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: 2701
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,029 high
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-262

Break-even live

Break-even rent $2,361

Max offer price $231,912

Occupancy floor —

Sensitivity live

Price	-10% $-76	-5% $-169	+0% $-262	+5% $-356	+10% $-449
Rent	-10% $-423	-5% $-343	+0% $-262	+5% $-182	+10% $-102
Rate	-1.0pp $-126	-0.5pp $-194	base $-262	+0.5pp $-332	+1.0pp $-403

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: $67,471
• Closing costs: $8,096
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
234 Magalia Ln Kyle, TX	4.0	2.0	1860	$1,895	$1.02	6d	1	0.09mi
126 Avre Loop Kyle, TX	3.0	2.0	1230	$1,700	$1.38	184d	1	0.15mi
250 Alamito Ave Kyle, TX	3.0	2.0	1450	$1,850	$1.28	6d	1	0.16mi
303 Alamito Ave Kyle, TX	3.0	2.0	1644	$2,000	$1.22	101d	1	0.17mi
271 Alamito Ave Kyle, TX	4.0	3.5	1923	$2,100	$1.09	155d	1	0.18mi
572 Avre Loop Kyle, TX	3.0	3.0	1427	$1,695	$1.19	23d	1	0.21mi
572 Avre Loop Kyle, TX	3.0	2.5	1427	$1,695	$1.19	29d	1	0.21mi
572 Avre Loop Kyle, TX	3.0	2.5	1434	$1,695	$1.18	55d	1	0.21mi
539 Avre Loop Kyle, TX	4.0	3.0	1913	$2,099	$1.10	37d	1	0.23mi
591 Avre Loop Kyle, TX	4.0	2.0	1950	$2,095	$1.07	108d	1	0.24mi
172 Rodney Boat RD Niederwald, TX	4.0	2.0	2060	$2,300	$1.12	153d	1	0.25mi
353 Sormonne Loop Kyle, TX	4.0	3.0	2024	$2,295	$1.13	1d	1	0.28mi
433 Sormonne Loop Kyle, TX	4.0	3.0	2211	$2,295	$1.04	1d	1	0.32mi
127 Jura Pass Kyle, TX	4.0	2.0	1500	$1,800	$1.20	10d	1	0.32mi
441 Sormonne Loop Kyle, TX	4.0	3.0	2211	$2,295	$1.04	1d	1	0.32mi
446 Sormonne Loop Kyle, TX	3.0	2.0	1230	$1,699	$1.38	87d	1	0.33mi
143 Jura Pass Kyle, TX	4.0	2.0	1500	$1,800	$1.20	13d	1	0.34mi
143 Jura Pass Kyle, TX	4.0	2.0	1500	$1,800	$1.20	7d	1	0.34mi
1689 Woodlands Dr Kyle, TX	4.0	2.0	1515	$1,850	$1.22	184d	1	0.34mi
159 Jura Pass Kyle, TX	4.0	2.0	1500	$1,799	$1.20	7d	1	0.35mi
149 Red Sun Dr Kyle, TX	3.0	2.0	1421	$1,850	$1.30	151d	1	0.36mi
145 Seven Seas Dr Kyle, TX	4.0	2.0	1500	$1,800	$1.20	3d	1	0.37mi
134 Meuse Ln Kyle, TX	3.0	2.5	1427	$1,625	$1.14	10d	1	0.38mi
190 Sormonne Loop Kyle, TX	3.0	2.0	1450	$1,650	$1.14	164d	1	0.39mi
240 Sambre St Kyle, TX	3.0	2.0	1200	$1,625	$1.35	134d	1	0.40mi
224 Blooming Trl Kyle, TX	4.0	2.0	1494	$1,995	$1.34	55d	1	0.40mi
224 Blooming Trl Kyle, TX	4.0	2.0	1515	$2,100	$1.39	134d	1	0.40mi
343 Silver Glen Dr Kyle, TX	3.0	2.5	1913	$1,895	$0.99	184d	1	0.41mi
545 Sormonne Loop Kyle, TX	4.0	3.0	2022	$2,195	$1.09	1d	1	0.43mi
147 Otter Rd Kyle, TX	3.0	2.0	1622	$1,850	$1.14	153d	1	0.44mi
586 Evening Star Kyle, TX	4.0	2.0	1836	$1,800	$0.98	10d	1	0.46mi
586 Evening Star Unit T2 Kyle, TX	4.0	2.0	1836	$1,999	$1.09	24d	1	0.46mi
183 Otter Rd Kyle, TX	3.0	2.0	2031	$2,250	$1.11	112d	1	0.46mi
283 Silver glen Dr Unit 1 Niederwald, TX	3.0	2.0	1726	$1,800	$1.04	134d	1	0.47mi
290 Silver Glen Dr Kyle, TX	3.0	2.5	2085	$2,199	$1.05	55d	1	0.47mi
290 Silver Glen Dr Kyle, TX	3.0	2.5	2085	$2,199	$1.05	87d	1	0.47mi
149 River Rise Rd Kyle, TX	4.0	2.0	1896	$1,950	$1.03	164d	1	0.48mi
148 River Rise Rd Kyle, TX	4.0	2.0	1622	$1,800	$1.11	184d	1	0.50mi
702 Silver Springs Bnd Kyle, TX	4.0	2.0	2017	$2,150	$1.07	87d	1	0.50mi
241 Seabreeze St Kyle, TX	4.0	2.0	2060	$2,250	$1.09	33d	1	0.52mi

Property features AI

Finance

• Financial info: List price $230,999

Exterior

• Home design: New construction plan named "Timms"Single-family plan (inventory type: Plan)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1,500 living area)

Listing history 50 events

1. 2026-11-08
   days on market $221,749 Active 121 DOM
2. 2026-11-07
   days on market $221,749 Active 120 DOM
3. 2026-11-06
   days on market $221,749 Active 119 DOM
4. 2026-11-05
   days on market $221,749 Active 118 DOM
5. 2026-11-04
   days on market $221,749 Active 117 DOM
6. 2026-11-02
   price $221,749 Active 115 DOM
7. 2026-11-02
   days on market $221,499 Active 115 DOM
8. 2026-11-01
   days on market $221,499 Active 114 DOM
9. 2026-10-31
   days on market $221,499 Active 113 DOM
10. 2026-10-30
    days on market $221,499 Active 112 DOM
11. 2026-10-29
    days on market $221,499 Active 111 DOM
12. 2026-10-28
    days on market $221,499 Active 110 DOM
13. 2026-10-27
    pricedays on market $221,499 Active 109 DOM
14. 2026-10-26
    days on market $220,999 Active 108 DOM
15. 2026-10-25
    days on market $220,999 Active 107 DOM
16. 2026-10-24
    days on market $220,999 Active 106 DOM
17. 2026-10-23
    days on market $220,999 Active 105 DOM
18. 2026-10-22
    days on market $220,999 Active 104 DOM
19. 2026-10-21
    days on market $220,999 Active 103 DOM
20. 2026-10-20
    days on market $220,999 Active 102 DOM
21. 2026-10-19
    days on market $220,999 Active 101 DOM
22. 2026-10-18
    days on market $220,999 Active 100 DOM
23. 2026-10-17
    days on market $220,999 Active 99 DOM
24. 2026-10-16
    days on market $220,999 Active 98 DOM
25. 2026-10-15
    days on market $220,999 Active 97 DOM
26. 2026-10-14
    days on market $220,999 Active 96 DOM
27. 2026-10-13
    days on market $220,999 Active 95 DOM
28. 2026-10-12
    days on market $220,999 Active 94 DOM
29. 2026-10-11
    days on market $220,999 Active 93 DOM
30. 2026-10-10
    days on market $220,999 Active 92 DOM
31. 2026-10-09
    days on market $220,999 Active 91 DOM
32. 2026-10-08
    days on market $220,999 Active 90 DOM
33. 2026-10-07
    days on market $220,999 Active 89 DOM
34. 2026-10-06
    days on market $220,999 Active 88 DOM
35. 2026-10-05
    days on market $220,999 Active 87 DOM
36. 2026-10-04
    days on market $220,999 Active 86 DOM
37. 2026-10-04
    days on market $220,999 Active 85 DOM
38. 2026-10-02
    days on market $220,999 Active 84 DOM
39. 2026-10-01
    days on market $220,999 Active 83 DOM
40. 2026-09-30
    days on market $220,999 Active 82 DOM
41. 2026-09-29
    price $220,999 Active 81 DOM
42. 2026-09-29
    days on market $218,999 Active 81 DOM
43. 2026-09-28
    days on market $218,999 Active 80 DOM
44. 2026-09-27
    pricedays on market $218,999 Active 79 DOM
45. 2026-09-25
    days on market $213,999 Active 77 DOM
46. 2026-09-24
    days on market $213,999 Active 76 DOM
47. 2026-09-23
    pricedays on market $213,999 Active 75 DOM
48. 2026-09-22
    days on market $218,999 Active 74 DOM
49. 2026-09-21
    days on market $218,999 Active 73 DOM
50. 2026-09-20
    days on market $218,999 Active 72 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,345
• − Mortgage interest: −$15,118
• − Property taxes: −$4,048
• − Insurance: −$1,349
• − Repairs & maintenance: −$1,948
• − Management: −$1,948
• − Depreciation: −$7,851
• Taxable loss: −$7,917
• Est. tax savings @ 24.0%: +$1,900
• After-tax cash flow: $-1,249/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 · 1 photo

Excellent 100/100 None rehab

This single-family home in Kyle, TX, is part of the Stonehill Collection at Waterstone, featuring new construction with no visible signs of wear or damage. It is move-in ready and offers excellent curb appeal and amenities.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Blanco Vista El F TX #1,744/4,322 Nat'l #21,283/41,679 Middle Laura B Wallace Middle F TX #947/1,662 Nat'l #8,188/14,009 High Jack C Hays H S F TX #697/1,632 Nat'l #7,320/17,239

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

• 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%
• 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

• Financial info: List price $230,999

Exterior

• Home design: New construction plan named "Timms"Single-family plan (inventory type: Plan)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1,500 living area)