813 Odessa St · Kingsland, TX 78639

$89,900

1 bd · 1.0 ba · 860 sqft · SingleFamily · 138 Days on market

Fair condition 10,400 sqft lot $105/sqft · 61% below area ↓ 5% since listing

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

REDUCED! This 1-bedroom, 1-bath home offers approximately 860 square feet of functional living space on a quarter-acre lot, providing room to enjoy or improve over time. The home is move-in ready as it is and provides opportunities to update, making it a great chance to add value with your own improvements. A metal storage shed adds extra storage for tools and equipment, and the large yard offers additional flexibility. Whether you're looking for an affordable property to own or considering a home with rental potential, this one offers solid value and plenty of possibilities at an attractive price point.

Key facts

• Large yard
• Metal storage shed
• Quarter-acre lot

Tags

• METAL STORAGE SHED
• LARGE YARD
• QUARTER-ACRE LOT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($994 rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 0.3% in Kingsland — 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 59/100 on livability (#1,161 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Packsaddle El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 596 students, 83% FRL); Llano J H (math 42% / reading 45%, grade D, #530 of 1,662 statewide, top 32%, 423 students, 65% FRL); Llano H S (math 42% / reading 52%, grade D-, #591 of 1,632 statewide, top 38%, 552 students, 60% FRL) — zoned schools average 69% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 610 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 121 units permitted in Llano County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
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: 1.11% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.82%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $233,411
• List price: $89,900
• Delta: -61.48%
• Verdict: UNDERPRICED
• Comps: 10 within 2.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
919 Austin St	0.19mi	2/1.0 (+1)	868 (+1%)	4mo	$149,000	$172	81
1034 Ranch Road 2545	1.20mi	1/1.0	896 (+4%)	4mo	$85,000	$95	55
1500 Ranch Road 1431 #103	1.41mi	2/1.0 (+1)	884 (+3%)	3mo	$399,900	$452	53
1615 Sioux Trl	1.32mi	2/1.0 (+1)	864 (+0%)	18mo	$158,000	$183	44
917 Austin St	0.30mi	2/2.0 (+1)	1,056 (+23%)	12mo	$87,500	$83	42
2318 Wisteria	1.40mi	2/1.5 (+1)	915 (+6%)	6mo	$765,000	$836	42
5898 River Oaks Dr	1.26mi	2/2.0 (+1)	960 (+12%)	4mo	$425,000	$443	33
1500 Ranch Road 1431, Unit 203	1.41mi	2/12.0 (+1)	884 (+3%)	19mo	$475,000	$537	25
2848 Indian Trl	1.17mi	1/1.0	1,050 (+22%)	32mo	$196,800	$187	20
6811 River Oaks Dr	1.21mi	2/2.0 (+1)	1,008 (+17%)	23mo	$240,000	$238	12

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-4,105
• Equity at exit: $13,404

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $9,940
• Equity at exit: $7,773

Cash invested: $25,172 (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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $150,000 ($180/sqft)
• This list price: lowest-priced of the active set
• ARV vs active asking: +51.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78639

• Active inventory: 610
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $994 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $164

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 78%

Sensitivity live

Price	-10% $226	-5% $195	+0% $164	+5% $133	+10% $102
Rent	-10% $86	-5% $125	+0% $164	+5% $203	+10% $243
Rate	-1.0pp $209	-0.5pp $187	base $164	+0.5pp $141	+1.0pp $117

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: $22,475
• Closing costs: $2,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Aster St Unit A Kingsland, TX	2.0	2.0	840	$975	$1.16	45d	1	0.50mi
200 Aster St Unit 212A Kingsland, TX	2.0	2.0	840	$975	$1.16	47d	1	0.57mi
200 Aster St Unit 930B Dallas Kingsland, TX	2.0	2.0	900	$995	$1.11	153d	1	0.57mi
967 Dilley St Unit 2 Kingsland, TX	2.0	1.0	840	$875	$1.04	0d	1	0.59mi
804 Redwood Dr Unit 806 Kingsland, TX	2.0	2.0	962	$1,050	$1.09	153d	1	0.67mi
723 Willowood Kingsland, TX	2.0	2.0	962	$995	$1.03	87d	1	0.69mi
2162 Cedar Valley Dr Kingsland, TX	2.0	1.0	1000	$895	$0.90	31d	1	0.75mi
2164 Cedar Valley Dr Kingsland, TX	2.0	1.0	1000	$895	$0.90	87d	1	0.75mi
2146 Cedar Valley Dr Kingsland, TX	2.0	1.0	1000	$925	$0.93	160d	1	0.78mi
2203 Ridgeview Dr Kingsland, TX	2.0	1.0	1000	$995	$0.99	88d	1	0.83mi
1902 Ridgeview Dr Kingsland, TX	2.0	1.0	875	$1,050	$1.20	0d	1	1.09mi
1904 Ridgeview Kingsland, TX	2.0	1.0	875	$995	$1.14	0d	1	1.09mi

Property features AI

Finance

• Other: Located in the Skyline Drv subdivisionDirections available

Exterior

• Utilities: Public sewer
• Home design: Single-family residenceOne story
• Construction: Wood sidingComposition roof
• Exterior features: Partial fencingLot dimensions approximately 99 x 105 x 100 x 103

Interior

• Kitchen: Electric range
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window cooling unit(s)
• Interior features: Electric water heaterElectric range

Listing history 50 events

1. 2026-10-28
   days on market $89,900 Active 138 DOM
2. 2026-10-27
   days on market $89,900 Active 137 DOM
3. 2026-10-26
   days on market $89,900 Active 136 DOM
4. 2026-10-25
   days on market $89,900 Active 135 DOM
5. 2026-10-24
   days on market $89,900 Active 134 DOM
6. 2026-10-23
   days on market $89,900 Active 133 DOM
7. 2026-10-22
   days on market $89,900 Active 132 DOM
8. 2026-10-21
   days on market $89,900 Active 131 DOM
9. 2026-10-20
   days on market $89,900 Active 130 DOM
10. 2026-10-19
    days on market $89,900 Active 129 DOM
11. 2026-10-18
    days on market $89,900 Active 128 DOM
12. 2026-10-17
    days on market $89,900 Active 127 DOM
13. 2026-10-16
    days on market $89,900 Active 126 DOM
14. 2026-10-15
    days on market $89,900 Active 125 DOM
15. 2026-10-14
    days on market $89,900 Active 124 DOM
16. 2026-10-13
    days on market $89,900 Active 123 DOM
17. 2026-10-12
    days on market $89,900 Active 122 DOM
18. 2026-10-11
    days on market $89,900 Active 121 DOM
19. 2026-10-10
    days on market $89,900 Active 120 DOM
20. 2026-10-09
    days on market $89,900 Active 119 DOM
21. 2026-10-08
    days on market $89,900 Active 118 DOM
22. 2026-10-07
    days on market $89,900 Active 117 DOM
23. 2026-10-06
    days on market $89,900 Active 116 DOM
24. 2026-10-05
    days on market $89,900 Active 115 DOM
25. 2026-10-04
    days on market $89,900 Active 114 DOM
26. 2026-10-03
    days on market $89,900 Active 113 DOM
27. 2026-10-02
    days on market $89,900 Active 112 DOM
28. 2026-10-02
    price $89,900 Active 111 DOM
29. 2026-10-01
    days on market $94,500 Active 111 DOM
30. 2026-09-30
    days on market $94,500 Active 110 DOM
31. 2026-09-29
    days on market $94,500 Active 109 DOM
32. 2026-09-28
    days on market $94,500 Active 108 DOM
33. 2026-09-27
    days on market $94,500 Active 107 DOM
34. 2026-09-25
    days on market $94,500 Active 105 DOM
35. 2026-09-24
    days on market $94,500 Active 104 DOM
36. 2026-09-23
    days on market $94,500 Active 103 DOM
37. 2026-09-22
    days on market $94,500 Active 102 DOM
38. 2026-09-21
    days on market $94,500 Active 101 DOM
39. 2026-09-20
    days on market $94,500 Active 100 DOM
40. 2026-09-19
    days on market $94,500 Active 99 DOM
41. 2026-09-18
    days on market $94,500 Active 98 DOM
42. 2026-09-17
    days on market $94,500 Active 97 DOM
43. 2026-09-16
    days on market $94,500 Active 96 DOM
44. 2026-09-15
    days on market $94,500 Active 95 DOM
45. 2026-09-14
    days on market $94,500 Active 94 DOM
46. 2026-09-13
    days on market $94,500 Active 93 DOM
47. 2026-09-12
    days on market $94,500 Active 92 DOM
48. 2026-09-11
    remarks 611-char remark
49. 2026-09-11
    pricedays on market $94,500 Active 91 DOM
50. 2026-09-05
    days on market $97,500 Active 85 DOM

ⓘ 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 · 23 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: $11,929
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$954
• − Management: −$954
• − Depreciation: −$2,615
• Taxable income: $571
• Est. tax owed @ 24.0%: −$137
• After-tax cash flow: $1,831/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 · 12 photos

Fair 45/100 Moderate rehab Est. rehab $21,500–$38,700 screening

This single-family home requires moderate repairs and updates to improve its condition and value. Key areas for investment include the roof, exterior siding, flooring, and bathrooms.

Repairs flagged

• Major roof — Damaged roof tiles
• Major exterior siding — Weathered siding
• Major flooring — Worn carpet
• Major interior walls — Painted walls with visible wear
• Major bathrooms — Cluttered and outdated

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value ↑
• Both repair roof — Fixes major issue and prevents further damage ↑
• Both replace carpet — Improves comfort and aesthetics ↑
• Both update bathrooms — Modernizes space and adds value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Packsaddle El F TX #2,791/4,322 Nat'l #28,475/41,679 Middle Llano J H D TX #530/1,662 Nat'l #5,067/14,009 High Llano H S D- TX #591/1,632 Nat'l #6,330/17,239

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

D Composite livability gradescore 59/100

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 · 20,847 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: 15% of renters

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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%

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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%
• Languages at home: 84% English-only · Spanish 15%

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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

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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

• Other: Located in the Skyline Drv subdivisionDirections available

Exterior

• Utilities: Public sewer
• Home design: Single-family residenceOne story
• Construction: Wood sidingComposition roof
• Exterior features: Partial fencingLot dimensions approximately 99 x 105 x 100 x 103

Interior

• Kitchen: Electric range
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window cooling unit(s)
• Interior features: Electric water heaterElectric range

Price history

-4.5% since first listed

2 events — show timeline

• 2026-06-27 Price Changed $105,000 HLMLS as distributed by MLS GRID
• 2026-06-12 Listed $110,000 HLMLS as distributed by MLS GRID