813 Odessa St · Kingsland, TX 78639

$94,500

1 bd · 1.0 ba · 860 sqft · SingleFamily · 103 Days on market

Fair condition 10,400 sqft lot $110/sqft · 60% 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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• 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 $94k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 0.2% 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: 568 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $653 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 103 days — a 9% lower offer ($86k) 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 $85,995 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.06% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $233,981
• List price: $94,500
• Delta: -59.61%
• Verdict: UNDERPRICED
• Comps: 12 within 2.0 mi

Show comp detail 11 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%)	3mo	$149,000	$172	82
1034 Ranch Road 2545	1.20mi	1/1.0	896 (+4%)	2mo	$85,000	$95	56
1500 Ranch Road 1431 #103	1.41mi	2/1.0 (+1)	884 (+3%)	2mo	$399,900	$452	54
1615 Sioux Trl	1.32mi	2/1.0 (+1)	864 (+0%)	17mo	$158,000	$183	45
917 Austin St	0.30mi	2/2.0 (+1)	1,056 (+23%)	10mo	$87,500	$83	44
2318 Wisteria	1.40mi	2/1.5 (+1)	915 (+6%)	5mo	$765,000	$836	43
717 Lovers Ln	0.27mi	2/1.0 (+1)	720 (-16%)	35mo	$182,000	$253	38
5898 River Oaks Dr	1.26mi	2/2.0 (+1)	960 (+12%)	3mo	$425,000	$443	34
1500 Ranch Road 1431, Unit 203	1.41mi	2/12.0 (+1)	884 (+3%)	18mo	$475,000	$537	26
2848 Indian Trl	1.17mi	1/1.0	1,050 (+22%)	31mo	$196,800	$187	20
6811 River Oaks Dr	1.21mi	2/2.0 (+1)	1,008 (+17%)	22mo	$240,000	$238	13

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-6,456
• Equity at exit: $14,090

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $5,825
• Equity at exit: $8,171

Cash invested: $26,460 (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: 0 active · 1 under contract

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

ZIP-level market 78639

• Active inventory: 568
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,002 high
• Mortgage (P&I): −$496
• Tax est. 1.5%: −$118 /mo · $1,418/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $139

Break-even live

Break-even rent $827

Max offer price $94,500

Occupancy floor 81%

Sensitivity live

Price	-10% $204	-5% $171	+0% $139	+5% $106	+10% $74
Rent	-10% $60	-5% $99	+0% $139	+5% $178	+10% $218
Rate	-1.0pp $186	-0.5pp $163	base $139	+0.5pp $114	+1.0pp $89

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: $23,625
• Closing costs: $2,835
• 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	0d	1	0.50mi
200 Aster St Unit 212A Kingsland, TX	2.0	2.0	840	$975	$1.16	2d	1	0.57mi
200 Aster St Unit 930B Dallas Kingsland, TX	2.0	2.0	900	$995	$1.11	108d	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	108d	1	0.67mi
723 Willowood Kingsland, TX	2.0	2.0	962	$995	$1.03	42d	1	0.69mi
2162 Cedar Valley Dr Kingsland, TX	2.0	1.0	1000	$995	$0.99	0d	1	0.75mi
2164 Cedar Valley Dr Kingsland, TX	2.0	1.0	1000	$895	$0.90	42d	1	0.75mi
2146 Cedar Valley Dr Kingsland, TX	2.0	1.0	1000	$925	$0.93	114d	1	0.78mi
2203 Ridgeview Dr Kingsland, TX	2.0	1.0	1000	$995	$0.99	43d	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	$1,050	$1.20	74d	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. 2026-09-23
   days on market $94,500 Active 103 DOM
2. 2026-09-22
   days on market $94,500 Active 102 DOM
3. 2026-09-21
   days on market $94,500 Active 101 DOM
4. 2026-09-20
   days on market $94,500 Active 100 DOM
5. 2026-09-19
   days on market $94,500 Active 99 DOM
6. 2026-09-18
   days on market $94,500 Active 98 DOM
7. 2026-09-17
   days on market $94,500 Active 97 DOM
8. 2026-09-16
   days on market $94,500 Active 96 DOM
9. 2026-09-15
   days on market $94,500 Active 95 DOM
10. 2026-09-14
    days on market $94,500 Active 94 DOM
11. 2026-09-13
    days on market $94,500 Active 93 DOM
12. 2026-09-12
    days on market $94,500 Active 92 DOM
13. 2026-09-11
    remarks 611-char remark
14. 2026-09-11
    pricedays on market $94,500 Active 91 DOM
15. 2026-09-05
    days on market $97,500 Active 85 DOM
16. 2026-09-04
    days on market $97,500 Active 84 DOM
17. 2026-09-03
    days on market $97,500 Active 83 DOM
18. 2026-08-31
    days on market $97,500 Active 80 DOM
19. 2026-08-30
    days on market $97,500 Active 79 DOM
20. 2026-08-29
    days on market $97,500 Active 78 DOM
21. 2026-08-28
    days on market $97,500 Active 77 DOM
22. 2026-08-27
    days on market $97,500 Active 76 DOM
23. 2026-08-26
    days on market $97,500 Active 75 DOM
24. 2026-08-25
    days on market $97,500 Active 74 DOM
25. 2026-08-24
    days on market $97,500 Active 73 DOM
26. 2026-08-23
    days on market $97,500 Active 72 DOM
27. 2026-08-22
    days on market $97,500 Active 71 DOM
28. 2026-08-21
    days on market $97,500 Active 70 DOM
29. 2026-08-20
    days on market $97,500 Active 69 DOM
30. 2026-08-19
    days on market $97,500 Active 68 DOM
31. 2026-08-18
    days on market $97,500 Active 67 DOM
32. 2026-08-17
    days on market $97,500 Active 66 DOM
33. 2026-08-16
    days on market $97,500 Active 65 DOM
34. 2026-08-15
    days on market $97,500 Active 64 DOM
35. 2026-08-14
    days on market $97,500 Active 63 DOM
36. 2026-08-13
    days on market $97,500 Active 62 DOM
37. 2026-08-12
    days on market $97,500 Active 61 DOM
38. 2026-08-11
    days on market $97,500 Active 60 DOM
39. 2026-08-10
    days on market $97,500 Active 59 DOM
40. 2026-08-09
    days on market $97,500 Active 58 DOM
41. 2026-08-08
    days on market $97,500 Active 57 DOM
42. 2026-08-07
    days on market $97,500 Active 56 DOM
43. 2026-08-06
    days on market $97,500 Active 55 DOM
44. 2026-08-05
    pricedays on market $97,500 Active 54 DOM
45. 2026-08-04
    days on market $99,900 Active 53 DOM
46. 2026-08-03
    days on market $99,900 Active 52 DOM
47. 2026-07-31
    days on market $99,900 Active 49 DOM
48. 2026-07-30
    days on market $99,900 Active 48 DOM
49. 2026-07-29
    days on market $99,900 Active 47 DOM
50. 2026-07-27
    days on market $99,900 Active 45 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: $12,029
• − Mortgage interest: −$5,293
• − Property taxes: −$1,418
• − Insurance: −$472
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$2,749
• Taxable income: $172
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $1,625/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%
• Common ancestry: Italian 4% Slovak 3% Serbian 3%
• Foreign-born: 7% · Canada
• 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