147 Waterside Rd Unit A · Buda, TX 78610

$238,000

4 bd · 2.5 ba · 2,098 sqft · Condo public records · 31 Days on market

Built 2020 Excellent condition Garage $113/sqft · 31% below area Est $343k · 31% under $315/mo HOA · 14% of rent ↓ 13% since listing

---

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 +4.9/30.0
• Schools +4.8/10.0
• Condition / age +4.8/5.0
• 1% rule +4.4/10.0
• Livability +3.5/5.0
• Rent growth +2.1/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Yosemite A plan with features that include walk in master shower with seat, dual vanity in master bath, upgraded appliance package, extended covered patio, pre plumbed for water softener loop. Available March.

Key facts

• $315 HOA
• 2 garage spots
• Built 2020

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath condo listed at $238k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-571 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (32.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (6.1% below list).
• Recommended offer: $162k (32.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 70/100 on livability (#339 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety 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: Buda El (math 40% / reading 52%, grade D-, #1,097 of 4,322 statewide, top 26%, 604 students, 40% FRL); Eric Dahlstrom Middle (math 56% / reading 53%, grade B-, #256 of 1,662 statewide, top 16%, 902 students, 15% FRL); Jack C Hays H S (math 41% / reading 47%, grade F, #697 of 1,632 statewide, top 43%, 2,062 students, 36% FRL).
• Market conditions: Rents soft (-1.8%/yr); 1513 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 43d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $7k 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 31 days — a 3% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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: property tax is 3.4% of price.
• Climate carrying-cost: severe wind risk, 80% 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 $161,852 (32.0% 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 31 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 3.41%
• Cash-on-cash: -10.29%
• DSCR: 0.54
• GRM: 8.9

CMA / ARV

• ARV (median comp): $342,543
• List price: $238,000
• Delta: -30.52%
• 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
356 Fieldwood Dr Unit C	0.07mi	4/2.5	2,098 (0%)	1mo	$230,000	$110	96
221 Blossom Valley Strm	0.24mi	3/2.0 (-1)	2,068 (-1%)	2mo	$315,000	$152	78
631 Reliance Dr	1.42mi	3/2.0 (-1)	2,025 (-4%)	2mo	$327,500	$162	50
1120 W Goforth Rd	1.31mi	4/2.0	2,250 (+7%)	1mo	$245,000	$109	50
1271 Stone Rim Loop	1.10mi	4/2.5	2,283 (+9%)	1mo	$324,900	$142	50
209 Shale Cir	0.70mi	5/3.0 (+1)	2,268 (+8%)	2mo	$339,999	$150	45
294 Adoquin Trl	0.63mi	4/2.5	2,502 (+19%)	1mo	$340,000	$136	45
445 Red Morganite	0.59mi	3/2.0 (-1)	1,832 (-13%)	2mo	$299,999	$164	42
1151 Stone Rim Loop	1.16mi	3/2.0 (-1)	1,875 (-11%)	2mo	$299,900	$160	39
358 Jasper Trl	0.83mi	4/2.5	2,488 (+19%)	2mo	$374,999	$151	39
249 Wapiti Rd	1.46mi	3/2.5 (-1)	1,688 (-20%)	1mo	$257,000	$152	34
482 Travertine Trl	0.95mi	3/2.0 (-1)	1,746 (-17%)	2mo	$355,000	$203	31

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: -40.0%
• Equity multiple: -0.22×
• Total profit: $-81,036
• Equity at exit: $35,487

10-year hold

• IRR: —
• Equity multiple: -1.11×
• Total profit: $-140,854
• Equity at exit: $20,578

Cash invested: $66,640 (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 78610

• Rents YoY: -1.8%
• Active inventory: 1513
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,235 high
• Mortgage (P&I): −$1,248
• Tax from tax record: −$674 /mo · $8,093/yr
• Insurance: −$99
• HOA: −$315
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-571

Break-even live

Break-even rent $2,958

Max offer price $161,852

Occupancy floor —

Sensitivity live

Price	-10% $-436	-5% $-504	+0% $-571	+5% $-639	+10% $-706
Rent	-10% $-748	-5% $-659	+0% $-571	+5% $-483	+10% $-395
Rate	-1.0pp $-451	-0.5pp $-511	base $-571	+0.5pp $-633	+1.0pp $-696

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: $59,500
• Closing costs: $7,140
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 Waterside Rd Unit A Buda, TX	4.0	2.5	2098	$1,995	$0.95	42d	1	0.02mi
496 Fieldwood Dr Unit B Buda, TX	3.0	2.5	1700	$1,900	$1.12	10d	1	0.03mi
116 Amber Fields Trl #1004 Buda, TX	4.0	2.5	2124	$2,100	$0.99	77d	1	0.03mi
116 Amber Fields Trl Mustang Ridge, TX	4.0	2.5	2124	$1,995	$0.94	24d	1	0.04mi
144 Threshing Rd Buda, TX	4.0	2.5	2124	$2,800	$1.32	42d	1	0.05mi
144 Threshing Rd Unit 144A Buda, TX	4.0	2.5	2100	$2,200	$1.05	10d	1	0.05mi
441 Fieldwood Dr Unit C Buda, TX	3.0	2.5	1706	$1,950	$1.14	6d	1	0.05mi
283 Fieldwood Dr Unit A Buda, TX	4.0	2.5	2108	$2,200	$1.04	140d	1	0.05mi
253 Fieldwood Dr Unit C Buda, TX	3.0	2.5	1729	$1,850	$1.07	29d	1	0.06mi
164 Threshing Rd Unit C Buda, TX	4.0	2.5	2095	$2,100	$1.00	10d	1	0.07mi
150 Harvest Meadows Rd Buda, TX	2.0–3.0	2.0–2.5	1533	$2,311	$1.51	4d	11	0.11mi
183 Blossom Valley Strm Buda, TX	3.0	2.0	2171	$2,295	$1.06	139d	1	0.25mi
183 Blossom Valley Strm Buda, TX	3.0	2.0	2171	$1,995	$0.92	117d	1	0.25mi
183 Blossom Valley Strm Buda, TX	3.0	2.0	2171	$1,995	$0.92	24d	1	0.25mi
16870 S Interstate 35 Frontage Rd Buda, TX	3.0	2.5	1561	$2,350	$1.51	139d	1	0.30mi
427 Tranquility Mtn Buda, TX	3.0	2.0	1779	$1,950	$1.10	62d	1	0.34mi
427 Tranquility Mtn Buda, TX	3.0	2.0	1779	$2,050	$1.15	88d	1	0.34mi
1052 Hot Spring Vly Buda, TX	4.0	2.0	1941	$2,200	$1.13	113d	1	0.36mi
753 Hot Spring Vly Buda, TX	4.0	3.0	2110	$2,495	$1.18	29d	1	0.60mi
227 Sandstone Trl Buda, TX	4.0	2.5	2702	$2,500	$0.93	113d	1	0.63mi
180 Sandstone Trl Buda, TX	3.0	2.0	1497	$1,995	$1.33	112d	1	0.67mi
5850 Dacy Ln Buda, TX	3.0	2.0	1820	$1,900	$1.04	119d	1	0.73mi
489 Shale Cir Buda, TX	4.0	2.0	1737	$2,150	$1.24	64d	1	0.74mi
111 Sandstone Trl Buda, TX	3.0	2.0	1497	$2,200	$1.47	10d	1	0.77mi
265 Shale Cir Buda, TX	4.0	2.0	1737	$2,075	$1.19	139d	1	0.79mi
509 Bonita Vista Dr Buda, TX	4.0	2.0	1816	$1,950	$1.07	139d	1	0.82mi
361 Shale Cir Buda, TX	4.0	2.0	1771	$2,150	$1.21	42d	1	0.86mi
370 Vermilion Marble Trl Buda, TX	4.0	3.0	2097	$2,195	$1.05	113d	1	0.87mi
121 Andesite Trl Buda, TX	3.0	2.0	1628	$1,990	$1.22	6d	1	0.87mi
299 Emerald Green Trl Buda, TX	4.0	2.0	1625	$2,000	$1.23	24d	1	0.88mi
124 Jasper Trl Buda, TX	3.0	2.0	1746	$1,895	$1.09	10d	1	0.88mi
124 Jasper Trl Buda, TX	3.0	2.0	1746	$1,975	$1.13	24d	1	0.88mi
141 Vermilion Marble Trl Buda, TX	3.0	2.0	1434	$1,900	$1.32	88d	1	0.89mi
437 Travertine Trl Buda, TX	3.0	2.0	1567	$1,800	$1.15	10d	1	0.91mi
1541 Stone Rim Loop Buda, TX	3.0	2.0	1596	$1,895	$1.19	10d	1	0.92mi
364 Moon Stone Trl Buda, TX	4.0	2.0	1627	$2,050	$1.26	83d	1	0.93mi
476 Suffield Dr Buda, TX	1.0–4.0	1.0–4.0	1751	$3,276	$1.87	2d	33	0.93mi
413 Sunbonnet Dr Buda, TX	4.0	2.0	1804	$2,995	$1.66	24d	1	0.95mi
110 Stone Crest Blvd Buda, TX	4.0	2.5	2609	$2,500	$0.96	10d	1	0.96mi
514 Travertine Trl Buda, TX	4.0	2.5	1901	$2,295	$1.21	42d	1	0.97mi

Property features AI

Finance

• HOA & community: Monthly HOA fee of $315 covering common area maintenance

Exterior

• Parking: Attached garage with 2 covered parking spaces (2 total)
• Utilities: Electricity availablePublic waterPublic sewer
• Home design: 2-story propertyFaces northwestResale conditionSlab foundation
• Construction: Shingle roofBoard and batten sidingCement sidingStuccoWood sidingGarage(s) on propertyBuilt in public records
• Exterior features: Private yardPatioPorchWood fencing

Interior

• Kitchen: DishwasherMicrowaveRangeRange hoodStainless steel appliances
• Bedrooms: One main-level bedroom
• Flooring: CarpetTileVinyl
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Central heatingCentral airCeiling fan(s)
• Interior features: Blinds on windowsBuilt-in featuresDouble vanityGranite countersOpen floorplanRecessed lightingWalk-in closet(s)
• Laundry & utility: Indoor laundry

HOA detail $315/mo · $3,780/yr condo

• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-07-10
   days on market $238,000 Active 31 DOM
2. 2026-07-09
   days on market $238,000 Active 30 DOM
3. 2026-07-07
   days on market $238,000 Active 28 DOM
4. 2026-07-06
   days on market $238,000 Active 27 DOM
5. 2026-07-05
   days on market $238,000 Active 26 DOM
6. 2026-07-03
   days on market $238,000 Active 24 DOM
7. 2026-07-02
   days on market $238,000 Active 23 DOM
8. 2026-07-01
   days on market $238,000 Active 22 DOM
9. 2026-06-30
   days on market $238,000 Active 21 DOM
10. 2026-06-29
    days on market $238,000 Active 20 DOM
11. 2026-06-28
    days on market $238,000 Active 19 DOM
12. 2026-06-27
    days on market $238,000 Active 18 DOM
13. 2026-06-26
    days on market $238,000 Active 17 DOM
14. 2026-06-24
    days on market $238,000 Active 15 DOM
15. 2026-06-22
    days on market $238,000 Active 13 DOM
16. 2026-06-21
    days on market $238,000 Active 12 DOM
17. 2026-06-18
    days on market $238,000 Active 9 DOM
18. 2026-06-18
    price $238,000 Active 8 DOM
19. 2026-06-17
    days on market $245,000 Active 8 DOM
20. 2026-06-16
    days on market $245,000 Active 7 DOM
21. 2026-06-15
    days on market $245,000 Active 6 DOM
22. 2026-06-13
    days on market $245,000 Active 4 DOM
23. 2026-06-10
    pricedays on market $245,000 Active 1 DOM
24. 2026-06-08
    listed $232,000 Active

ⓘ 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: $8,093 · $674/mo
• Projected year-2 tax: $8,093 · $674/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,817
• − Mortgage interest: −$13,332
• − Property taxes: −$8,093
• − Insurance: −$1,190
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − HOA: −$3,780
• − Depreciation: −$6,924
• Taxable loss: −$10,792
• Est. tax savings @ 24.0%: +$2,590
• After-tax cash flow: $-4,264/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 95/100 None rehab

This well-maintained and recently renovated condo is move-in ready with excellent curb appeal and no visible repairs needed.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Interior paint — Fresh paint can make a home more appealing ↑
• Both Lighting — Modern lighting can improve the home's ambiance and value ↑

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Buda El D- TX #1,097/4,322 Nat'l #15,585/41,679 Middle R C Barton Middle B- TX #270/1,662 Nat'l #2,699/14,009 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 70/100

Livability — Buda

• Score: 70/100
• State rank: #339
• US rank: #7407

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hays County · 286,948 people
• City population: 48,319
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 48,319
• Household income: $119,698
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 14% 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 0.58)
• Race & ethnicity: White 49% Hispanic / Latino 42% Two or more races 17% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica, South Korea
• Languages at home: 76% English-only · Spanish 20% Arabic 2% Other Indo-European 1%

---

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: ▼ -161.50%
• Current HPI: 220.6824
• Rent YoY: ▼ -1.80%
• 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

• HOA & community: Monthly HOA fee of $315 covering common area maintenance

Exterior

• Parking: Attached garage with 2 covered parking spaces (2 total)
• Utilities: Electricity availablePublic waterPublic sewer
• Home design: 2-story propertyFaces northwestResale conditionSlab foundation
• Construction: Shingle roofBoard and batten sidingCement sidingStuccoWood sidingGarage(s) on propertyBuilt in public records
• Exterior features: Private yardPatioPorchWood fencing

Interior

• Kitchen: DishwasherMicrowaveRangeRange hoodStainless steel appliances
• Bedrooms: One main-level bedroom
• Flooring: CarpetTileVinyl
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Central heatingCentral airCeiling fan(s)
• Interior features: Blinds on windowsBuilt-in featuresDouble vanityGranite countersOpen floorplanRecessed lightingWalk-in closet(s)
• Laundry & utility: Indoor laundry

Price history

-13.2% since first listed

8 events — show timeline

• 2026-06-17 Price Changed $238,000 Unlock MLS
• 2026-06-10 Price Changed $245,000 Unlock MLS
• 2026-06-08 Listed $232,000 Unlock MLS
• 2021-03-15 Sold (MLS) — Unlock MLS
• 2021-02-02 Pending — Unlock MLS
• 2021-01-04 Price Changed $269,990 Unlock MLS
• 2020-12-21 Relisted — Unlock MLS
• 2020-12-21 Listed $274,169 Unlock MLS

Property tax history

+16.9%/yr

Latest (2025): $8,093 · +4.5% YoY. Source: county tax records.