Hymeadow 1782 Plan · Kyle, TX 78656

$268,990

3 bd · 2.5 ba · 1,796 sqft · SingleFamily · 749 Days on market

↓ 14% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +4.7/30.0
• Appreciation +4.5/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Discover Hymeadow, a master-planned community in Maxwell, Texas, just south of Austin and minutes from Kyle. Enjoy the charm of small-town living without city taxes, perfectly situated for easy commutes and nearby attractions. Choose from new homes ranging from 1,074 to 2,595 square feet, with customizable floor plans to suit any lifestyle-whether you’re starting out, growing your family, or downsizing. Enjoy community amenities like pickleball courts, a resort-style pool, and open green spaces. Explore the San Marcos River, designer outlet shopping, the historic town square, and renowned Texas wineries just beyond your doorstep. Come home to Hymeadow, where Hill Country living meets convenience.

Key facts

• Quick access to i-35
• Flexible designs
• Listed 748 days

Tags

• MASTER-PLANNED COMMUNITY
• CLOSE PROXIMITY TO KYLE TEXAS
• UPSCALE COMMUNITY AMENITIES
• QUICK ACCESS TO I-35
• FLEXIBLE DESIGNS

🏗️ New construction. The $268,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $341,749.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-855 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (29.1% below list).
• Recommended offer: $191k (29.1% below list) — sets the bar for 1% rule.

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: schools D, 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.
• Market conditions: Rents falling (-5.4%/yr); 307 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 (-1.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $4k 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 749 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $45k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,774 (29.1% 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 749 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.56% ✗
• Cap rate: 3.29%
• Cash-on-cash: -10.72%
• DSCR: 0.52
• GRM: 14.9

CMA / ARV

• ARV (median comp): $341,749
• List price: $268,990
• Delta: -21.29%
• 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
364 Jade St	0.21mi	3/2.5	1,668 (-7%)	3mo	$268,370	$161	76
1087 Delta Crst	0.42mi	3/2.5	1,826 (+2%)	4mo	$267,303	$146	74
404 Cliff Dr	0.54mi	3/2.5	1,826 (+2%)	1mo	$267,990	$147	71
1208 Delta Crst	0.51mi	3/2.5	1,826 (+2%)	3mo	$261,553	$143	71
1142 Delta Crst	0.49mi	3/2.5	1,826 (+2%)	4mo	$267,303	$146	71
409 Cliff Dr	0.55mi	3/2.5	1,826 (+2%)	2mo	$294,365	$161	70
356 Jade St	0.21mi	4/2.5 (+1)	1,997 (+11%)	7mo	$321,630	$161	61
482 Low Pasture Trl	0.62mi	4/2.5 (+1)	1,892 (+5%)	3mo	$314,990	$166	55
502 Lagoon Dr	0.46mi	3/2.0	1,605 (-11%)	8mo	$274,470	$171	52
465 Low Pasture Trl	0.65mi	3/2.0	1,572 (-12%)	1mo	$297,065	$189	46
315 Pond Dr	0.65mi	4/3.0 (+1)	1,912 (+6%)	9mo	$329,660	$172	45
509 Aplite Pass	0.69mi	3/2.0	1,580 (-12%)	9mo	$337,900	$214	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.02% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.10×
• Total profit: $-86,107
• Equity at exit: $82,089

10-year hold

• IRR: -18.1%
• Equity multiple: -0.45×
• Total profit: $-139,116
• Equity at exit: $85,854

Cash invested: $95,690 (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 78656

• Home prices YoY: -0.5%
• Rents YoY: -5.4%
• Active inventory: 307
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,908 high
• Mortgage (P&I): −$1,792
• Tax est. 1.5%: −$427 /mo · $5,126/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-855

Break-even live

Break-even rent $2,990

Max offer price $218,082

Occupancy floor —

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: $85,437
• Closing costs: $10,252
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
151 Living Reef Dr Maxwell, TX	3.0	2.5	1782	$1,895	$1.06	4d	1	0.04mi
444 Delta Crst Maxwell, TX	3.0	2.5	1830	$1,850	$1.01	4d	1	0.05mi
170 Bright Flora Ln Maxwell, TX	4.0	2.5	2312	$1,950	$0.84	43d	1	0.05mi
170 Living Reef Dr Maxwell, TX	3.0	2.0	1500	$1,850	$1.23	43d	1	0.06mi
195 Living Reef Dr Maxwell, TX	3.0	2.5	1782	$1,900	$1.07	4d	1	0.08mi
211 Living Reef Dr Maxwell, TX	3.0	2.5	1782	$1,840	$1.03	17d	1	0.09mi
293 Tempest Trl Maxwell, TX	3.0	2.5	1698	$1,825	$1.07	4d	1	0.12mi
108 White Dunes Dr Maxwell, TX	3.0	2.0	1514	$1,800	$1.19	23d	1	0.14mi
108 White Dunes Dr Maxwell, TX	3.0	2.0	1514	$1,800	$1.19	4d	1	0.14mi
108 White Dunes Dr Maxwell, TX	3.0	2.0	1514	$1,800	$1.19	17d	1	0.14mi
251 Tempest Trl Maxwell, TX	3.0	2.0	1553	$1,650	$1.06	17d	1	0.15mi
146 White Dunes Dr Maxwell, TX	3.0	2.0	1698	$1,850	$1.09	43d	1	0.15mi
146 White Dunes Dr Maxwell, TX	3.0	2.5	1698	$1,850	$1.09	12d	1	0.16mi
170 White Dunes Dr Maxwell, TX	3.0	3.0	2122	$1,795	$0.85	4d	1	0.16mi
170 White Dunes Dr Maxwell, TX	3.0	2.5	2122	$1,795	$0.85	17d	1	0.16mi
274 Jade St Maxwell, TX	4.0	2.0	1468	$1,795	$1.22	43d	1	0.19mi
124 Hidden Branch Cv Maxwell, TX	3.0	2.5	1698	$1,845	$1.09	4d	1	0.20mi
342 Jade St Maxwell, TX	4.0	2.5	2072	$1,975	$0.95	43d	1	0.22mi
704 Delta Crst Maxwell, TX	3.0–5.0	2.0–3.0	1904	$1,694	$0.89	1d	15	0.22mi
171 Haywood Mnr Maxwell, TX	3.0	2.0	1533	$1,850	$1.21	4d	1	0.29mi
839 Gully St Maxwell, TX	2.0–4.0	2.0	1105	$1,528	$1.38	1d	306	0.36mi
1259 Delta Crst Maxwell, TX	4.0	2.0	1522	$1,695	$1.11	17d	1	0.46mi
543 Gabbro Gdns Maxwell, TX	4.0	2.0	1627	$1,695	$1.04	21d	1	0.75mi
566 Gabbro Gdns Maxwell, TX	4.0	2.5	1837	$1,850	$1.01	16d	1	0.76mi
351 Cobb Branch Dr Maxwell, TX	3.0–4.0	2.0–3.0	1616	$1,780	$1.10	1d	4	0.77mi
253 Fairlawn Way Maxwell, TX	3.0	2.5	1919	$2,235	$1.16	23d	1	0.84mi
427 Gabbro Gdns Maxwell, TX	3.0	2.0	1402	$1,550	$1.11	43d	1	0.86mi
328 Mica Trl Maxwell, TX	4.0	2.0	1627	$1,595	$0.98	43d	1	0.86mi
275 Aplite Pass Maxwell, TX	2.0–5.0	2.0–3.5	1733	$2,160	$1.25	1d	1	0.90mi
283 Soapstone Pass Maxwell, TX	3.0	2.0	1440	$1,609	$1.12	16d	1	0.94mi
300 Geode Gln Maxwell, TX	4.0	2.5	1712	$1,795	$1.05	43d	1	0.94mi
312 Soapstone Pass Maxwell, TX	3.0	2.0	1450	$1,600	$1.10	43d	1	0.98mi
230 Gabbro Gdns Maxwell, TX	3.0	2.0	1440	$1,500	$1.04	17d	1	1.00mi
192 Gabbro Gdns Maxwell, TX	4.0	2.5	1610	$1,699	$1.06	43d	1	1.03mi
296 Agate Cliff Dr Maxwell, TX	3.0	2.0	1421	$1,695	$1.19	11d	1	1.07mi
147 Gabbro Gdns Maxwell, TX	3.0	2.0	1450	$1,441	$0.99	43d	1	1.09mi
1413 Soapstone Pass Maxwell, TX	4.0	3.0	1952	$2,500	$1.28	43d	1	1.18mi
205 E Lima Dr Maxwell, TX	4.0	2.0	1600	$1,999	$1.25	23d	1	1.20mi
531 Paris St Maxwell, TX	4.0	2.0	1667	$1,950	$1.17	1d	1	1.22mi
214 Kyanite Dr Maxwell, TX	4.0	2.5	1535	$1,650	$1.07	43d	1	1.29mi

Listing history 20 events

1. 2026-06-18
   days on market $268,990 Active 749 DOM
2. 2026-06-17
   days on market $268,990 Active 748 DOM
3. 2026-06-15
   days on market $268,990 Active 746 DOM
4. 2026-06-13
   days on market $268,990 Active 744 DOM
5. 2026-06-09
   days on market $268,990 Active 740 DOM
6. 2026-06-08
   days on market $268,990 Active 739 DOM
7. 2026-06-07
   days on market $268,990 Active 738 DOM
8. 2026-06-05
   days on market $268,990 Active 735 DOM
9. 2026-06-03
   days on market $268,990 Active 734 DOM
10. 2026-06-02
    days on market $268,990 Active 733 DOM
11. 2026-06-01
    days on market $268,990 Active 732 DOM
12. 2026-05-31
    days on market $268,990 Active 731 DOM
13. 2025-09-19
    price $268,990 711-char remark

    Show marketing remark (711 chars)

    Discover Hymeadow, a master-planned community in Maxwell, Texas, just south of Austin and minutes from Kyle. Enjoy the charm of small-town living without city taxes, perfectly situated for easy commutes and nearby attractions. Choose from new homes ranging from 1,074 to 2,595 square feet, with customizable floor plans to suit any lifestyle-whether you’re starting out, growing your family, or downsizing. Enjoy community amenities like pickleball courts, a resort-style pool, and open green spaces. Explore the San Marcos River, designer outlet shopping, the historic town square, and renowned Texas wineries just beyond your doorstep. Come home to Hymeadow, where Hill Country living meets convenience.

14. 2025-07-25
    price $293,990 711-char remark

    Show marketing remark (711 chars)

    Discover Hymeadow, a master-planned community in Maxwell, Texas, just south of Austin and minutes from Kyle. Enjoy the charm of small-town living without city taxes, perfectly situated for easy commutes and nearby attractions. Choose from new homes ranging from 1,074 to 2,595 square feet, with customizable floor plans to suit any lifestyle-whether you’re starting out, growing your family, or downsizing. Enjoy community amenities like pickleball courts, a resort-style pool, and open green spaces. Explore the San Marcos River, designer outlet shopping, the historic town square, and renowned Texas wineries just beyond your doorstep. Come home to Hymeadow, where Hill Country living meets convenience.

15. 2025-07-17
    price $303,990 711-char remark

    Show marketing remark (711 chars)

    Discover Hymeadow, a master-planned community in Maxwell, Texas, just south of Austin and minutes from Kyle. Enjoy the charm of small-town living without city taxes, perfectly situated for easy commutes and nearby attractions. Choose from new homes ranging from 1,074 to 2,595 square feet, with customizable floor plans to suit any lifestyle-whether you’re starting out, growing your family, or downsizing. Enjoy community amenities like pickleball courts, a resort-style pool, and open green spaces. Explore the San Marcos River, designer outlet shopping, the historic town square, and renowned Texas wineries just beyond your doorstep. Come home to Hymeadow, where Hill Country living meets convenience.

16. 2025-06-13
    price $293,990 711-char remark

    Show marketing remark (711 chars)

    Discover Hymeadow, a master-planned community in Maxwell, Texas, just south of Austin and minutes from Kyle. Enjoy the charm of small-town living without city taxes, perfectly situated for easy commutes and nearby attractions. Choose from new homes ranging from 1,074 to 2,595 square feet, with customizable floor plans to suit any lifestyle-whether you’re starting out, growing your family, or downsizing. Enjoy community amenities like pickleball courts, a resort-style pool, and open green spaces. Explore the San Marcos River, designer outlet shopping, the historic town square, and renowned Texas wineries just beyond your doorstep. Come home to Hymeadow, where Hill Country living meets convenience.

17. 2025-03-08
    price $298,990 711-char remark

    Show marketing remark (711 chars)

    Discover Hymeadow, a master-planned community in Maxwell, Texas, just south of Austin and minutes from Kyle. Enjoy the charm of small-town living without city taxes, perfectly situated for easy commutes and nearby attractions. Choose from new homes ranging from 1,074 to 2,595 square feet, with customizable floor plans to suit any lifestyle-whether you’re starting out, growing your family, or downsizing. Enjoy community amenities like pickleball courts, a resort-style pool, and open green spaces. Explore the San Marcos River, designer outlet shopping, the historic town square, and renowned Texas wineries just beyond your doorstep. Come home to Hymeadow, where Hill Country living meets convenience.

18. 2024-12-10
    price $303,990 711-char remark

    Show marketing remark (711 chars)

    Discover Hymeadow, a master-planned community in Maxwell, Texas, just south of Austin and minutes from Kyle. Enjoy the charm of small-town living without city taxes, perfectly situated for easy commutes and nearby attractions. Choose from new homes ranging from 1,074 to 2,595 square feet, with customizable floor plans to suit any lifestyle-whether you’re starting out, growing your family, or downsizing. Enjoy community amenities like pickleball courts, a resort-style pool, and open green spaces. Explore the San Marcos River, designer outlet shopping, the historic town square, and renowned Texas wineries just beyond your doorstep. Come home to Hymeadow, where Hill Country living meets convenience.

19. 2024-05-31
    listed $313,990 Active 711-char remark

    Show marketing remark (711 chars)

    Discover Hymeadow, a master-planned community in Maxwell, Texas, just south of Austin and minutes from Kyle. Enjoy the charm of small-town living without city taxes, perfectly situated for easy commutes and nearby attractions. Choose from new homes ranging from 1,074 to 2,595 square feet, with customizable floor plans to suit any lifestyle-whether you’re starting out, growing your family, or downsizing. Enjoy community amenities like pickleball courts, a resort-style pool, and open green spaces. Explore the San Marcos River, designer outlet shopping, the historic town square, and renowned Texas wineries just beyond your doorstep. Come home to Hymeadow, where Hill Country living meets convenience.

20. 2024-03-11
    listed $313,990 Active 548-char remark

    Show marketing remark (548 chars)

    Hymeadow is a new master-planned community just south of Austin with close proximity to Kyle Texas. Located in Hays County, it is addressed as Maxwell Texas - WITH NO CITY TAXES! Enjoy upscale community amenities, pickleball, a clubhouse and quick access to I-35. New homes range from 1320 - 2595 square feet offering flexible designs you can personalize for your lifestyle. With so much close to home, enjoy the nearby attractions like the San Marcos River, designer outlet malls, the historic San Marcos town square and celebrated Texas wineries.

ⓘ 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 2/10 Low
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,893
• − Mortgage interest: −$19,143
• − Property taxes: −$5,126
• − Insurance: −$1,709
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$9,942
• Taxable loss: −$16,690
• Est. tax savings @ 24.0%: +$4,006
• After-tax cash flow: $-6,250/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: 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

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: Caldwell County · 25,195 people
• City population: 77,531
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 2,847
• Household income: $81,346
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 89.0

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: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 21% White 20% Black 4%
• Hispanic origin (detail): Mexican 72%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 45% English-only · Spanish 55%

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: ▼ -1.02%
• Current HPI: 228.3622
• Rent YoY: ▼ -5.36%
• 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

Price history

-14.3% since first listed

8 events — show timeline

• 2025-09-19 Price Changed $268,990 Zillow
• 2025-07-25 Price Changed $293,990 Zillow
• 2025-07-17 Price Changed $303,990 Zillow
• 2025-06-13 Price Changed $293,990 Zillow
• 2025-03-08 Price Changed $298,990 Zillow
• 2024-12-10 Price Changed $303,990 Zillow
• 2024-05-31 Listed $313,990 Zillow
• 2024-03-11 Listed $313,990 Zillow