Is 10600 Ridan Way in Buda, TX a good investment?

CashFlowRE grades it D- with a 4.6% cap rate and $-367/mo modeled cash flow at a $265,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 10600 Ridan Way?

The modeled cap rate is 4.6% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,085/month, from CashFlowRE's rent model.

D- Composite 36.39

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 +13.2/15.0
Cash flow +7.2/30.0
Condition / age +4.0/5.0
Livability +3.5/5.0
1% rule +2.9/10.0
Schools +2.2/10.0
Rent growth +2.1/5.0
DSCR +1.4/10.0
Appreciation +0.0/10.0

$265,000

10600 Ridan Way · Buda, TX 78610

3 bd · 2.0 ba · 1,375 sqft · SingleFamily public records · 154 Days on market

Built 2024 Good condition 5,227 sqft lot 2-car garage $193/sqft · 12% below area Est $303k · 13% under $35/mo HOA · 2% of rent ↓ 5% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Beautiful smart home located in the growing Stallion Run community in Buda. This thoughtfully designed single-story residence offers 3 bedrooms, 2 bathrooms, and an open-concept layout that makes everyday living feel easy and connected. One major UPGRADE NOT PROVIDED IN A NEW HOME? Water Filtration System - Austin Water Solutions - installed in September of 2024 - WORTH $10,000 The main living area flows seamlessly into the kitchen, creating a functional space for both relaxing and entertaining. The kitchen features modern finishes, stainless steel appliances, and a convenient pantry for added storage.

Key facts

Modern finishes
Convenient pantry
Recessed lighting

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $265k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-367 ($-4k/yr) — negative.
To cash-flow at today's rent, offer at most $200k (24.5% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (21.3% below list).
Recommended offer: $200k (24.5% below list) — sets the bar for cash-flow.
Cap rate 4.6% vs local median 3.4% in Buda — 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 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.
Del Valle ISD (rural): math 19% / reading 26% proficiency, ranked #749 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
Zoned schools: Creedmoor El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 492 students, 94% FRL); Del Valle H S (math 17% / reading 28%, grade F, #1,354 of 1,632 statewide, top 83%, 3,460 students, 90% FRL).
Market conditions: Rents soft (-1.8%/yr); 1513 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 43d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 17,121 units permitted in Travis County in 2024 (11,963 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.
Travis County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

It's been on market 154 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Recommended offer $200,132 (24.5% below list)

Questions for the listing agent

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?
It's been on market 154 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.79% ✗
Cap rate: 4.63%
Cash-on-cash: -5.94%
DSCR: 0.74
GRM: 10.6

CMA / ARV

ARV (median comp): $303,411
List price: $265,000
Delta: -12.66%
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
10608 Ridan Way	0.03mi	3/2.0	1,375 (0%)	2mo	$239,900	$174	97
10611 Typhoon Ln	0.15mi	3/2.0	1,388 (+1%)	0mo	$299,990	$216	91
10605 Typhoon Ln	0.15mi	3/2.0	1,388 (+1%)	3mo	$299,990	$216	89
10615 Justify Ln	0.19mi	3/2.0	1,388 (+1%)	1mo	$249,990	$180	89
10617 Typhoon Ln	0.15mi	3/2.0	1,388 (+1%)	4mo	$288,990	$208	88
10609 Justify Ln	0.19mi	3/2.0	1,388 (+1%)	2mo	$269,990	$195	88
10605 Justify Ln	0.18mi	3/2.0	1,388 (+1%)	4mo	$281,990	$203	87
10616 Justify Ln	0.21mi	4/2.0 (+1)	1,388 (+1%)	3mo	$279,990	$202	81
10615 Typhoon Ln	0.13mi	4/2.0 (+1)	1,531 (+11%)	2mo	$299,990	$196	68
10607 Justify Ln	0.19mi	4/2.0 (+1)	1,531 (+11%)	1mo	$302,755	$198	66
10611 Justify Ln	0.19mi	4/2.0 (+1)	1,531 (+11%)	2mo	$304,990	$199	66
13401 Final Turn Dr	0.20mi	2/2.0 (-1)	1,567 (+14%)	1mo	$319,990	$204	62

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: -30.2%
Equity multiple: 0.03×
Total profit: $-72,296
Equity at exit: $39,512

10-year hold

IRR: -54.5%
Equity multiple: -0.56×
Total profit: $-116,102
Equity at exit: $22,912

Cash invested: $74,200 (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: 34 active · 24 under contract
Months of supply: 10.2 mo (10%/mo absorbed)
Median asking: $299,010 ($192/sqft)
Median days on market: 88 d
This list price: 9% of active listings are priced below it
ARV vs active asking: +15.1% above current asking $/sqft

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

ZIP-level market 78610

Rents YoY: -1.8%
Active inventory: 1513
Price-to-rent: 10.6×

Monthly cashflow live

Estimated rent: $2,085 high interval (Pro) →
Mortgage (P&I): −$1,390
Tax from tax record: −$480 /mo · $5,755/yr
Insurance: −$110
HOA: −$35
Lot rent: −$0
Vacancy / Maint / Mgmt: −$438
Net cashflow: $-367

Break-even live

Break-even rent $2,550

Max offer price $200,132

Occupancy floor —

Sensitivity live

Price	-10% $-217	-5% $-292	+0% $-367	+5% $-442	+10% $-517
Rent	-10% $-532	-5% $-450	+0% $-367	+5% $-285	+10% $-202
Rate	-1.0pp $-234	-0.5pp $-300	base $-367	+0.5pp $-436	+1.0pp $-506

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: $66,250
Closing costs: $7,950
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10613 Ridan Way Buda, TX	4.0	2.0	1531	$1,900	$1.24	24d	1	0.07mi
10609 Best Bet Dr Buda, TX	4.0	2.0	1531	$2,200	$1.44	0d	1	0.08mi
10615 Ridan Way Buda, TX	3.0	2.5	1678	$2,100	$1.25	42d	1	0.08mi
12411 Zenyatta Dr Buda, TX	4.0	2.0	1551	$1,900	$1.23	24d	1	0.30mi
12411 Zenyatta Dr Buda, TX	4.0	2.0	1531	$1,875	$1.22	42d	1	0.30mi
12411 Zenyatta Dr Buda, TX	4.0	2.0	1600	$1,900	$1.19	29d	1	0.30mi
6915 Tiznow Ln Buda, TX	3.0	2.5	1852	$2,300	$1.24	56d	1	0.31mi
6915 Tiznow Ln Buda, TX	3.0	2.5	1845	$2,300	$1.25	93d	1	0.31mi
6915 Tiznow Ln Buda, TX	3.0	2.5	1852	$2,300	$1.24	29d	1	0.31mi
12309 Mustang Mesa Dr Buda, TX	4.0	2.0	1568	$1,790	$1.14	112d	1	0.48mi

Property features AI

Finance

HOA & community: Homeowners association managed by Real ManageQuarterly association fee of $105Association covers common area maintenance and grounds maintenanceCommunity features include clubhouse, playground, sport court(s), pool, community mailbox, common grounds, kitchen facilities, and curbs

Exterior

Parking: Attached garage2-car garageGarage faces frontGarage door openerConcrete drivewayDriveway parking (total 4 spaces)2 covered parking spaces
Security: Pre-wired for securityCarbon monoxide detector(s)Smoke detector(s)
Utilities: Water availableSewer availableElectricity availableHigh-speed internet availableCable availablePhone availableUnderground utilities
Home design: Single-story homeFaces southResale property
Construction: Built by Century CommunitiesComposition roofFrame construction with HardiPlank and masonry/stone accentsAttic/crawl hatchway(s) insulatedBlown-in insulationRadiant barrierSlab foundation
Exterior features: Private yardCovered patioPatioBack yard and front yardSprinklers (front, rear, side)Sprinkler with rain sensorLandscaped yardNative plantsSmall treesCommunity pool

Interior

Kitchen: DishwasherFree-standing electric ovenFree-standing refrigeratorDisposalMicrowaveStainless steel appliancesVented exhaust fan
Bedrooms: Three main-level bedrooms
Flooring: CarpetTile
Bathrooms: Two full bathroomsOne half bathroom
Heating & cooling: Central heatingRadiant ceiling heatingExhaust fanCentral air conditioning
Interior features: Open floorplanPantryRecessed lightingStorageSmart home featuresSmart thermostatWired for dataWalk-in closet(s)Low flow plumbing fixturesMain level primary
Laundry & utility: Inside laundry roomElectric dryer hookup

HOA detail $35/mo · $420/yr

Likely covers: water

Listing history 50 events

2026-09-24

days on market $265,000 Active 154 DOM
2026-09-23

days on market $265,000 Active 153 DOM
2026-09-22

days on market $265,000 Active 152 DOM
2026-09-21

days on market $265,000 Active 151 DOM
2026-09-20

days on market $265,000 Active 150 DOM
2026-09-19

days on market $265,000 Active 149 DOM
2026-09-18

days on market $265,000 Active 148 DOM
2026-09-17

days on market $265,000 Active 147 DOM
2026-09-16

days on market $265,000 Active 146 DOM
2026-09-15

days on market $265,000 Active 145 DOM
2026-09-14

days on market $265,000 Active 144 DOM
2026-09-13

days on market $265,000 Active 143 DOM
2026-09-12

days on market $265,000 Active 142 DOM
2026-09-11

days on market $265,000 Active 141 DOM
2026-09-05

days on market $265,000 Active 135 DOM
2026-09-04

days on market $265,000 Active 134 DOM
2026-09-03

days on market $265,000 Active 133 DOM
2026-08-31

days on market $265,000 Active 130 DOM
2026-08-30

days on market $265,000 Active 129 DOM
2026-08-29

days on market $265,000 Active 128 DOM
2026-08-28

days on market $265,000 Active 127 DOM
2026-08-27

days on market $265,000 Active 126 DOM
2026-08-25

days on market $265,000 Active 124 DOM
2026-08-24

days on market $265,000 Active 123 DOM
2026-08-23

days on market $265,000 Active 122 DOM
2026-08-22

days on market $265,000 Active 121 DOM
2026-08-21

days on market $265,000 Active 120 DOM
2026-08-20

days on market $265,000 Active 119 DOM
2026-08-19

days on market $265,000 Active 118 DOM
2026-08-18

days on market $265,000 Active 117 DOM
2026-08-17

days on market $265,000 Active 116 DOM
2026-08-16

days on market $265,000 Active 115 DOM
2026-08-15

days on market $265,000 Active 114 DOM
2026-08-15

price $265,000 Active 113 DOM
2026-08-14

days on market $270,000 Active 113 DOM
2026-08-13

days on market $270,000 Active 112 DOM
2026-08-12

days on market $270,000 Active 111 DOM
2026-08-11

days on market $270,000 Active 110 DOM
2026-08-10

days on market $270,000 Active 109 DOM
2026-08-09

days on market $270,000 Active 108 DOM
2026-08-08

days on market $270,000 Active 107 DOM
2026-08-06

days on market $270,000 Active 105 DOM
2026-08-05

days on market $270,000 Active 104 DOM
2026-08-04

days on market $270,000 Active 103 DOM
2026-08-03

days on market $270,000 Active 102 DOM
2026-07-31

days on market $270,000 Active 99 DOM
2026-07-30

days on market $270,000 Active 97 DOM
2026-07-28

days on market $270,000 Active 96 DOM
2026-07-26

days on market $270,000 Active 94 DOM
2026-07-24

days on market $270,000 Active 92 DOM

ⓘ 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: $5,755 · $480/mo
Projected year-2 tax: $5,755 · $480/mo
Expected delta: $0/yr ($0/mo · 0.0%)

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $25,025
− Mortgage interest: −$14,844
− Property taxes: −$5,755
− Insurance: −$1,325
− Repairs & maintenance: −$2,002
− Management: −$2,002
− HOA: −$420
− Depreciation: −$7,709
Taxable loss: −$9,032

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,168
After-tax cash flow: $-2,239/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

Good 80/100 Cosmetic rehab Est. rehab $6,875–$20,625 screening

This single-story home in the Stallion Run community is in good condition with modern finishes and a well-maintained exterior. It offers a good investment opportunity with minor updates that can enhance its resale and rental value.

Value-add opportunities

Resale Paint exterior trim — Enhances curb appeal and can add value. ↑
Rental Clean gutters — Keeps property in good condition and prevents water damage. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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 22/100

Zoned Schools

Elementary Creedmoor El F TX #3,333/4,322 Nat'l #32,000/41,679 High Del Valle H S F TX #1,354/1,632 Nat'l #13,583/17,239

Schools (NCES district)

District: Del Valle ISD
NCES district ID: 4816620
Math proficiency: 19% ▼ -13.00%
Reading proficiency: 26% ▼ -2.00%
Median HH income: $41,322
Composite: 19.13/100
National rank: #8830
State rank: #749 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 · 1,545,133 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 (Travis County) Hauer SSP2

Today (2025): 1,545,133 people
By 2030: 1,729,269 · +11.9%
By 2040: 2,097,596 · +35.8%
By 2050: 2,463,890 · +59.5%
By 2075: 3,249,374 · +110.3%
By 2100: 3,801,868 · +146.1%

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 · Travis

2024 margin: Solid D (+39.3) · D 68.8% · R 29.4% · Other 1.8%
2008→2024 swing: +9.9pp toward D · 2008: 29.4pp · 2024: 39.3pp
All cycles: 2024: D+39.3 2020: D+45.0 2016: D+38.9 2012: D+23.9 2008: D+29.4

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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

-5.3% since first listed

3 events — show timeline

2026-05-22 Price Changed $270,000 Unlock MLS
2026-05-18 Price Changed $280,000 Unlock MLS
2026-04-23 Listed $285,000 Unlock MLS

Property tax history

+210.5%/yr

Latest (2026): $5,755 · +3.9% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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