197 Peppergrass Cv · Kyle, TX 78640

$225,000

3 bd · 2.5 ba · 1,898 sqft · SingleFamily public records · 116 Days on market

Built 2005 7,505 sqft lot $119/sqft · 28% below area Est $311k · 28% under $27/mo HOA · 1% of rent

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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 +7.3/30.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a value in Kyle for almost 1900 sq ft Two-story beauty in Indian paintbrush in Kyle. Brick traditional with vinyl plank floors, freshly painted cabinets, stainless appliances, and refinished countertops. Office on entry perfect for remote working. All bedrooms upstairs with large primary suite, new ceiling fan and walk in closet. Laundry area is up and close to all bedrooms. Huge backyard with plenty of room to entertain or play. Close to I-35 . shopping, dining and entertainment. Minutes to Austin.

Key facts

• Stainless appliances
• Office on entry
• Two story

Tags

• TWO STORY
• VINYL PLANK FLOORS
• FRESHLY PAINTED CABINETS
• STAINLESS APPLIANCES
• REFINISHED COUNTERTOPS
• OFFICE ON ENTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-305 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (23.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (11.4% below list).
• Recommended offer: $171k (23.9% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.3% in Kyle — 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 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 soft (-0.3%/yr); 1801 active listings in the ZIP; 25 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 (-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 116 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 14y ago; this cycle's ask has dropped $54k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,187 (23.9% 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 116 days. Have you received any prior offers? Is the seller open to a 24% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 0.89% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.80%
• DSCR: 0.74
• GRM: 9.4

CMA / ARV

• ARV (median comp): $311,455
• List price: $225,000
• Delta: -27.76%
• 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
113 Sawgrass Cir	0.09mi	4/2.5 (+1)	2,101 (+11%)	1mo	$285,000	$136	73
292 Dandelion Loop	0.30mi	4/2.0 (+1)	1,884 (-1%)	8mo	$210,000	$111	71
100 Pecanwood S	0.70mi	4/2.0 (+1)	1,913 (+1%)	3mo	$269,000	$141	57
257 Firwood N	0.65mi	3/2.0	1,859 (-2%)	10mo	$230,000	$124	56
220 Fuchsia St	0.54mi	4/2.0 (+1)	1,964 (+4%)	10mo	$379,000	$193	54
106 Pecanwood N	0.67mi	4/2.0 (+1)	1,959 (+3%)	4mo	$319,900	$163	53
1101 Cherrywood	0.61mi	4/2.5 (+1)	1,837 (-3%)	10mo	$235,000	$128	53
224 Maplewood Dr S	0.61mi	3/2.0	2,061 (+9%)	6mo	$270,000	$131	50
227 Ashwood N	0.66mi	4/2.0 (+1)	1,959 (+3%)	10mo	$275,000	$140	48
131 Kingfisher Ln	0.74mi	4/3.0 (+1)	1,925 (+1%)	10mo	$310,000	$161	48
109 Pecanwood S	0.73mi	3/2.0	1,685 (-11%)	1mo	$260,000	$154	45
117 N Maplewood	0.67mi	3/2.0	1,679 (-12%)	11mo	$254,900	$152	38

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: -30.4%
• Equity multiple: 0.02×
• Total profit: $-61,474
• Equity at exit: $33,548

10-year hold

• IRR: -58.7%
• Equity multiple: -0.59×
• Total profit: $-100,158
• Equity at exit: $19,454

Cash invested: $63,000 (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 78640

• Home prices YoY: -33.8%
• Rents YoY: -0.3%
• Active inventory: 1801
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,993 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$579 /mo · $6,945/yr
• Insurance: −$94
• HOA: −$27
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-305

Break-even live

Break-even rent $2,379

Max offer price $171,187

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Peppergrass Cv Kyle, TX	3.0	2.5	1799	$1,875	$1.04	14d	1	0.01mi
119 Peppergrass Cv Kyle, TX	4.0	2.5	2101	$2,050	$0.98	4d	1	0.09mi
232 Buttercup Way Kyle, TX	3.0	2.0	1398	$1,695	$1.21	23d	1	0.25mi
3700 Dacy Ln Kyle, TX	2.0–4.0	2.0	1182	$1,332	$1.13	4d	1	0.31mi
243 Dandelion Loop Kyle, TX	4.0	3.0	2381	$2,500	$1.05	43d	1	0.35mi
100 Maplewood S Kyle, TX	3.0	2.0	1685	$1,700	$1.01	43d	1	0.68mi
101 Auburn St Kyle, TX	4.0	2.5	2404	$2,195	$0.91	43d	1	0.68mi
315 Nottingham Loop Kyle, TX	3.0	2.0	1336	$1,800	$1.35	10d	1	0.81mi
416 Purple Martin Ave Kyle, TX	3.0	2.0	1311	$1,800	$1.37	23d	1	0.86mi
124 Hollis Ln Kyle, TX	3.0	2.0	1610	$1,945	$1.21	14d	1	0.94mi
180 Billowing Way Kyle, TX	4.0	2.0	1610	$2,100	$1.30	17d	1	0.96mi
626 Bay Breeze Dr Kyle, TX	4.0	3.0	2373	$2,495	$1.05	43d	1	1.03mi
189 Tailwind Dr Kyle, TX	3.0	2.0	1532	$2,100	$1.37	17d	1	1.05mi
314 Paddington Dr Kyle, TX	3.0	2.0	1364	$1,799	$1.32	17d	1	1.06mi
702 Nautical Loop Kyle, TX	3.0	2.5	1720	$1,990	$1.16	43d	1	1.09mi
246 Blackborrow Dr Kyle, TX	3.0	2.0	1593	$2,100	$1.32	43d	1	1.11mi
368 Bridge Deck Loop Kyle, TX	4.0	2.0	1777	$2,095	$1.18	14d	1	1.12mi
387 Paddington Dr Kyle, TX	4.0	2.0	1537	$1,795	$1.17	17d	1	1.13mi
126 Shackleton Dr Kyle, TX	3.0	2.0	1836	$2,150	$1.17	43d	1	1.15mi
356 Biscayne Bay Bnd Kyle, TX	4.0	3.0	2209	$2,600	$1.18	17d	1	1.18mi
182 Shackleton Dr Kyle, TX	3.0	2.0	1527	$2,150	$1.41	43d	1	1.20mi
364 Westminster Dr Kyle, TX	4.0	2.0	1610	$1,925	$1.20	44d	1	1.24mi
3400 Kyle Xing Kyle, TX	1.0–2.0	1.0–2.0	950	$2,040	$2.15	1d	19	1.30mi
320 Goll ST Niederwald, TX	1.0–2.0	1.0–2.0	1056	$1,982	$1.88	1d	87	1.35mi
3403 Kyle Xing Kyle, TX	2.0	2.0	1257	$1,934	$1.54	20d	1	1.38mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 38 events

1. 2026-06-18
   days on market $225,000 Active 116 DOM
2. 2026-06-17
   pricedays on market $225,000 Active 115 DOM
3. 2026-06-16
   days on market $249,000 Active 114 DOM
4. 2026-06-15
   days on market $249,000 Active 113 DOM
5. 2026-06-13
   days on market $249,000 Active 111 DOM
6. 2026-06-09
   days on market $249,000 Active 107 DOM
7. 2026-06-08
   days on market $249,000 Active 106 DOM
8. 2026-06-07
   days on market $249,000 Active 105 DOM
9. 2026-06-05
   remarks 533-char remark
10. 2026-06-05
    days on market $249,000 Active 102 DOM
11. 2026-06-03
    days on market $249,000 Active 101 DOM
12. 2026-06-02
    days on market $249,000 Active 100 DOM
13. 2026-06-01
    days on market $249,000 Active 99 DOM
14. 2026-05-31
    days on market $249,000 Active 98 DOM
15. 2026-05-05
    price $249,000 510-char remark

    Show marketing remark (510 chars)

    What a value in Kyle for almost 1900 sq ft Two-story beauty in Indian paintbrush in Kyle. Brick traditional with vinyl plank floors, freshly painted cabinets, stainless appliances, and refinished countertops. Office on entry perfect for remote working. All bedrooms upstairs with large primary suite, new ceiling fan and walk in closet. Laundry area is up and close to all bedrooms. Huge backyard with plenty of room to entertain or play. Close to I-35 . shopping, dining and entertainment. Minutes to Austin.

16. 2026-04-03
    price $253,000 510-char remark

    Show marketing remark (510 chars)

    What a value in Kyle for almost 1900 sq ft Two-story beauty in Indian paintbrush in Kyle. Brick traditional with vinyl plank floors, freshly painted cabinets, stainless appliances, and refinished countertops. Office on entry perfect for remote working. All bedrooms upstairs with large primary suite, new ceiling fan and walk in closet. Laundry area is up and close to all bedrooms. Huge backyard with plenty of room to entertain or play. Close to I-35 . shopping, dining and entertainment. Minutes to Austin.

17. 2026-03-10
    price $259,000 510-char remark

    Show marketing remark (510 chars)

    What a value in Kyle for almost 1900 sq ft Two-story beauty in Indian paintbrush in Kyle. Brick traditional with vinyl plank floors, freshly painted cabinets, stainless appliances, and refinished countertops. Office on entry perfect for remote working. All bedrooms upstairs with large primary suite, new ceiling fan and walk in closet. Laundry area is up and close to all bedrooms. Huge backyard with plenty of room to entertain or play. Close to I-35 . shopping, dining and entertainment. Minutes to Austin.

18. 2026-02-22
    listed $279,000 Active 510-char remark

    Show marketing remark (510 chars)

    What a value in Kyle for almost 1900 sq ft Two-story beauty in Indian paintbrush in Kyle. Brick traditional with vinyl plank floors, freshly painted cabinets, stainless appliances, and refinished countertops. Office on entry perfect for remote working. All bedrooms upstairs with large primary suite, new ceiling fan and walk in closet. Laundry area is up and close to all bedrooms. Huge backyard with plenty of room to entertain or play. Close to I-35 . shopping, dining and entertainment. Minutes to Austin.

19. 2025-11-01
    historical $1,700
20. 2025-10-26
    price $1,700
21. 2025-09-26
    listed $1,725
22. 2025-07-17
    listed Active
23. 2025-06-25
    historical $1,795
24. 2025-05-31
    price $1,795
25. 2025-04-18
    listed $1,895
26. 2025-03-30
    historical $1,890
27. 2025-03-27
    historical $1,890
28. 2025-02-22
    price $1,890
29. 2025-02-22
    listed $1,895
30. 2024-12-12
    listed $1,895
31. 2024-12-12
    historical $1,895
32. 2024-12-06
    price $1,895
33. 2024-12-05
    listed $1,995
34. 2023-07-16
    historical
35. 2023-07-13
    listed
36. 2012-08-28
    soldstatus Sold
37. 2012-08-07
    status Pending
38. 2012-07-11
    listed $104,900 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: $6,945 · $579/mo
• Projected year-2 tax: $6,945 · $579/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 · 22 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: $23,921
• − Mortgage interest: −$12,603
• − Property taxes: −$6,945
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − HOA: −$324
• − Depreciation: −$6,545
• Taxable loss: −$7,449
• Est. tax savings @ 24.0%: +$1,788
• After-tax cash flow: $-1,868/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

• Census place: Kyle, TX
• County: Hays County · 280,138 people
• City population: 77,531
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 77,531
• Household income: $90,075
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 2552.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 55% White 36% Two or more races 29% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 47% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 63% English-only · Spanish 35%

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: ▼ -92.64%
• Current HPI: 181.7969
• Rent YoY: ▼ -0.34%
• 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

+137.4% since first listed

24 events — show timeline

• 2026-05-05 Price Changed $249,000 Unlock MLS
• 2026-04-03 Price Changed $253,000 Unlock MLS
• 2026-03-10 Price Changed $259,000 Unlock MLS
• 2026-02-22 Listed $279,000 Unlock MLS
• 2025-11-01 Rental Removed $1,700 ACTRIS
• 2025-10-26 Price Changed $1,700 ACTRIS
• 2025-09-26 Listed for Rent $1,725 ACTRIS
• 2025-07-17 Listed — Unlock MLS
• 2025-06-25 Rental Removed $1,795 ACTRIS
• 2025-05-31 Price Changed $1,795 ACTRIS
• 2025-04-18 Listed for Rent $1,895 ACTRIS
• 2025-03-30 Rental Removed $1,890 APPFOLIO
• 2025-03-27 Rental Removed $1,890 CTXMLS
• 2025-02-22 Price Changed $1,890 CTXMLS
• 2025-02-22 Listed for Rent $1,895 APPFOLIO
• 2024-12-12 Listed for Rent $1,895 CTXMLS
• 2024-12-12 Rental Removed $1,895 APPFOLIO
• 2024-12-06 Price Changed $1,895 APPFOLIO
• 2024-12-05 Listed for Rent $1,995 APPFOLIO
• 2023-07-16 Rental Removed — ACTRIS
• 2023-07-13 Listed for Rent — ACTRIS
• 2012-08-28 Sold (MLS) — Unlock MLS
• 2012-08-07 Pending — Unlock MLS
• 2012-07-11 Listed $104,900 Unlock MLS

Property tax history

+5.0%/yr

Latest (2025): $6,945 · +9.5% YoY. Source: county tax records.