142 Kathy Dr · Kerrville, TX 78028

$189,000

3 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 109 Days on market

Built 1985 0.36 ac lot $170/sqft · 6% below area Est $201k · 6% under

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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 +16.7/30.0
• ARV discount +10.1/15.0
• DSCR +5.2/10.0
• 1% rule +4.2/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to Sell! This charming 3-bedroom, 1-bath brick home sits just outside city limits on a spacious Kerr County lot. Featuring new flooring and carpet, French doors that open to the backyard, and a fenced area, it combines comfort with classic Hill Country charm. Enjoy serene hillside views from the front porch—a perfect spot to take in the natural beauty of the area.

Key facts

• Fenced area
• New flooring
• Hillside views

Tags

• NEW FLOORING
• FRENCH DOORS
• FENCED AREA
• HILLSIDE VIEWS
• BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (8.2% below list).
• Recommended offer: $172k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 2.1% in Kerrville — 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 81/100 on livability (#25 in TX, #1,483 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, commute F.
• Kerrville ISD (town): math 45% / reading 51% proficiency, ranked #220 of 826 in TX (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.0%/yr); 753 active listings in the ZIP; 422 units permitted in Kerr County in 2024 (322 in 5+ unit buildings).
• This rent runs 31% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Kerr County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y 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

• Climate carrying-cost: major wind risk, 58% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.70%
• DSCR: 1.12
• GRM: 9.1

CMA / ARV

• ARV (median comp): $200,516
• List price: $189,000
• Delta: -5.74%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.03% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.57×
• Total profit: $-22,990
• Equity at exit: $28,181

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-10,058
• Equity at exit: $16,341

Cash invested: $52,920 (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 78028

• Rents YoY: 3.0%
• Active inventory: 753
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,735 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$182 /mo · $2,182/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $119

Break-even live

Break-even rent $1,584

Max offer price $189,000

Occupancy floor 88%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-13
   status $189,000 Pending 109 DOM
2. 2026-06-12
   days on market $189,000 Active 109 DOM
3. 2026-06-09
   days on market $189,000 Active 106 DOM
4. 2026-06-08
   days on market $189,000 Active 105 DOM
5. 2026-06-07
   days on market $189,000 Active 104 DOM
6. 2026-06-05
   days on market $189,000 Active 101 DOM
7. 2026-06-03
   days on market $189,000 Active 100 DOM
8. 2026-06-02
   days on market $189,000 Active 99 DOM
9. 2026-06-01
   days on market $189,000 Active 98 DOM
10. 2026-05-31
    days on market $189,000 Active 97 DOM
11. 2026-05-30
    days on market $189,000 Active 96 DOM
12. 2026-03-16
    status Active 379-char remark

    Show marketing remark (379 chars)

    Priced to Sell! This charming 3-bedroom, 1-bath brick home sits just outside city limits on a spacious Kerr County lot. Featuring new flooring and carpet, French doors that open to the backyard, and a fenced area, it combines comfort with classic Hill Country charm. Enjoy serene hillside views from the front porch—a perfect spot to take in the natural beauty of the area.

13. 2026-03-05
    status Pending 379-char remark

    Show marketing remark (379 chars)

    Priced to Sell! This charming 3-bedroom, 1-bath brick home sits just outside city limits on a spacious Kerr County lot. Featuring new flooring and carpet, French doors that open to the backyard, and a fenced area, it combines comfort with classic Hill Country charm. Enjoy serene hillside views from the front porch—a perfect spot to take in the natural beauty of the area.

14. 2026-02-09
    listed $189,000 Active 379-char remark

    Show marketing remark (379 chars)

    Priced to Sell! This charming 3-bedroom, 1-bath brick home sits just outside city limits on a spacious Kerr County lot. Featuring new flooring and carpet, French doors that open to the backyard, and a fenced area, it combines comfort with classic Hill Country charm. Enjoy serene hillside views from the front porch—a perfect spot to take in the natural beauty of the area.

15. 2015-12-04
    soldstatus 255-char remark

    Show marketing remark (255 chars)

    Priced to sell! This 3 bedroom, 1 bath, brick home sits outside of the city limits on a huge lot! Lots of curb appeal and lots of room to grow! Two living areas, french doors to back patio, privacy and some beautiful trees all make this home a great pick.

16. 2015-12-04
    soldstatus

    Show marketing remark (255 chars)

    Priced to sell! This 3 bedroom, 1 bath, brick home sits outside of the city limits on a huge lot! Lots of curb appeal and lots of room to grow! Two living areas, french doors to back patio, privacy and some beautiful trees all make this home a great pick.

17. 2015-06-03
    listed $84,900 255-char remark

    Show marketing remark (255 chars)

    Priced to sell! This 3 bedroom, 1 bath, brick home sits outside of the city limits on a huge lot! Lots of curb appeal and lots of room to grow! Two living areas, french doors to back patio, privacy and some beautiful trees all make this home a great pick.

18. 2000-11-20
    soldstatus
19. 2000-10-10
    listed $57,500

ⓘ 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: $2,182 · $182/mo
• Projected year-2 tax: $3,459 · $288/mo
• Expected delta: +$1,277/yr (+$106/mo · 58.5%)

ⓘ 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 6/10 Major 7 d/yr ≥102°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $20,824
• − Mortgage interest: −$10,587
• − Property taxes: −$2,182
• − Insurance: −$945
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$5,498
• Taxable loss: −$1,720
• Est. tax savings @ 24.0%: +$413
• After-tax cash flow: $1,843/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: Kerrville ISD
• NCES district ID: 4825590
• Math proficiency: 45% ▼ -10.00%
• Reading proficiency: 51% ▼ -1.00%
• Median HH income: $44,050
• Composite: 40.54/100
• National rank: #3702
• State rank: #220 of 826 in TX

Livability — Kerrville

• Score: 81/100
• State rank: #25
• US rank: #1483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kerr County · 41,206 people
• City population: 41,206
• Metro: Kerrville, TX
• Population (ZIP): 41,206
• Household income: $66,991
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 1092.0

Population outlook (Kerr County) Hauer SSP2

• Today (2025): 54,010 people
• By 2030: 55,651 · +3.0%
• By 2040: 58,923 · +9.1%
• By 2050: 62,117 · +15.0%
• By 2075: 71,809 · +33.0%
• By 2100: 77,004 · +42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 26% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 3% Slovak 3% Portuguese 2%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Kerr

• 2024 margin: Solid R (+54.3) · D 22.4% · R 76.8%
• 2008→2024 swing: -4.8pp toward R · 2008: -49.6pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+51.7 2016: R+56.3 2012: R+59.1 2008: R+49.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -260.97%
• Current HPI: 213.3663
• Rent YoY: ▲ 3.03%
• Metro: Kerrville, 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

+228.7% since first listed

8 events — show timeline

• 2026-03-16 Relisted — KVMLS
• 2026-03-05 Pending — KVMLS
• 2026-02-09 Listed $189,000 KVMLS
• 2015-12-04 Sold (Public Records) — Public Records
• 2015-12-04 Sold (MLS) — KVMLS
• 2015-06-03 Listed $84,900 KVMLS
• 2000-11-20 Sold (MLS) — KVMLS
• 2000-10-10 Listed $57,500 KVMLS

Property tax history

+5.1%/yr

Latest (2025): $2,182 · +15.5% YoY. Source: county tax records.