112 Cresthill Cswy · Kyle, TX 78640

$200,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured · 24 Days on market

0.46 ac lot Est $185k · 8% over

---

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).

• Cash flow +16.3/30.0
• DSCR +5.0/10.0
• ARV discount +3.9/15.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the Green Pastures subdivision sits this 3 bedroom, 2 bath home with 1064 square feet of living space on nearly half acre. Surrounded by mature trees and offering a gated driveway, this home is being sold as is and it has an open concept layout that was thoughtfully designed with the primary bedroom separate from the secondary bedrooms. The private primary suite features a walk-in closet, soaker tub, separate shower, and double vanities. This property is priced to sell and ready for its next owner.

Key facts

• Walk-in closet
• Separate shower
• Gated driveway

Tags

• GATED DRIVEWAY
• OPEN CONCEPT LAYOUT
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET
• SOAKER TUB
• SEPARATE SHOWER

Property features AI

Exterior

• Parking: Carport (1 space)
• Security: Security fencing; Wrought iron fencing; Gated
• Utilities: Public water; Septic tank
• Home design: Single-story; Single wide mobile home; Pillar/post/pier foundation; Metal roof; Metal siding; Resale property
• Construction: Built (year from assessor); Metal siding; Metal roof; Pillar/post/pier foundation
• Exterior features: Deck; Private yard; Gate; Partial fencing; Security fencing; Wrought iron fencing; Level lot; Mature trees; Outside city limits; Quarter- to half-acre lot; City street frontage; Paved road

Interior

• Kitchen: Down draft; Electric range; Range; Refrigerator; Vented exhaust fan
• Bedrooms: Bedroom 2; Bedroom 3
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Double vanity; Soaking tub; Separate shower; Tub/shower combination
• Heating & cooling: Wall/window cooling units; Space heater; Window unit heating
• Interior features: Built-in features; Ceiling fans; Double vanity; Eat-in kitchen; Garden tub / Roman tub; Open floor plan; Soaking tub; Separate shower; Tub/shower combination; Walk-in closet(s); Custom cabinets; Kitchen and family room combo; Kitchen and dining combo; Storage
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry room; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $109 ($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 $177k (11.5% below list).
• Recommended offer: $177k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 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.
• Zoned schools: Hemphill El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 577 students, 71% FRL); D J Red Simon Middle (math 16% / reading 22%, grade F, #1,466 of 1,662 statewide, top 89%, 733 students, 78% FRL); Jack C Hays H S (math 41% / reading 47%, grade F, #697 of 1,632 statewide, top 43%, 2,062 students, 36% FRL) — zoned schools average 62% FRL vs 43% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.3%/yr); 1820 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 24 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,908 (11.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $185,136
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Greenfield Rd	0.36mi	3/2.0	960 (-10%)	3mo	$141,000	$147	64
603 Stag Horn Pass	0.51mi	3/2.0	1,216 (+14%)	2mo	$125,000	$103	51
125 Fiat Ct	0.65mi	3/2.0	1,152 (+8%)	9mo	$200,000	$174	48
3300 Goforth Rd	0.53mi	3/2.0	1,216 (+14%)	15mo	$225,000	$185	39

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: -15.8%
• Equity multiple: 0.45×
• Total profit: $-30,665
• Equity at exit: $29,821

10-year hold

• IRR: -13.3%
• Equity multiple: 0.32×
• Total profit: $-37,904
• Equity at exit: $17,292

Cash invested: $56,000 (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: 1820
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,769 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$156 /mo · $1,874/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $109

Break-even live

Break-even rent $1,631

Max offer price $200,000

Occupancy floor 89%

Sensitivity live

Price	-10% $222	-5% $166	+0% $109	+5% $53	+10% $-4
Rent	-10% $-30	-5% $39	+0% $109	+5% $179	+10% $249
Rate	-1.0pp $210	-0.5pp $160	base $109	+0.5pp $57	+1.0pp $5

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
360 Shady Oaks Dr Unit A Kyle, TX	3.0	2.0	1250	$1,550	$1.24	0d	1	0.43mi
215 Greenfield Rd Kyle, TX	3.0	2.0	1100	$1,299	$1.18	6d	1	0.58mi

Listing history 15 events

1. 2026-06-21
   days on market $200,000 Active 24 DOM
2. 2026-06-18
   days on market $200,000 Active 21 DOM
3. 2026-06-17
   days on market $200,000 Active 20 DOM
4. 2026-06-16
   days on market $200,000 Active 19 DOM
5. 2026-06-15
   days on market $200,000 Active 18 DOM
6. 2026-06-13
   pricedays on market $200,000 Active 16 DOM
7. 2026-06-09
   days on market $155,000 Active 12 DOM
8. 2026-06-08
   days on market $155,000 Active 11 DOM
9. 2026-06-07
   remarks 514-char remark
10. 2026-06-07
    days on market $155,000 Active 10 DOM
11. 2026-06-03
    days on market $155,000 Active 8 DOM
12. 2026-06-02
    days on market $155,000 Active 7 DOM
13. 2026-06-01
    days on market $155,000 Active 6 DOM
14. 2026-05-31
    days on market $155,000 Active 5 DOM
15. 2026-05-26
    listed $155,000 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: $1,874 · $156/mo
• Projected year-2 tax: $3,660 · $305/mo
• Expected delta: +$1,786/yr (+$149/mo · 95.3%)

ⓘ 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 · 21 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: $21,229
• − Mortgage interest: −$11,203
• − Property taxes: −$1,874
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$5,818
• Taxable loss: −$2,063
• Est. tax savings @ 24.0%: +$495
• After-tax cash flow: $1,806/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: 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

1 event — show timeline

• 2026-05-26 Listed $155,000 CTXMLS

Property tax history

+13.5%/yr

Latest (2025): $1,874 · +4.4% YoY. Source: county tax records.