162 Mendoza Ln · Buda, TX 78610

$275,000

5 bd · 2.0 ba · 1,692 sqft · SingleFamily public records · 185 Days on market

Built 1976 0.39 ac lot $163/sqft · 26% below area Est $373k · 26% under ↓ 8% since listing

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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 +8.9/30.0
• 1% rule +3.5/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 162 Mendoza Ln. Rare property located near downtown Buda! This property offers flexibility and would accommodate a wide range of commercial endeavors. Great location near IH-35 and Downtown Buda offering convenient accessibility for commuters and travelers alike. Utilities are available on the property. See pictures to get an idea just how close property is to the highway and residential neighborhoods.

Key facts

• 0.39 acre lot
• 4 parking spots
• Built 1976

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (15.0% below list).
• Recommended offer: $234k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 2.6% 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.
• 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: Buda El (math 40% / reading 52%, grade D-, #1,097 of 4,322 statewide, top 26%, 604 students, 40% FRL); Eric Dahlstrom Middle (math 56% / reading 53%, grade B-, #256 of 1,662 statewide, top 16%, 902 students, 15% FRL); Jack C Hays H S (math 41% / reading 47%, grade F, #697 of 1,632 statewide, top 43%, 2,062 students, 36% FRL).
• Market conditions: Rents soft (-1.8%/yr); 1005 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $8k 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 185 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (8%) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,810 (15.0% 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 185 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.45%
• DSCR: 0.85
• GRM: 9.8

CMA / ARV

• ARV (median comp): $372,709
• List price: $275,000
• Delta: -26.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 Loma Verde St	0.42mi	4/2.0 (-1)	1,667 (-2%)	2mo	$369,000	$221	71
206 Shale Cir	0.72mi	4/2.0 (-1)	1,737 (+3%)	9mo	$315,000	$181	50

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: -25.8%
• Equity multiple: 0.15×
• Total profit: $-65,387
• Equity at exit: $41,003

10-year hold

• IRR: -37.9%
• Equity multiple: -0.31×
• Total profit: $-101,027
• Equity at exit: $23,777

Cash invested: $77,000 (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 78610

• Rents YoY: -1.8%
• Active inventory: 1005
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,338 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$512 /mo · $6,144/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-222

Break-even live

Break-even rent $2,619

Max offer price $235,858

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-144	+0% $-222	+5% $-299	+10% $-377
Rent	-10% $-406	-5% $-314	+0% $-222	+5% $-129	+10% $-37
Rate	-1.0pp $-83	-0.5pp $-152	base $-222	+0.5pp $-293	+1.0pp $-365

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 Bonita Vista Dr Buda, TX	4.0	2.0	1816	$1,950	$1.07	45d	1	0.36mi
265 Shale Cir Buda, TX	4.0	2.0	1737	$2,075	$1.19	45d	1	0.71mi
220 Stone Crest Blvd Buda, TX	4.0	2.5	2248	$2,400	$1.07	25d	1	0.79mi
307 Andesite Trl Buda, TX	4.0	2.0	1739	$2,050	$1.18	45d	1	0.87mi
370 Vermilion Marble Trl Buda, TX	4.0	3.0	2097	$2,195	$1.05	19d	1	1.06mi
283 Fieldwood Dr Unit A Buda, TX	4.0	2.5	2108	$2,200	$1.04	46d	1	1.13mi
264 Vermilion Marble Trl Buda, TX	4.0	2.5	1950	$2,150	$1.10	14d	1	1.13mi
184 Wolf Berry Path Buda, TX	4.0	2.0	1743	$1,875	$1.08	45d	1	1.32mi
1052 Hot Spring Vly Buda, TX	4.0	2.0	1941	$2,200	$1.13	19d	1	1.46mi

Listing history 19 events

1. 2026-06-21
   days on market $275,000 Active 185 DOM
2. 2026-06-18
   days on market $275,000 Active 182 DOM
3. 2026-06-17
   days on market $275,000 Active 181 DOM
4. 2026-06-16
   days on market $275,000 Active 180 DOM
5. 2026-06-15
   days on market $275,000 Active 179 DOM
6. 2026-06-13
   days on market $275,000 Active 177 DOM
7. 2026-06-09
   days on market $275,000 Active 173 DOM
8. 2026-06-08
   days on market $275,000 Active 172 DOM
9. 2026-06-07
   days on market $275,000 Active 171 DOM
10. 2026-06-05
    days on market $275,000 Active 168 DOM
11. 2026-06-03
    days on market $275,000 Active 167 DOM
12. 2026-06-02
    days on market $275,000 Active 166 DOM
13. 2026-06-01
    days on market $275,000 Active 165 DOM
14. 2026-05-31
    days on market $275,000 Active 164 DOM
15. 2026-04-16
    price $275,000 417-char remark

    Show marketing remark (416 chars)

    Welcome to 162 Mendoza Ln. Rare property located near downtown Buda! This property offers flexibility and would accommodate a wide range of commercial endeavors. Great location near IH-35 and Downtown Buda offering convenient accessibility for commuters and travelers alike. Utilities are available on the property. See pictures to get an idea just how close property is to the highway and residential neighborhoods.

16. 2026-04-16
    price $275,000 416-char remark

    Show marketing remark (416 chars)

    Welcome to 162 Mendoza Ln. Rare property located near downtown Buda! This property offers flexibility and would accommodate a wide range of commercial endeavors. Great location near IH-35 and Downtown Buda offering convenient accessibility for commuters and travelers alike. Utilities are available on the property. See pictures to get an idea just how close property is to the highway and residential neighborhoods.

17. 2025-12-18
    listed $299,000 Active 417-char remark

    Show marketing remark (416 chars)

    Welcome to 162 Mendoza Ln. Rare property located near downtown Buda! This property offers flexibility and would accommodate a wide range of commercial endeavors. Great location near IH-35 and Downtown Buda offering convenient accessibility for commuters and travelers alike. Utilities are available on the property. See pictures to get an idea just how close property is to the highway and residential neighborhoods.

18. 2025-12-18
    listed $299,000 Active 416-char remark

    Show marketing remark (416 chars)

    Welcome to 162 Mendoza Ln. Rare property located near downtown Buda! This property offers flexibility and would accommodate a wide range of commercial endeavors. Great location near IH-35 and Downtown Buda offering convenient accessibility for commuters and travelers alike. Utilities are available on the property. See pictures to get an idea just how close property is to the highway and residential neighborhoods.

19. 1992-10-17
    soldstatus

ⓘ 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: $6,144 · $512/mo
• Projected year-2 tax: $6,144 · $512/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 4/10 Moderate
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,057
• − Mortgage interest: −$15,404
• − Property taxes: −$6,144
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,245
• − Management: −$2,245
• − Depreciation: −$8,000
• Taxable loss: −$7,355
• Est. tax savings @ 24.0%: +$1,765
• After-tax cash flow: $-894/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 — 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

• Census place: Buda, TX
• County: Hays County · 280,138 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: 611.0

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 0.58)
• 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 · 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: ▼ -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
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-8.0% since first listed

5 events — show timeline

• 2026-04-16 Price Changed $275,000 Unlock MLS
• 2026-04-16 Price Changed $275,000 Unlock MLS
• 2025-12-18 Listed $299,000 Unlock MLS
• 2025-12-18 Listed $299,000 Unlock MLS
• 1992-10-17 Sold (Public Records) — Public Records

Property tax history

+12.6%/yr

Latest (2025): $6,144 · +3.4% YoY. Source: county tax records.