302 Tower Rd · Rio Vista, TX 76093

$190,000

3 bd · 2.0 ba · 1,234 sqft · SingleFamily public records · 40 Days on market

Built 1940 9,714 sqft lot $154/sqft · 21% below area Est $240k · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• Appreciation +6.7/10.0
• 1% rule +5.4/10.0
• DSCR +4.1/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bluemountain Texas has put the perfect finishing touches on this home! Great layout and size for a 2 bedroom 2 bath home. New granite countertops in this bright and open kitchen with farm sink and window above. All new stainless steel appliances in kitchen. Master bedroom has vaulted ceilings and a huge master bathroom with jetted tub. Vessel sinks on granite countertops in both bathrooms. Utility room is in perfect location off the back of the master bathroom. All new fixtures, new carpet in bedrooms, fresh exterior and interior paint and new vinyl plank floors in living and kitchen. Metal roof and Trane HVAC unit. Not eligible for FHA financing until February 13th.

Key facts

• Farmhouse sink
• Updated kitchen
• Granite countertops

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• FARMHOUSE SINK
• STAINLESS STEEL APPLIANCES
• OVERSIZED PRIMARY SUITE
• VAULTED CEILINGS

Property features AI

Finance

• Other: Parcel number 126423601010
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Residential property; One level; Not attached; Built in 1940; Deed restrictions
• Construction: Metal roof; Pillar/post/pier foundation
• Exterior features: Lot under 0.5 acre; Subdivision: Hall Add

Interior

• Kitchen: Granite counters; Electric range
• Bedrooms: 2 bedrooms (primary bedroom on main level)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Electric heating; Ceiling fan(s)
• Interior features: Decorative lighting; Granite counters; One living area; One dining area; Electric range

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $14 ($174/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#524 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D+, amenities F, commute F.
• Rio Vista ISD (rural): math 30% / reading 30% proficiency, ranked #588 of 826 in TX (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rio Vista El (math 42% / reading 27%, grade F, #1,995 of 4,322 statewide, top 50%, 486 students, 66% FRL); Rio Vista Middle (math 18% / reading 28%, grade F, #1,327 of 1,662 statewide, top 81%, 212 students, 56% FRL); Rio Vista H S (math 64% / reading 44%, grade C-, #379 of 1,632 statewide, top 26%, 247 students, 43% FRL).
• Market conditions: 73 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 2,152 units permitted in Johnson County in 2024 (76 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.5% local appreciation)).
• Johnson County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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

• Watch-outs: property tax is 3.0% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 6.38%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 8.0

CMA / ARV

• ARV (median comp): $240,442
• List price: $190,000
• Delta: -20.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 W Main St	0.36mi	3/2.0	1,217 (-1%)	6mo	$244,900	$201	76
402 N Cleburne Whitney Rd	0.15mi	3/2.0	1,268 (+3%)	19mo	$325,000	$256	72
413 Whitney Ct	0.14mi	3/2.0	1,392 (+13%)	1mo	$220,000	$158	71
503 Mesquite Dr	0.68mi	3/2.0	1,328 (+8%)	4mo	$170,000	$128	52
408 Mesquite Dr	0.71mi	3/2.0	1,126 (-9%)	0mo	$210,000	$187	52
310 N 1st St	0.22mi	2/1.0 (-1)	1,082 (-12%)	13mo	$124,900	$115	50
411 Lewis St	0.51mi	3/2.0	1,060 (-14%)	20mo	$219,999	$208	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.55×
• Total profit: $28,998
• Equity at exit: $90,764

10-year hold

• IRR: 11.5%
• Equity multiple: 2.81×
• Total profit: $96,125
• Equity at exit: $144,173

Cash invested: $53,200 (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 →

ZIP-level market 76093

• Home prices YoY: 1.5%
• Active inventory: 73
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,978 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$473 /mo · $5,675/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $14

Break-even live

Break-even rent $1,960

Max offer price $190,000

Occupancy floor 94%

Sensitivity live

Price	-10% $122	-5% $68	+0% $14	+5% $-39	+10% $-93
Rent	-10% $-142	-5% $-64	+0% $14	+5% $93	+10% $171
Rate	-1.0pp $110	-0.5pp $63	base $14	+0.5pp $-35	+1.0pp $-85

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 N Cleburne Whitney Rd Rio Vista, TX	3.0	2.0	1195	$2,000	$1.67	3d	1	0.12mi
500 N Cleburne Whitney Rd Rio Vista, TX	3.0	2.0	1195	$2,000	$1.67	0d	1	0.12mi
609 Mesquite Dr Rio Vista, TX	3.0	2.0	1220	$1,750	$1.43	6d	1	0.65mi

Listing history 30 events

1. 2026-06-21
   days on market $190,000 Active 40 DOM
2. 2026-06-18
   days on market $190,000 Active 37 DOM
3. 2026-06-17
   days on market $190,000 Active 36 DOM
4. 2026-06-16
   days on market $190,000 Active 35 DOM
5. 2026-06-15
   days on market $190,000 Active 34 DOM
6. 2026-06-13
   days on market $190,000 Active 32 DOM
7. 2026-06-13
   days on market $190,000 Active 31 DOM
8. 2026-06-09
   days on market $190,000 Active 28 DOM
9. 2026-06-08
   days on market $190,000 Active 27 DOM
10. 2026-06-07
    days on market $190,000 Active 26 DOM
11. 2026-06-04
    days on market $190,000 Active 23 DOM
12. 2026-06-03
    days on market $190,000 Active 22 DOM
13. 2026-06-02
    days on market $190,000 Active 21 DOM
14. 2026-06-01
    days on market $190,000 Active 20 DOM
15. 2026-05-31
    days on market $190,000 Active 19 DOM
16. 2026-05-12
    listed $190,000 Active 1260-char remark
17. 2021-01-22
    soldstatus
18. 2018-06-12
    soldstatus Sold 675-char remark

    Show marketing remark (675 chars)

    Bluemountain Texas has put the perfect finishing touches on this home! Great layout and size for a 2 bedroom 2 bath home. New granite countertops in this bright and open kitchen with farm sink and window above. All new stainless steel appliances in kitchen. Master bedroom has vaulted ceilings and a huge master bathroom with jetted tub. Vessel sinks on granite countertops in both bathrooms. Utility room is in perfect location off the back of the master bathroom. All new fixtures, new carpet in bedrooms, fresh exterior and interior paint and new vinyl plank floors in living and kitchen. Metal roof and Trane HVAC unit. Not eligible for FHA financing until February 13th.

19. 2018-04-24
    status Pending 675-char remark

    Show marketing remark (675 chars)

    Bluemountain Texas has put the perfect finishing touches on this home! Great layout and size for a 2 bedroom 2 bath home. New granite countertops in this bright and open kitchen with farm sink and window above. All new stainless steel appliances in kitchen. Master bedroom has vaulted ceilings and a huge master bathroom with jetted tub. Vessel sinks on granite countertops in both bathrooms. Utility room is in perfect location off the back of the master bathroom. All new fixtures, new carpet in bedrooms, fresh exterior and interior paint and new vinyl plank floors in living and kitchen. Metal roof and Trane HVAC unit. Not eligible for FHA financing until February 13th.

20. 2018-04-20
    historical Active Option Contract 675-char remark

    Show marketing remark (675 chars)

    Bluemountain Texas has put the perfect finishing touches on this home! Great layout and size for a 2 bedroom 2 bath home. New granite countertops in this bright and open kitchen with farm sink and window above. All new stainless steel appliances in kitchen. Master bedroom has vaulted ceilings and a huge master bathroom with jetted tub. Vessel sinks on granite countertops in both bathrooms. Utility room is in perfect location off the back of the master bathroom. All new fixtures, new carpet in bedrooms, fresh exterior and interior paint and new vinyl plank floors in living and kitchen. Metal roof and Trane HVAC unit. Not eligible for FHA financing until February 13th.

21. 2018-04-05
    status Active 675-char remark

    Show marketing remark (675 chars)

    Bluemountain Texas has put the perfect finishing touches on this home! Great layout and size for a 2 bedroom 2 bath home. New granite countertops in this bright and open kitchen with farm sink and window above. All new stainless steel appliances in kitchen. Master bedroom has vaulted ceilings and a huge master bathroom with jetted tub. Vessel sinks on granite countertops in both bathrooms. Utility room is in perfect location off the back of the master bathroom. All new fixtures, new carpet in bedrooms, fresh exterior and interior paint and new vinyl plank floors in living and kitchen. Metal roof and Trane HVAC unit. Not eligible for FHA financing until February 13th.

22. 2018-04-03
    historical Active Option Contract 675-char remark

    Show marketing remark (675 chars)

    Bluemountain Texas has put the perfect finishing touches on this home! Great layout and size for a 2 bedroom 2 bath home. New granite countertops in this bright and open kitchen with farm sink and window above. All new stainless steel appliances in kitchen. Master bedroom has vaulted ceilings and a huge master bathroom with jetted tub. Vessel sinks on granite countertops in both bathrooms. Utility room is in perfect location off the back of the master bathroom. All new fixtures, new carpet in bedrooms, fresh exterior and interior paint and new vinyl plank floors in living and kitchen. Metal roof and Trane HVAC unit. Not eligible for FHA financing until February 13th.

23. 2018-03-12
    status Active 675-char remark

    Show marketing remark (675 chars)

    Bluemountain Texas has put the perfect finishing touches on this home! Great layout and size for a 2 bedroom 2 bath home. New granite countertops in this bright and open kitchen with farm sink and window above. All new stainless steel appliances in kitchen. Master bedroom has vaulted ceilings and a huge master bathroom with jetted tub. Vessel sinks on granite countertops in both bathrooms. Utility room is in perfect location off the back of the master bathroom. All new fixtures, new carpet in bedrooms, fresh exterior and interior paint and new vinyl plank floors in living and kitchen. Metal roof and Trane HVAC unit. Not eligible for FHA financing until February 13th.

24. 2018-03-02
    historical 675-char remark

    Show marketing remark (675 chars)

    Bluemountain Texas has put the perfect finishing touches on this home! Great layout and size for a 2 bedroom 2 bath home. New granite countertops in this bright and open kitchen with farm sink and window above. All new stainless steel appliances in kitchen. Master bedroom has vaulted ceilings and a huge master bathroom with jetted tub. Vessel sinks on granite countertops in both bathrooms. Utility room is in perfect location off the back of the master bathroom. All new fixtures, new carpet in bedrooms, fresh exterior and interior paint and new vinyl plank floors in living and kitchen. Metal roof and Trane HVAC unit. Not eligible for FHA financing until February 13th.

25. 2018-02-09
    status Active 675-char remark

    Show marketing remark (675 chars)

    Bluemountain Texas has put the perfect finishing touches on this home! Great layout and size for a 2 bedroom 2 bath home. New granite countertops in this bright and open kitchen with farm sink and window above. All new stainless steel appliances in kitchen. Master bedroom has vaulted ceilings and a huge master bathroom with jetted tub. Vessel sinks on granite countertops in both bathrooms. Utility room is in perfect location off the back of the master bathroom. All new fixtures, new carpet in bedrooms, fresh exterior and interior paint and new vinyl plank floors in living and kitchen. Metal roof and Trane HVAC unit. Not eligible for FHA financing until February 13th.

26. 2018-02-05
    historical Active Option Contract 675-char remark

    Show marketing remark (675 chars)

    Bluemountain Texas has put the perfect finishing touches on this home! Great layout and size for a 2 bedroom 2 bath home. New granite countertops in this bright and open kitchen with farm sink and window above. All new stainless steel appliances in kitchen. Master bedroom has vaulted ceilings and a huge master bathroom with jetted tub. Vessel sinks on granite countertops in both bathrooms. Utility room is in perfect location off the back of the master bathroom. All new fixtures, new carpet in bedrooms, fresh exterior and interior paint and new vinyl plank floors in living and kitchen. Metal roof and Trane HVAC unit. Not eligible for FHA financing until February 13th.

27. 2018-01-29
    price $124,500 675-char remark

    Show marketing remark (675 chars)

    Bluemountain Texas has put the perfect finishing touches on this home! Great layout and size for a 2 bedroom 2 bath home. New granite countertops in this bright and open kitchen with farm sink and window above. All new stainless steel appliances in kitchen. Master bedroom has vaulted ceilings and a huge master bathroom with jetted tub. Vessel sinks on granite countertops in both bathrooms. Utility room is in perfect location off the back of the master bathroom. All new fixtures, new carpet in bedrooms, fresh exterior and interior paint and new vinyl plank floors in living and kitchen. Metal roof and Trane HVAC unit. Not eligible for FHA financing until February 13th.

28. 2018-01-04
    listed $129,900 Active 675-char remark

    Show marketing remark (675 chars)

    Bluemountain Texas has put the perfect finishing touches on this home! Great layout and size for a 2 bedroom 2 bath home. New granite countertops in this bright and open kitchen with farm sink and window above. All new stainless steel appliances in kitchen. Master bedroom has vaulted ceilings and a huge master bathroom with jetted tub. Vessel sinks on granite countertops in both bathrooms. Utility room is in perfect location off the back of the master bathroom. All new fixtures, new carpet in bedrooms, fresh exterior and interior paint and new vinyl plank floors in living and kitchen. Metal roof and Trane HVAC unit. Not eligible for FHA financing until February 13th.

29. 2017-11-14
    soldstatus
30. 2006-02-14
    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: $5,675 · $473/mo
• Projected year-2 tax: $5,675 · $473/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,741
• − Mortgage interest: −$10,643
• − Property taxes: −$5,675
• − Insurance: −$950
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − Depreciation: −$5,527
• Taxable loss: −$2,853
• Est. tax savings @ 24.0%: +$685
• After-tax cash flow: $859/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: Rio Vista ISD
• NCES district ID: 4837200
• Math proficiency: 30% ▼ -4.00%
• Reading proficiency: 30% ▼ -6.00%
• Median HH income: $56,983
• Composite: 26.88/100
• National rank: #7099
• State rank: #588 of 826 in TX

Livability — Rio Vista

• Score: 67/100
• State rank: #524
• US rank: #10285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rio Vista, TX
• Population (ZIP): 4,193

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 179,678 people
• By 2030: 189,208 · +5.3%
• By 2040: 207,261 · +15.4%
• By 2050: 223,064 · +24.1%
• By 2075: 259,979 · +44.7%
• By 2100: 275,395 · +53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 13% Two or more races 7%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.9% · R 75.3%
• 2008→2024 swing: -3.9pp toward R · 2008: -47.5pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+53.0 2016: R+58.3 2012: R+55.6 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.49%
• Current HPI: 233.603
• Rent YoY: —
• Metro: —
• 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

+46.3% since first listed

15 events — show timeline

• 2026-05-12 Listed $190,000 NTREIS
• 2021-01-22 Sold (Public Records) — Public Records
• 2018-06-12 Sold (MLS) — NTREIS
• 2018-04-24 Pending — NTREIS
• 2018-04-20 Contingent — NTREIS
• 2018-04-05 Relisted — NTREIS
• 2018-04-03 Contingent — NTREIS
• 2018-03-12 Relisted — NTREIS
• 2018-03-02 Listing Removed — NTREIS
• 2018-02-09 Relisted — NTREIS
• 2018-02-05 Contingent — NTREIS
• 2018-01-29 Price Changed $124,500 NTREIS
• 2018-01-04 Listed $129,900 NTREIS
• 2017-11-14 Sold (Public Records) — Public Records
• 2006-02-14 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $5,675 · +0.4% YoY. Source: county tax records.