805 Continental Dr · Three Rivers, TX 78071

$70,000

4 bd · 1.0 ba · 1,035 sqft · SingleFamily public records · 263 Days on market

8,276 sqft lot $68/sqft · 48% below area

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 4-bedroom, 1-bath brick home offers a functional layout and strong structure, ready for renovation. With updates being needed, it's a fantastic opportunity for investors or renovators to build equity. Great potential for resale or rental.

Key facts

• 8,276 sq ft lot
• Listed 263 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $872 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#118 in TX, #3,769 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Three Rivers ISD (rural): math 46% / reading 42% proficiency, ranked #287 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 12 units permitted in Live Oak County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $3k appreciation (3.8% local appreciation)).
• Live Oak County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 263 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $70k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: severe wind risk, 99% 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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 263 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.64% ✓
• Cap rate: 21.24%
• Cash-on-cash: 53.37%
• DSCR: 3.37
• GRM: 3.2

CMA / ARV

• ARV (median comp): $169,725
• List price: $70,000
• Delta: -58.76%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1875 Cadillac Dr	0.06mi	3/1.0 (-1)	1,025 (-1%)	24mo	$169,000	$165	71
1704 Hackberry St	0.34mi	3/1.0 (-1)	968 (-6%)	23mo	$42,000	$43	49

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

Projected returns pro-forma

3.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.4%
• Equity multiple: 4.42×
• Total profit: $67,128
• Equity at exit: $34,751

10-year hold

• IRR: 58.3%
• Equity multiple: 9.04×
• Total profit: $157,617
• Equity at exit: $56,257

Cash invested: $19,600 (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 78071

• Home prices YoY: 2.9%
• Active inventory: 58
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$193 /mo · $2,322/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $872

Break-even live

Break-even rent $747

Max offer price $70,000

Occupancy floor 48%

Sensitivity live

Price	-10% $911	-5% $892	+0% $872	+5% $852	+10% $832
Rent	-10% $726	-5% $799	+0% $872	+5% $945	+10% $1,018
Rate	-1.0pp $907	-0.5pp $890	base $872	+0.5pp $854	+1.0pp $835

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2103 Vista Rosa Unit A Three Rivers, TX	3.0	2.0	1248	$1,850	$1.48	14d	1	0.62mi
2105 Vista Rosa Unit B Three Rivers, TX	3.0	2.0	1248	$1,850	$1.48	14d	1	0.63mi

Listing history 28 events

1. 2026-06-21
   days on market $70,000 Active 263 DOM
2. 2026-06-21
   days on market $70,000 Active 262 DOM
3. 2026-06-18
   days on market $70,000 Active 260 DOM
4. 2026-06-17
   days on market $70,000 Active 259 DOM
5. 2026-06-16
   days on market $70,000 Active 258 DOM
6. 2026-06-15
   days on market $70,000 Active 257 DOM
7. 2026-06-15
   days on market $70,000 Active 256 DOM
8. 2026-06-13
   days on market $70,000 Active 255 DOM
9. 2026-06-12
   days on market $70,000 Active 254 DOM
10. 2026-06-09
    days on market $70,000 Active 251 DOM
11. 2026-06-08
    days on market $70,000 Active 250 DOM
12. 2026-06-08
    days on market $70,000 Active 249 DOM
13. 2026-06-05
    days on market $70,000 Active 247 DOM
14. 2026-06-03
    days on market $70,000 Active 245 DOM
15. 2026-06-02
    days on market $70,000 Active 244 DOM
16. 2026-06-01
    days on market $70,000 Active 243 DOM
17. 2026-05-31
    days on market $70,000 Active 242 DOM
18. 2026-02-12
    price $70,000 243-char remark

    Show marketing remark (243 chars)

    This 4-bedroom, 1-bath brick home offers a functional layout and strong structure, ready for renovation. With updates being needed, it's a fantastic opportunity for investors or renovators to build equity. Great potential for resale or rental.

19. 2026-02-11
    status Back on Market 243-char remark

    Show marketing remark (249 chars)

    This 4-bedroom, 1-bath brick home offers a functional layout and strong structure, ready for renovation. With updates being needed, it’s a fantastic opportunity for investors or renovators to build equity. Great potential for resale or rental.

20. 2026-02-11
    status Active 249-char remark

    Show marketing remark (249 chars)

    This 4-bedroom, 1-bath brick home offers a functional layout and strong structure, ready for renovation. With updates being needed, it’s a fantastic opportunity for investors or renovators to build equity. Great potential for resale or rental.

21. 2026-02-11
    price $70,000 249-char remark

    Show marketing remark (249 chars)

    This 4-bedroom, 1-bath brick home offers a functional layout and strong structure, ready for renovation. With updates being needed, it’s a fantastic opportunity for investors or renovators to build equity. Great potential for resale or rental.

22. 2026-02-04
    status Pending 243-char remark

    Show marketing remark (249 chars)

    This 4-bedroom, 1-bath brick home offers a functional layout and strong structure, ready for renovation. With updates being needed, it’s a fantastic opportunity for investors or renovators to build equity. Great potential for resale or rental.

23. 2026-02-04
    status Pending 249-char remark

    Show marketing remark (249 chars)

    This 4-bedroom, 1-bath brick home offers a functional layout and strong structure, ready for renovation. With updates being needed, it’s a fantastic opportunity for investors or renovators to build equity. Great potential for resale or rental.

24. 2025-09-24
    listed $90,000 New 243-char remark

    Show marketing remark (249 chars)

    This 4-bedroom, 1-bath brick home offers a functional layout and strong structure, ready for renovation. With updates being needed, it’s a fantastic opportunity for investors or renovators to build equity. Great potential for resale or rental.

25. 2025-09-24
    listed $90,000 Active 249-char remark

    Show marketing remark (249 chars)

    This 4-bedroom, 1-bath brick home offers a functional layout and strong structure, ready for renovation. With updates being needed, it’s a fantastic opportunity for investors or renovators to build equity. Great potential for resale or rental.

26. 2022-10-31
    soldstatus $46,005
27. 2006-05-16
    soldstatus
28. 2006-04-10
    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: $2,322 · $193/mo
• Projected year-2 tax: $2,322 · $193/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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥113°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $22,200
• − Mortgage interest: −$3,921
• − Property taxes: −$2,322
• − Insurance: −$350
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$2,036
• Taxable income: $10,019
• Est. tax owed @ 24.0%: −$2,404
• After-tax cash flow: $8,057/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: Three Rivers ISD
• NCES district ID: 4842690
• Math proficiency: 46% ▲ 3.00%
• Reading proficiency: 42% ▲ 4.00%
• Median HH income: $47,554
• Composite: 37.6/100
• National rank: #4381
• State rank: #287 of 826 in TX

Livability — Three Rivers

• Score: 76/100
• State rank: #118
• US rank: #3769

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Three Rivers, TX
• Population (ZIP): 3,478

Population outlook (Live Oak County) Hauer SSP2

• Today (2025): 13,886 people
• By 2030: 14,793 · +6.5%
• By 2040: 16,633 · +19.8%
• By 2050: 18,511 · +33.3%
• By 2075: 23,859 · +71.8%
• By 2100: 26,396 · +90.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 56% White 33% Two or more races 14% Black 5%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Romanian 2% Italian 1% Serbian 1%
• Foreign-born: 13% · Canada, China
• Languages at home: 54% English-only · Spanish 45% Tagalog/Filipino 1%

Political lean MEDSL · Live Oak

• 2024 margin: Solid R (+69.6) · D 14.9% · R 84.6%
• 2008→2024 swing: -20.6pp toward R · 2008: -49.0pp · 2024: -69.6pp
• All cycles: 2024: R+69.6 2020: R+66.9 2016: R+63.5 2012: R+54.5 2008: R+49.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.82%
• Current HPI: 134.8309
• 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

+52.2% since first listed

11 events — show timeline

• 2026-02-12 Price Changed $70,000 LERA
• 2026-02-11 Relisted — LERA
• 2026-02-11 Relisted — CBMLS
• 2026-02-11 Price Changed $70,000 CBMLS
• 2026-02-04 Pending — LERA
• 2026-02-04 Pending — CBMLS
• 2025-09-24 Listed $90,000 LERA
• 2025-09-24 Listed $90,000 CBMLS
• 2022-10-31 Sold (Public Records) $46,005 Public Records
• 2006-05-16 Sold (Public Records) — Public Records
• 2006-04-10 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,322 · +5.8% YoY. Source: county tax records.