186 Oak Rdg · Center Point, TX 78010

$329,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily · 634 Days on market

Built 1988 1.04 ac lot $286/sqft · 63% below area ↓ 6% since listing

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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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Appreciation +5.6/10.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 bedroom and 2 full bathroom home in center point! Come take a look at all the potential this home and property has to offer! 1,152 sq ft home, new septic installed June 2024, new hot water heater and A/C installed in 2023. Home was a rental property for many years and needs to be updated. Property has a 4-car carport and there is also a detached building that can easily be turned into another home / guest house. Kitchen and full bathroom in place and needs to be completed. Great for Airbnb income. A lot of endless possibilities with no restrictions and sits on 1.04 acres. Seller is selling AS IS! Call to schedule your showing today!

Key facts

• 1.04 acre lot
• Garage
• Built 1988

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/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 $284k (13.8% below list).
• Recommended offer: $284k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 2.0% in Center Point — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Center Point ISD (rural): math 36% / reading 47% proficiency, ranked #359 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Center Point El (math 42% / reading 37%, grade F, #1,545 of 4,322 statewide, top 38%, 265 students, 75% FRL); Center Point Middle (math 32% / reading 47%, grade F, #660 of 1,662 statewide, top 41%, 109 students, 74% FRL); Center Point H S (math 24% / reading 64%, grade F, #652 of 1,632 statewide, top 43%, 175 students, 65% FRL).
• Market conditions: 73 active listings in the ZIP; 422 units permitted in Kerr County in 2024 (322 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $4k appreciation (1.1% local appreciation)).
• Kerr County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $92k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 6, 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 634 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; moderate 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 $283,559 (13.8% below list)

Questions for the listing agent

1. It's been on market 634 days. Have you received any prior offers? Is the seller open to a 14% 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. 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: 0.86% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.15%
• DSCR: 1.18
• GRM: 9.7

CMA / ARV

• ARV (median comp): $887,998
• List price: $329,000
• Delta: -62.95%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.30×
• Total profit: $28,057
• Equity at exit: $114,239

10-year hold

• IRR: 10.1%
• Equity multiple: 2.24×
• Total profit: $113,846
• Equity at exit: $153,311

Cash invested: $92,120 (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 78010

• Home prices YoY: 0.5%
• Active inventory: 73
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,836 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$59 /mo · $714/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $318

Break-even live

Break-even rent $2,433

Max offer price $329,000

Occupancy floor 84%

Sensitivity live

Price	-10% $504	-5% $411	+0% $318	+5% $225	+10% $-261
Rent	-10% $94	-5% $206	+0% $318	+5% $430	+10% $542
Rate	-1.0pp $484	-0.5pp $402	base $318	+0.5pp $233	+1.0pp $146

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-12
   days on market $329,000 Active 634 DOM
2. 2026-06-09
   days on market $329,000 Active 631 DOM
3. 2026-06-08
   days on market $329,000 Active 630 DOM
4. 2026-06-07
   days on market $329,000 Active 629 DOM
5. 2026-06-05
   days on market $329,000 Active 626 DOM
6. 2026-06-03
   days on market $329,000 Active 625 DOM
7. 2026-06-02
   days on market $329,000 Active 624 DOM
8. 2026-06-01
   days on market $329,000 Active 623 DOM
9. 2026-05-31
   days on market $329,000 Active 622 DOM
10. 2026-05-30
    days on market $329,000 Active 621 DOM
11. 2025-09-15
    status Back on Market 642-char remark

    Show marketing remark (642 chars)

    3 bedroom and 2 full bathroom home in center point! Come take a look at all the potential this home and property has to offer! 1,152 sq ft home, new septic installed June 2024, new hot water heater and A/C installed in 2023. Home was a rental property for many years and needs to be updated. Property has a 4-car carport and there is also a detached building that can easily be turned into another home / guest house. Kitchen and full bathroom in place and needs to be completed. Great for Airbnb income. A lot of endless possibilities with no restrictions and sits on 1.04 acres. Seller is selling AS IS! Call to schedule your showing today!

12. 2025-09-12
    historical 642-char remark

    Show marketing remark (642 chars)

    3 bedroom and 2 full bathroom home in center point! Come take a look at all the potential this home and property has to offer! 1,152 sq ft home, new septic installed June 2024, new hot water heater and A/C installed in 2023. Home was a rental property for many years and needs to be updated. Property has a 4-car carport and there is also a detached building that can easily be turned into another home / guest house. Kitchen and full bathroom in place and needs to be completed. Great for Airbnb income. A lot of endless possibilities with no restrictions and sits on 1.04 acres. Seller is selling AS IS! Call to schedule your showing today!

13. 2025-08-13
    status Back on Market 642-char remark

    Show marketing remark (642 chars)

    3 bedroom and 2 full bathroom home in center point! Come take a look at all the potential this home and property has to offer! 1,152 sq ft home, new septic installed June 2024, new hot water heater and A/C installed in 2023. Home was a rental property for many years and needs to be updated. Property has a 4-car carport and there is also a detached building that can easily be turned into another home / guest house. Kitchen and full bathroom in place and needs to be completed. Great for Airbnb income. A lot of endless possibilities with no restrictions and sits on 1.04 acres. Seller is selling AS IS! Call to schedule your showing today!

14. 2025-07-15
    historical 642-char remark

    Show marketing remark (642 chars)

    3 bedroom and 2 full bathroom home in center point! Come take a look at all the potential this home and property has to offer! 1,152 sq ft home, new septic installed June 2024, new hot water heater and A/C installed in 2023. Home was a rental property for many years and needs to be updated. Property has a 4-car carport and there is also a detached building that can easily be turned into another home / guest house. Kitchen and full bathroom in place and needs to be completed. Great for Airbnb income. A lot of endless possibilities with no restrictions and sits on 1.04 acres. Seller is selling AS IS! Call to schedule your showing today!

15. 2025-01-21
    price $329,000 642-char remark

    Show marketing remark (642 chars)

    3 bedroom and 2 full bathroom home in center point! Come take a look at all the potential this home and property has to offer! 1,152 sq ft home, new septic installed June 2024, new hot water heater and A/C installed in 2023. Home was a rental property for many years and needs to be updated. Property has a 4-car carport and there is also a detached building that can easily be turned into another home / guest house. Kitchen and full bathroom in place and needs to be completed. Great for Airbnb income. A lot of endless possibilities with no restrictions and sits on 1.04 acres. Seller is selling AS IS! Call to schedule your showing today!

16. 2024-08-15
    listed $349,000 New 642-char remark

    Show marketing remark (642 chars)

    3 bedroom and 2 full bathroom home in center point! Come take a look at all the potential this home and property has to offer! 1,152 sq ft home, new septic installed June 2024, new hot water heater and A/C installed in 2023. Home was a rental property for many years and needs to be updated. Property has a 4-car carport and there is also a detached building that can easily be turned into another home / guest house. Kitchen and full bathroom in place and needs to be completed. Great for Airbnb income. A lot of endless possibilities with no restrictions and sits on 1.04 acres. Seller is selling AS IS! Call to schedule your showing today!

ⓘ 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: $714 · $59/mo
• Projected year-2 tax: $6,021 · $502/mo
• Expected delta: +$5,307/yr (+$442/mo · 743.7%)

ⓘ 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 ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $34,027
• − Mortgage interest: −$18,429
• − Property taxes: −$714
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,722
• − Management: −$2,722
• − Depreciation: −$9,571
• Taxable loss: −$1,776
• Est. tax savings @ 24.0%: +$426
• After-tax cash flow: $4,245/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: Center Point ISD
• NCES district ID: 4813350
• Math proficiency: 36% ▼ -11.00%
• Reading proficiency: 47% ▲ 4.00%
• Median HH income: $47,127
• Composite: 35.42/100
• National rank: #4939
• State rank: #359 of 826 in TX

Livability — Center Point

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,819

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Hispanic / Latino 38% Two or more races 26% Asian 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Romanian 5% Lithuanian 2% Serbian 2%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 70% English-only · Spanish 30%

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: ▲ 1.11%
• Current HPI: 226.9684
• 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

-5.7% since first listed

6 events — show timeline

• 2025-09-15 Relisted — LERA
• 2025-09-12 Listing Removed — LERA
• 2025-08-13 Relisted — LERA
• 2025-07-15 Listing Removed — LERA
• 2025-01-21 Price Changed $329,000 LERA
• 2024-08-15 Listed $349,000 LERA

Property tax history

+2.1%/yr

Latest (2025): $714 · +6.7% YoY. Source: county tax records.