305 Third St · Center Point, TX 78010

$255,000

3 bd · 2.0 ba · 1,458 sqft · SingleFamily · 249 Days on market

Built 1975 Good condition 0.30 ac lot $175/sqft · at area comps Est $252k · at est. ↓ 5% since listing

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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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +6.9/15.0
• 1% rule +6.8/10.0
• Appreciation +5.6/10.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

Check out this 3 bedroom, 2 bath home in Center Point. Located on a corner lot with low traffic, this is an affordable home, perfect for first time buyers, retirees, or a family with kids. .. it's within walking distance to Center Point schools! There's a storage shed at the back corner of the 1/3 acre lot and a little cabin style playhouse out back. There have been several updates completed in 2025; fresh interior paint, new carpet in bedrooms, new roof, new water heater, and a new air handler. Make an appointment today and make this your new home.

Key facts

• New carpet
• Storage shed
• Fresh interior paint

Tags

• CORNER LOT
• WALKING DISTANCE TO SCHOOLS
• STORAGE SHED
• CABIN STYLE PLAYHOUSE
• FRESH INTERIOR PAINT
• NEW CARPET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 1.9% 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 B — 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.
• 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 $5k of equity ($2k loan paydown + $3k 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 $71k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, 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 249 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 249 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (median comp): $251,611
• List price: $255,000
• Delta: 1.35%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.4%
• Equity multiple: 1.63×
• Total profit: $45,258
• Equity at exit: $88,544

10-year hold

• IRR: 15.9%
• Equity multiple: 2.95×
• Total profit: $139,487
• Equity at exit: $118,828

Cash invested: $71,400 (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: 7.1×

Monthly cashflow live

• Estimated rent: $3,007 medium
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,825/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $613

Break-even live

Break-even rent $2,231

Max offer price $255,000

Occupancy floor 75%

Sensitivity live

Price	-10% $789	-5% $701	+0% $613	+5% $525	+10% $437
Rent	-10% $375	-5% $494	+0% $613	+5% $732	+10% $851
Rate	-1.0pp $741	-0.5pp $678	base $613	+0.5pp $547	+1.0pp $480

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $255,000 Active 249 DOM
2. 2026-06-18
   days on market $255,000 Active 248 DOM
3. 2026-06-17
   days on market $255,000 Active 247 DOM
4. 2026-06-16
   days on market $255,000 Active 246 DOM
5. 2026-06-15
   days on market $255,000 Active 245 DOM
6. 2026-06-14
   days on market $255,000 Active 243 DOM
7. 2026-06-12
   days on market $255,000 Active 242 DOM
8. 2026-06-09
   days on market $255,000 Active 239 DOM
9. 2026-06-08
   days on market $255,000 Active 238 DOM
10. 2026-06-07
    days on market $255,000 Active 237 DOM
11. 2026-06-05
    days on market $255,000 Active 234 DOM
12. 2026-06-03
    days on market $255,000 Active 233 DOM
13. 2026-06-02
    days on market $255,000 Active 232 DOM
14. 2026-06-01
    days on market $255,000 Active 231 DOM
15. 2026-05-31
    days on market $255,000 Active 230 DOM
16. 2026-05-30
    days on market $255,000 Active 229 DOM
17. 2026-04-13
    price $255,000 555-char remark

    Show marketing remark (555 chars)

    Check out this 3 bedroom, 2 bath home in Center Point. Located on a corner lot with low traffic, this is an affordable home, perfect for first time buyers, retirees, or a family with kids. .. it's within walking distance to Center Point schools! There's a storage shed at the back corner of the 1/3 acre lot and a little cabin style playhouse out back. There have been several updates completed in 2025; fresh interior paint, new carpet in bedrooms, new roof, new water heater, and a new air handler. Make an appointment today and make this your new home.

18. 2025-12-01
    price $259,900 555-char remark

    Show marketing remark (555 chars)

    Check out this 3 bedroom, 2 bath home in Center Point. Located on a corner lot with low traffic, this is an affordable home, perfect for first time buyers, retirees, or a family with kids. .. it's within walking distance to Center Point schools! There's a storage shed at the back corner of the 1/3 acre lot and a little cabin style playhouse out back. There have been several updates completed in 2025; fresh interior paint, new carpet in bedrooms, new roof, new water heater, and a new air handler. Make an appointment today and make this your new home.

19. 2025-10-13
    listed $268,000 Active 555-char remark

    Show marketing remark (555 chars)

    Check out this 3 bedroom, 2 bath home in Center Point. Located on a corner lot with low traffic, this is an affordable home, perfect for first time buyers, retirees, or a family with kids. .. it's within walking distance to Center Point schools! There's a storage shed at the back corner of the 1/3 acre lot and a little cabin style playhouse out back. There have been several updates completed in 2025; fresh interior paint, new carpet in bedrooms, new roof, new water heater, and a new air handler. Make an appointment today and make this your new home.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $36,080
• − Mortgage interest: −$14,284
• − Property taxes: −$3,825
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,886
• − Management: −$2,886
• − Depreciation: −$7,418
• Taxable income: $3,505
• Est. tax owed @ 24.0%: −$841
• After-tax cash flow: $6,515/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This 3-bedroom, 2-bath home in Center Point, TX is in good condition with recent updates. It has a good roof, fresh paint, and a good exterior. The kitchen and bathrooms need some updates to modernize the space and add value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — slight wear
• Minor kitchen countertops — slight wear
• Minor bathroom flooring — slight wear

Value-add opportunities

• Resale new kitchen cabinets and countertops — modernizes kitchen and adds value
• Resale new bathroom fixtures — modernizes bathroom and adds value
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · slight wear	Minor	$500–3,000
kitchen countertops · slight wear	Minor	$500–3,000
bathroom flooring · slight wear	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale new kitchen cabinets and countertops — modernizes kitchen and adds value ↑
• Resale new bathroom fixtures — modernizes bathroom and adds value ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Center Point, TX
• 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

-4.9% since first listed

3 events — show timeline

• 2026-04-13 Price Changed $255,000 KVMLS
• 2025-12-01 Price Changed $259,900 KVMLS
• 2025-10-13 Listed $268,000 KVMLS