302 Booster St · Center Point, TX 78010

$249,900

3 bd · 2.0 ba · 1,074 sqft · SingleFamily public records · 26 Days on market

Built 1981 0.32 ac lot $233/sqft · 6% above area Est $236k · 6% over

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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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +6.3/10.0
• Appreciation +5.6/10.0
• ARV discount +4.9/15.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This beautifully updated home offers modern finishes and small-town charm. This updated home has been thoughtfully improved to provide a fresh, clean, and inviting living space ready for you and your family ! The interior features updated flooring, fresh paint, new A/C, New WaterHeater, New Appliances and a functional layout filled with natural light. The kitchen has been refreshed with modern touches and ample workspace, while the bathrooms offer clean, updated finishes. Situated in a peaceful setting, this property provides a quiet lifestyle while still being conveniently located near Kerrville, Texas and the surrounding Hill Country amenities.

Key facts

• Fresh paint
• Natural light
• Ample workspace

Tags

• UPDATED FLOORING
• FRESH PAINT
• FUNCTIONAL LAYOUT
• NATURAL LIGHT
• MODERN TOUCHES
• AMPLE WORKSPACE

Property features AI

Finance

• Financial info: Down payment assistance resource available
• HOA & community: Located in Elmwood Estates (ElMWOOD ESTATES)

Exterior

• Utilities: City water and sewer
• Home design: Wood/siding exterior; South-facing; Pre-owned; Recent rehab
• Construction: Approximately 45 years old; Slab foundation; Composition roof
• Exterior features: Covered patio; 1/4 to 1/2 acre lot

Interior

• Kitchen: Eat-in kitchen (10 x 12)
• Bedrooms: Master bedroom with ceiling fan and additional features noted in remarks (12 x 13); Bedroom 2 (10 x 11); Bedroom 3 (10 x 10)
• Flooring: Saltillo tile; Ceramic tile
• Bathrooms: Two full bathrooms; Master bath with separate tub and shower and single vanity (5 x 8)
• Heating & cooling: Central heating (electric); Central air conditioning; Window air conditioning
• Interior features: Ceiling fans; High ceilings; Living/dining room combination; Eat-in kitchen; All window coverings remain; Washer included; One living area
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 2.3% 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: 75 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 $70k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($246k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,151 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.13% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.84%
• DSCR: 1.48
• GRM: 7.4

CMA / ARV

• ARV (median comp): $236,067
• List price: $249,900
• Delta: 5.86%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.9%
• Equity multiple: 1.66×
• Total profit: $46,283
• Equity at exit: $86,773

10-year hold

• IRR: 16.4%
• Equity multiple: 3.01×
• Total profit: $140,633
• Equity at exit: $116,451

Cash invested: $69,972 (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: 75
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,820 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$181 /mo · $2,170/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $632

Break-even live

Break-even rent $2,020

Max offer price $249,900

Occupancy floor 73%

Sensitivity live

Price	-10% $774	-5% $703	+0% $632	+5% $562	+10% $491
Rent	-10% $410	-5% $521	+0% $632	+5% $744	+10% $855
Rate	-1.0pp $758	-0.5pp $696	base $632	+0.5pp $568	+1.0pp $502

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-18
   historical Active Option 658-char remark
2. 2026-04-30
   listed $249,900 New 658-char remark

ⓘ 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: $2,170 · $181/mo
• Projected year-2 tax: $4,573 · $381/mo
• Expected delta: +$2,403/yr (+$200/mo · 110.7%)

ⓘ 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 7/10 Severe 7 d/yr ≥104°F today · 23 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: $33,840
• − Mortgage interest: −$13,998
• − Property taxes: −$2,170
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,707
• − Management: −$2,707
• − Depreciation: −$7,270
• Taxable income: $3,738
• Est. tax owed @ 24.0%: −$897
• After-tax cash flow: $6,691/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

• 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

3 events — show timeline

• 2026-05-26 Pending — LERA
• 2026-05-18 Contingent — LERA
• 2026-04-30 Listed $249,900 LERA

Property tax history

+6.5%/yr

Latest (2025): $2,170 · +7.5% YoY. Source: county tax records.