1161 Davis CT Ct · Rio Vista, TX 76093

$159,999

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 107 Days on market

Built 1978 4.00 ac lot

---

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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• 1% rule +5.4/10.0
• 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

4 Acres with Pond; Country Living Just 1 Minute from Town! 1161 Davis Court in Rio Vista; Discover the perfect blend of peaceful country living and small-town convenience! This beautiful 4-acre property offers space, utilities in place, and endless possibilities. Property Highlights: • 4 scenic acres with a pond that holds water year-round • Water hookup with co-op • Electricity and sewer already on site • Some flood plain near the creek (adds character and privacy to the property) • Gently elevated areas ideal for building Existing Home: A small 2-bedroom, 1-bath mobile home sits on the property, featuring a gas stove with propane already connected and ready to go. • Fix it up and live in it • Use it while you build your dream home on the hill • Or remove it and start fresh Location Perks: • Just 1 minute from the school • 1 minute from town amenities • Enjoy the privacy of the country while staying close to everything Whether you're looking to build, invest, or create your own private retreat, this property offers flexibility, utilities in place, and a rare combination of acreage and convenience. Ready to make your move to the country? House is livable, home is sold as is seller will not do any repairs

Key facts

• Utilities in place
• 4 acres with pond
• 1 minute from school

Tags

• 4 ACRES WITH POND
• UTILITIES IN PLACE
• GENTLY ELEVATED AREAS
• 1 MINUTE FROM SCHOOL
• 1 MINUTE FROM TOWN AMENITIES
• PRIVACY OF THE COUNTRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% 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+, schools D-, amenities 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.
• Market conditions: 73 active listings in the ZIP; 2,152 units permitted in Johnson County in 2024 (76 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k 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 $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,599 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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: 8.68%
• Cash-on-cash: 8.54%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.7%
• Equity multiple: 1.98×
• Total profit: $43,760
• Equity at exit: $76,432

10-year hold

• IRR: 17.8%
• Equity multiple: 3.73×
• Total profit: $122,166
• Equity at exit: $121,408

Cash invested: $44,800 (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: $1,663 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $319

Break-even live

Break-even rent $1,260

Max offer price $159,999

Occupancy floor 76%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $159,999 Active 107 DOM
2. 2026-06-17
   days on market $159,999 Active 106 DOM
3. 2026-06-16
   days on market $159,999 Active 105 DOM
4. 2026-06-15
   days on market $159,999 Active 104 DOM
5. 2026-06-13
   days on market $159,999 Active 102 DOM
6. 2026-06-13
   days on market $159,999 Active 101 DOM
7. 2026-06-09
   days on market $159,999 Active 98 DOM
8. 2026-06-08
   days on market $159,999 Active 97 DOM
9. 2026-06-07
   days on market $159,999 Active 96 DOM
10. 2026-06-04
    days on market $159,999 Active 93 DOM
11. 2026-06-03
    days on market $159,999 Active 92 DOM
12. 2026-06-02
    days on marketlisting id $159,999 Active 91 DOM
13. 2026-06-01
    days on market $159,999 Active 90 DOM
14. 2026-05-31
    days on market $159,999 Active 89 DOM
15. 2026-05-19
    price $159,999 1301-char remark

    Show marketing remark (1230 chars)

    4 Acres with Pond; Country Living Just 1 Minute from Town! 1161 Davis Court in Rio Vista; Discover the perfect blend of peaceful country living and small-town convenience! This beautiful 4-acre property offers space, utilities in place, and endless possibilities. Property Highlights: • 4 scenic acres with a pond that holds water year-round • Water hookup with co-op • Electricity and sewer already on site • Some flood plain near the creek (adds character and privacy to the property) • Gently elevated areas ideal for building Existing Home: A small 2-bedroom, 1-bath mobile home sits on the property, featuring a gas stove with propane already connected and ready to go. • Fix it up and live in it • Use it while you build your dream home on the hill • Or remove it and start fresh Location Perks: • Just 1 minute from the school • 1 minute from town amenities • Enjoy the privacy of the country while staying close to everything Whether you're looking to build, invest, or create your own private retreat, this property offers flexibility, utilities in place, and a rare combination of acreage and convenience. Ready to make your move to the country?

16. 2026-05-19
    price $159,999 1230-char remark

    Show marketing remark (1230 chars)

    4 Acres with Pond; Country Living Just 1 Minute from Town! 1161 Davis Court in Rio Vista; Discover the perfect blend of peaceful country living and small-town convenience! This beautiful 4-acre property offers space, utilities in place, and endless possibilities. Property Highlights: • 4 scenic acres with a pond that holds water year-round • Water hookup with co-op • Electricity and sewer already on site • Some flood plain near the creek (adds character and privacy to the property) • Gently elevated areas ideal for building Existing Home: A small 2-bedroom, 1-bath mobile home sits on the property, featuring a gas stove with propane already connected and ready to go. • Fix it up and live in it • Use it while you build your dream home on the hill • Or remove it and start fresh Location Perks: • Just 1 minute from the school • 1 minute from town amenities • Enjoy the privacy of the country while staying close to everything Whether you're looking to build, invest, or create your own private retreat, this property offers flexibility, utilities in place, and a rare combination of acreage and convenience. Ready to make your move to the country?

17. 2026-03-25
    soldstatus
18. 2026-03-03
    listed $160,000 Active 1301-char remark

    Show marketing remark (1230 chars)

    4 Acres with Pond; Country Living Just 1 Minute from Town! 1161 Davis Court in Rio Vista; Discover the perfect blend of peaceful country living and small-town convenience! This beautiful 4-acre property offers space, utilities in place, and endless possibilities. Property Highlights: • 4 scenic acres with a pond that holds water year-round • Water hookup with co-op • Electricity and sewer already on site • Some flood plain near the creek (adds character and privacy to the property) • Gently elevated areas ideal for building Existing Home: A small 2-bedroom, 1-bath mobile home sits on the property, featuring a gas stove with propane already connected and ready to go. • Fix it up and live in it • Use it while you build your dream home on the hill • Or remove it and start fresh Location Perks: • Just 1 minute from the school • 1 minute from town amenities • Enjoy the privacy of the country while staying close to everything Whether you're looking to build, invest, or create your own private retreat, this property offers flexibility, utilities in place, and a rare combination of acreage and convenience. Ready to make your move to the country?

19. 2026-03-03
    listed $160,000 Active 1230-char remark

    Show marketing remark (1230 chars)

    4 Acres with Pond; Country Living Just 1 Minute from Town! 1161 Davis Court in Rio Vista; Discover the perfect blend of peaceful country living and small-town convenience! This beautiful 4-acre property offers space, utilities in place, and endless possibilities. Property Highlights: • 4 scenic acres with a pond that holds water year-round • Water hookup with co-op • Electricity and sewer already on site • Some flood plain near the creek (adds character and privacy to the property) • Gently elevated areas ideal for building Existing Home: A small 2-bedroom, 1-bath mobile home sits on the property, featuring a gas stove with propane already connected and ready to go. • Fix it up and live in it • Use it while you build your dream home on the hill • Or remove it and start fresh Location Perks: • Just 1 minute from the school • 1 minute from town amenities • Enjoy the privacy of the country while staying close to everything Whether you're looking to build, invest, or create your own private retreat, this property offers flexibility, utilities in place, and a rare combination of acreage and convenience. Ready to make your move to the country?

ⓘ 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: $1,072 · $89/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$1,856/yr (+$155/mo · 173.2%)

ⓘ 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 5 d/yr ≥109°F today · 18 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: $19,958
• − Mortgage interest: −$8,962
• − Property taxes: −$1,072
• − Insurance: −$800
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$4,655
• Taxable income: $1,276
• Est. tax owed @ 24.0%: −$306
• After-tax cash flow: $3,520/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

• 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

-0.0% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $159,999 NTREIS
• 2026-05-19 Price Changed $159,999 NTREIS
• 2026-03-25 Sold (Public Records) — Public Records
• 2026-03-03 Listed $160,000 NTREIS
• 2026-03-03 Listed $160,000 NTREIS

Property tax history

+5.3%/yr

Latest (2025): $1,072 · +10.7% YoY. Source: county tax records.