301 E County Road 2280 · Riviera, TX 78379

$135,799

3 bd · 2.0 ba · 1,895 sqft · SingleFamily public records · 289 Days on market

Built 1972 Poor condition 1.00 ac lot $72/sqft · 27% below area Est $187k · 27% under

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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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• Appreciation +7.0/10.0
• 1% rule +5.5/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

ONE ACRE! We just listed this investment property! Take a look at this 3-bedroom, 2-bathroom property in Riviera, Texas. It is conveniently located along Highway 77 with easy access to Kingsville, Corpus Christi, and Padre Island. It is only a short drive to the beach. This home offers a real coastal living experience. Ideal for those envisioning their dream home near the beach. It is being sold AS IS but has a lot of potential. Don't miss out on this chance to invest in coastal living. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

Key facts

• 1 acre lot
• Built 1972
• Listed 289 days

Tags

• COASTAL LIVING EXPERIENCE
• EASY ACCESS TO KINGSVILLE
• EASY ACCESS TO CORPUS CHRISTI
• EASY ACCESS TO PADRE ISLAND
• SHORT DRIVE TO THE BEACH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $136k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $136k).
• Recommended offer: $120k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#838 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment C-, health & safety C-, crime F.
• Riviera ISD (rural): math 39% / reading 47% proficiency, ranked #318 of 826 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nanny El (math 42% / reading 47%, grade F, #1,155 of 4,322 statewide, top 29%, 176 students, 54% FRL); De La Paz Middle (108 students, 49% FRL); Kaufer H S (math 32% / reading 47%, grade F, #821 of 1,632 statewide, top 53%, 194 students, 48% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 26 active listings in the ZIP; 24 units permitted in Kleberg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($939 loan paydown + $6k appreciation (4.1% local appreciation)).
• Kleberg County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~4 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 289 days — a 12% lower offer ($120k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,503 (12.0% below list)

Questions for the listing agent

1. It's been on market 289 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 1.05% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 7.9

CMA / ARV

• ARV (median comp): $186,646
• List price: $135,799
• Delta: -27.24%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

4.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.1%
• Equity multiple: 2.04×
• Total profit: $39,369
• Equity at exit: $69,425

10-year hold

• IRR: 17.9%
• Equity multiple: 3.88×
• Total profit: $109,645
• Equity at exit: $114,010

Cash invested: $38,024 (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 78379

• Home prices YoY: 4.0%
• Active inventory: 26
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,429 medium
• Mortgage (P&I): −$712
• Tax from tax record: −$122 /mo · $1,467/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $238

Break-even live

Break-even rent $1,128

Max offer price $135,799

Occupancy floor 78%

Sensitivity live

Price	-10% $315	-5% $276	+0% $238	+5% $200	+10% $161
Rent	-10% $125	-5% $182	+0% $238	+5% $294	+10% $351
Rate	-1.0pp $306	-0.5pp $272	base $238	+0.5pp $203	+1.0pp $167

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: $33,950
• Closing costs: $4,074
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-22
   days on market $135,799 Active 289 DOM
2. 2026-06-18
   days on market $135,799 Active 286 DOM
3. 2026-06-17
   days on market $135,799 Active 285 DOM
4. 2026-06-16
   days on market $135,799 Active 284 DOM
5. 2026-06-15
   days on market $135,799 Active 283 DOM
6. 2026-06-14
   days on market $135,799 Active 281 DOM
7. 2026-06-10
   days on market $135,799 Active 278 DOM
8. 2026-06-09
   days on market $135,799 Active 277 DOM
9. 2026-06-08
   days on market $135,799 Active 276 DOM
10. 2026-06-07
    days on market $135,799 Active 275 DOM
11. 2026-06-03
    days on market $135,799 Active 271 DOM
12. 2026-06-02
    days on market $135,799 Active 270 DOM
13. 2026-06-01
    days on market $135,799 Active 269 DOM
14. 2026-05-31
    days on market $135,799 Active 268 DOM
15. 2026-05-30
    days on market $135,799 Active 267 DOM
16. 2025-09-05
    listed $135,799 Active 720-char remark

    Show marketing remark (720 chars)

    ONE ACRE! We just listed this investment property! Take a look at this 3-bedroom, 2-bathroom property in Riviera, Texas. It is conveniently located along Highway 77 with easy access to Kingsville, Corpus Christi, and Padre Island. It is only a short drive to the beach. This home offers a real coastal living experience. Ideal for those envisioning their dream home near the beach. It is being sold AS IS but has a lot of potential. Don't miss out on this chance to invest in coastal living. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

ⓘ 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: $1,467 · $122/mo
• Projected year-2 tax: $2,485 · $207/mo
• Expected delta: +$1,018/yr (+$85/mo · 69.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $17,149
• − Mortgage interest: −$7,607
• − Property taxes: −$1,467
• − Insurance: −$679
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$3,951
• Taxable income: $701
• Est. tax owed @ 24.0%: −$168
• After-tax cash flow: $2,687/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 · 7 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including roof replacement and vegetation trimming, to become move-in ready.

Repairs flagged

• Major roof — The roof has visible damage and missing shingles, indicating a significant issue.
• Major exteriors — The house is surrounded by overgrown vegetation, indicating a lack of maintenance and potential structural issues.

Value-add opportunities

• Both Trimming overgrown vegetation and repairing the roof — These updates would improve the property's appearance and functionality, making it more attractive to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof has visible damage and missing shingles, indicating a significant issue.	Major	$15,000–50,000
exteriors · The house is surrounded by overgrown vegetation, indicating a lack of maintenance and potential structural issues.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Trimming overgrown vegetation and repairing the roof — These updates would improve the property's appearance and functionality, making it more attractive to potential buyers or renters. ↑

ⓘ 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: Riviera ISD
• NCES district ID: 4837320
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 47% ▼ -6.00%
• Median HH income: $45,423
• Composite: 36.51/100
• National rank: #4647
• State rank: #318 of 826 in TX

Livability — Riviera

• Score: 63/100
• State rank: #838
• US rank: #15110

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,800

Population outlook (Kleberg County) Hauer SSP2

• Today (2025): 31,615 people
• By 2030: 32,054 · +1.4%
• By 2040: 33,008 · +4.4%
• By 2050: 34,536 · +9.2%
• By 2075: 40,931 · +29.5%
• By 2100: 46,001 · +45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Hispanic / Latino 54% White 40% Two or more races 37% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 47%
• Common ancestry: Scottish 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 68% English-only · Spanish 32% Korean 1%

Political lean MEDSL · Kleberg

• 2024 margin: R (+12.7) · D 43.3% · R 56.1%
• 2008→2024 swing: -20.0pp toward R · 2008: 7.2pp · 2024: -12.7pp
• All cycles: 2024: R+12.7 2020: R+1.7 2016: D+3.7 2012: D+7.8 2008: D+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.07%
• Current HPI: 106.9483
• 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

1 event — show timeline

• 2025-09-05 Listed $135,799 HARMLS