106 E Mari-b Dr · Center Point, TX 78010

$420,000

3 bd · 1.5 ba · 1,040 sqft · SingleFamily public records · 385 Days on market

Built 1982

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Why this score? — see what drove the D- 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 +9.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +3.5/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0

Listing remarks MLS

22.65 acres in Kerr County, Texas Located just outside charming Center Point, Texas, this 22 acre property features amazing views of the picturesque Texas Hill Country. Enjoy Turkey and Deer which thrive amongst the Elm, Walnut, Pecan and Oak trees. This scenic property is currently set with a small home, horse corral, barn/RV Storage including Hook-Ups, making this the perfect place to create your ideal piece of Texas. With close access to Kerrville, Comfort, Bandera and Fredericksburg, you can enjoy the serenity of country living and friendly surrounding communities, with the convenience of modern amenities! San Antonio is less than one hour away, meaning you are never far from abundant shopping, prime restaurants, and lively entertainment. Property currently Ag Exempt for Bee Production and has endless opportunities for anyone looking to purchase their future retirement home with multiple build sites or a weekend getaway.

Key facts

• Barn rv storage
• Amazing views
• Texas hill country

Tags

• 22 ACRES
• AMAZING VIEWS
• TEXAS HILL COUNTRY
• HORSE CORRAL
• BARN RV STORAGE
• HOOK UPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $-326 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $362k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (32.6% below list).
• Recommended offer: $283k (32.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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 D — 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 $8k of equity ($3k loan paydown + $5k appreciation (1.1% local appreciation)).
• Kerr County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 385 days — a 12% lower offer ($370k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $130k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $283,205 (32.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 385 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.67% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.33%
• DSCR: 0.85
• GRM: 12.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.8%
• Equity multiple: 0.91×
• Total profit: $-10,792
• Equity at exit: $145,837

10-year hold

• IRR: 3.1%
• Equity multiple: 1.38×
• Total profit: $44,886
• Equity at exit: $195,717

Cash invested: $117,600 (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: 12.4×

Monthly cashflow live

• Estimated rent: $2,832 medium
• Mortgage (P&I): −$2,203
• Tax from tax record: −$186 /mo · $2,234/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $-326

Break-even live

Break-even rent $3,245

Max offer price $362,338

Occupancy floor —

Sensitivity live

Price	-10% $-89	-5% $-208	+0% $-326	+5% $-445	+10% $-564
Rent	-10% $-550	-5% $-438	+0% $-326	+5% $-215	+10% $-103
Rate	-1.0pp $-115	-0.5pp $-220	base $-326	+0.5pp $-435	+1.0pp $-546

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-19
   days on market $420,000 Active 385 DOM
2. 2026-06-18
   days on market $420,000 Active 384 DOM
3. 2026-06-17
   days on market $420,000 Active 383 DOM
4. 2026-06-16
   days on market $420,000 Active 382 DOM
5. 2026-06-15
   days on market $420,000 Active 381 DOM
6. 2026-06-14
   days on market $420,000 Active 379 DOM
7. 2026-06-12
   days on market $420,000 Active 378 DOM
8. 2026-06-09
   days on market $420,000 Active 375 DOM
9. 2026-06-08
   days on market $420,000 Active 374 DOM
10. 2026-06-07
    days on market $420,000 Active 373 DOM
11. 2026-06-05
    days on market $420,000 Active 370 DOM
12. 2026-06-03
    days on market $420,000 Active 369 DOM
13. 2026-06-02
    days on market $420,000 Active 368 DOM
14. 2026-06-01
    days on market $420,000 Active 367 DOM
15. 2026-05-31
    days on market $420,000 Active 366 DOM
16. 2026-05-30
    days on market $420,000 Active 365 DOM
17. 2026-03-08
    price $420,000 939-char remark

    Show marketing remark (939 chars)

    22.65 acres in Kerr County, Texas Located just outside charming Center Point, Texas, this 22 acre property features amazing views of the picturesque Texas Hill Country. Enjoy Turkey and Deer which thrive amongst the Elm, Walnut, Pecan and Oak trees. This scenic property is currently set with a small home, horse corral, barn/RV Storage including Hook-Ups, making this the perfect place to create your ideal piece of Texas. With close access to Kerrville, Comfort, Bandera and Fredericksburg, you can enjoy the serenity of country living and friendly surrounding communities, with the convenience of modern amenities! San Antonio is less than one hour away, meaning you are never far from abundant shopping, prime restaurants, and lively entertainment. Property currently Ag Exempt for Bee Production and has endless opportunities for anyone looking to purchase their future retirement home with multiple build sites or a weekend getaway.

18. 2026-01-29
    price $469,000 939-char remark

    Show marketing remark (939 chars)

    22.65 acres in Kerr County, Texas Located just outside charming Center Point, Texas, this 22 acre property features amazing views of the picturesque Texas Hill Country. Enjoy Turkey and Deer which thrive amongst the Elm, Walnut, Pecan and Oak trees. This scenic property is currently set with a small home, horse corral, barn/RV Storage including Hook-Ups, making this the perfect place to create your ideal piece of Texas. With close access to Kerrville, Comfort, Bandera and Fredericksburg, you can enjoy the serenity of country living and friendly surrounding communities, with the convenience of modern amenities! San Antonio is less than one hour away, meaning you are never far from abundant shopping, prime restaurants, and lively entertainment. Property currently Ag Exempt for Bee Production and has endless opportunities for anyone looking to purchase their future retirement home with multiple build sites or a weekend getaway.

19. 2025-10-30
    price $484,000 939-char remark

    Show marketing remark (939 chars)

    22.65 acres in Kerr County, Texas Located just outside charming Center Point, Texas, this 22 acre property features amazing views of the picturesque Texas Hill Country. Enjoy Turkey and Deer which thrive amongst the Elm, Walnut, Pecan and Oak trees. This scenic property is currently set with a small home, horse corral, barn/RV Storage including Hook-Ups, making this the perfect place to create your ideal piece of Texas. With close access to Kerrville, Comfort, Bandera and Fredericksburg, you can enjoy the serenity of country living and friendly surrounding communities, with the convenience of modern amenities! San Antonio is less than one hour away, meaning you are never far from abundant shopping, prime restaurants, and lively entertainment. Property currently Ag Exempt for Bee Production and has endless opportunities for anyone looking to purchase their future retirement home with multiple build sites or a weekend getaway.

20. 2025-09-04
    price $499,000 939-char remark

    Show marketing remark (939 chars)

    22.65 acres in Kerr County, Texas Located just outside charming Center Point, Texas, this 22 acre property features amazing views of the picturesque Texas Hill Country. Enjoy Turkey and Deer which thrive amongst the Elm, Walnut, Pecan and Oak trees. This scenic property is currently set with a small home, horse corral, barn/RV Storage including Hook-Ups, making this the perfect place to create your ideal piece of Texas. With close access to Kerrville, Comfort, Bandera and Fredericksburg, you can enjoy the serenity of country living and friendly surrounding communities, with the convenience of modern amenities! San Antonio is less than one hour away, meaning you are never far from abundant shopping, prime restaurants, and lively entertainment. Property currently Ag Exempt for Bee Production and has endless opportunities for anyone looking to purchase their future retirement home with multiple build sites or a weekend getaway.

21. 2025-07-03
    price $522,025 939-char remark

    Show marketing remark (939 chars)

    22.65 acres in Kerr County, Texas Located just outside charming Center Point, Texas, this 22 acre property features amazing views of the picturesque Texas Hill Country. Enjoy Turkey and Deer which thrive amongst the Elm, Walnut, Pecan and Oak trees. This scenic property is currently set with a small home, horse corral, barn/RV Storage including Hook-Ups, making this the perfect place to create your ideal piece of Texas. With close access to Kerrville, Comfort, Bandera and Fredericksburg, you can enjoy the serenity of country living and friendly surrounding communities, with the convenience of modern amenities! San Antonio is less than one hour away, meaning you are never far from abundant shopping, prime restaurants, and lively entertainment. Property currently Ag Exempt for Bee Production and has endless opportunities for anyone looking to purchase their future retirement home with multiple build sites or a weekend getaway.

22. 2025-06-17
    price $549,500 939-char remark

    Show marketing remark (939 chars)

    22.65 acres in Kerr County, Texas Located just outside charming Center Point, Texas, this 22 acre property features amazing views of the picturesque Texas Hill Country. Enjoy Turkey and Deer which thrive amongst the Elm, Walnut, Pecan and Oak trees. This scenic property is currently set with a small home, horse corral, barn/RV Storage including Hook-Ups, making this the perfect place to create your ideal piece of Texas. With close access to Kerrville, Comfort, Bandera and Fredericksburg, you can enjoy the serenity of country living and friendly surrounding communities, with the convenience of modern amenities! San Antonio is less than one hour away, meaning you are never far from abundant shopping, prime restaurants, and lively entertainment. Property currently Ag Exempt for Bee Production and has endless opportunities for anyone looking to purchase their future retirement home with multiple build sites or a weekend getaway.

23. 2025-05-30
    listed $550,000 New 939-char remark

    Show marketing remark (939 chars)

    22.65 acres in Kerr County, Texas Located just outside charming Center Point, Texas, this 22 acre property features amazing views of the picturesque Texas Hill Country. Enjoy Turkey and Deer which thrive amongst the Elm, Walnut, Pecan and Oak trees. This scenic property is currently set with a small home, horse corral, barn/RV Storage including Hook-Ups, making this the perfect place to create your ideal piece of Texas. With close access to Kerrville, Comfort, Bandera and Fredericksburg, you can enjoy the serenity of country living and friendly surrounding communities, with the convenience of modern amenities! San Antonio is less than one hour away, meaning you are never far from abundant shopping, prime restaurants, and lively entertainment. Property currently Ag Exempt for Bee Production and has endless opportunities for anyone looking to purchase their future retirement home with multiple build sites or a weekend getaway.

24. 2025-04-21
    price $546,250
25. 2025-03-11
    price $575,000
26. 2025-02-02
    price $599,000
27. 2023-11-19
    historical
28. 2023-08-25
    price $650,000
29. 2023-08-03
    price $674,500
30. 2023-06-23
    price $675,000
31. 2023-06-04
    price $734,999
32. 2023-05-08
    listed $750,000 New
33. 2018-07-30
    soldstatus
34. 2018-07-30
    soldstatus
35. 2018-01-12
    listed $299,000
36. 2018-01-12
    listed $299,000

ⓘ 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: $2,234 · $186/mo
• Projected year-2 tax: $7,686 · $640/mo
• Expected delta: +$5,452/yr (+$454/mo · 244.0%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $33,985
• − Mortgage interest: −$23,527
• − Property taxes: −$2,234
• − Insurance: −$2,100
• − Repairs & maintenance: −$2,719
• − Management: −$2,719
• − Depreciation: −$12,218
• Taxable loss: −$11,532
• Est. tax savings @ 24.0%: +$2,768
• After-tax cash flow: $-1,149/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

+40.5% since first listed

20 events — show timeline

• 2026-03-08 Price Changed $420,000 LERA
• 2026-01-29 Price Changed $469,000 LERA
• 2025-10-30 Price Changed $484,000 LERA
• 2025-09-04 Price Changed $499,000 LERA
• 2025-07-03 Price Changed $522,025 LERA
• 2025-06-17 Price Changed $549,500 LERA
• 2025-05-30 Listed $550,000 LERA
• 2025-04-21 Price Changed $546,250 KVMLS
• 2025-03-11 Price Changed $575,000 KVMLS
• 2025-02-02 Price Changed $599,000 KVMLS
• 2023-11-19 Listing Removed — LERA
• 2023-08-25 Price Changed $650,000 LERA
• 2023-08-03 Price Changed $674,500 LERA
• 2023-06-23 Price Changed $675,000 LERA
• 2023-06-04 Price Changed $734,999 LERA
• 2023-05-08 Listed $750,000 LERA
• 2018-07-30 Sold (MLS) — LERA
• 2018-07-30 Sold (MLS) — KVMLS
• 2018-01-12 Listed $299,000 LERA
• 2018-01-12 Listed $299,000 KVMLS