117 Reading Ave N · Center Point, TX 78010

$225,000

2 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 1 Days on market

Built 1986 0.48 ac lot $220/sqft · 6% above area Est $237k · at est. ↓ 29% 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 +25.5/30.0
• ARV discount +9.7/15.0
• DSCR +8.5/10.0
• 1% rule +5.9/10.0
• Appreciation +5.6/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the perfect blend of privacy and versatility in this charming home, situated on a sprawling .48-acre lot with no restrictions. Whether you are looking for a peaceful primary residence or a functional property with room to grow, this unique listing offers the freedom to live life on your terms. The interior features a thoughtful layout with 2 comfortable bedrooms and a well-appointed bathroom. A standout feature is the additional bonus room, which can easily serve as a spacious third bedroom or a dedicated home office, providing the flexibility modern homeowners crave. Designed for those who love to spend time outside, the property boasts exceptional outdoor living spaces, A large, covered front porch serves as a second living area, complete with outdoor TVs-perfect for game days or relaxing evenings. Stay comfortable year-round with a back porch equipped with cooling misters, an essential feature for enjoying the outdoors even on the hottest days. The entire nearly half-acre property is completely fenced, offering a secure environment for pets, gardening, or recreation. Front gate entrance, ensuring a true sense of seclusion and peace of mind. Your private, gated retreat.

Key facts

• Mini-splits
• Plumbing updates
• Renovated bathroom

Tags

• WOOD-BURNING STOVE
• RENOVATED BATHROOM
• MINI-SPLITS
• ELECTRICAL OVERHAUL
• PLUMBING UPDATES
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Cap rate 9.1% 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 $4k 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 $63k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 3y ago; this cycle's ask has dropped $24k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $225,000

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: 1.09% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 7.7

CMA / ARV

• ARV (median comp): $236,546
• List price: $225,000
• Delta: -4.88%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.1%
• Equity multiple: 1.62×
• Total profit: $38,914
• Equity at exit: $78,127

10-year hold

• IRR: 15.6%
• Equity multiple: 2.91×
• Total profit: $120,617
• Equity at exit: $104,848

Cash invested: $63,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,449 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$134 /mo · $1,614/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $526

Break-even live

Break-even rent $1,782

Max offer price $225,000

Occupancy floor 74%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-19
   days on marketlisting id $225,000 Active 1 DOM
2. 2026-05-01
   price $225,000 1199-char remark

   Show marketing remark (1199 chars)

   Discover the perfect blend of privacy and versatility in this charming home, situated on a sprawling .48-acre lot with no restrictions. Whether you are looking for a peaceful primary residence or a functional property with room to grow, this unique listing offers the freedom to live life on your terms. The interior features a thoughtful layout with 2 comfortable bedrooms and a well-appointed bathroom. A standout feature is the additional bonus room, which can easily serve as a spacious third bedroom or a dedicated home office, providing the flexibility modern homeowners crave. Designed for those who love to spend time outside, the property boasts exceptional outdoor living spaces, A large, covered front porch serves as a second living area, complete with outdoor TVs-perfect for game days or relaxing evenings. Stay comfortable year-round with a back porch equipped with cooling misters, an essential feature for enjoying the outdoors even on the hottest days. The entire nearly half-acre property is completely fenced, offering a secure environment for pets, gardening, or recreation. Front gate entrance, ensuring a true sense of seclusion and peace of mind. Your private, gated retreat.

3. 2026-04-30
   price $225,000 1206-char remark

   Show marketing remark (1206 chars)

   Discover the perfect blend of privacy and versatility in this charming home, situated on a sprawling . 48-acre lot with no restrictions. Whether you are looking for a peaceful primary residence or a functional property with room to grow, this unique listing offers the freedom to live life on your terms. The interior features a thoughtful layout with 2 comfortable bedrooms and a well-appointed bathroom. A standout feature is the additional bonus room, which can easily serve as a spacious third bedroom or a dedicated home office, providing the flexibility modern homeowners crave. Designed for those who love to spend time outside, the property boasts exceptional outdoor living spaces, A large, covered front porch serves as a second living area, complete with outdoor TVs—perfect for game days or relaxing evenings. Stay comfortable year-round with a back porch equipped with cooling misters, an essential feature for enjoying the outdoors even on the hottest days. The entire nearly half-acre property is completely fenced, offering a secure environment for pets, gardening, or recreation. Front gate entrance, ensuring a true sense of seclusion and peace of mind. Your private, gated retreat.

4. 2026-04-28
   price $244,700 1199-char remark

   Show marketing remark (1199 chars)

   Discover the perfect blend of privacy and versatility in this charming home, situated on a sprawling .48-acre lot with no restrictions. Whether you are looking for a peaceful primary residence or a functional property with room to grow, this unique listing offers the freedom to live life on your terms. The interior features a thoughtful layout with 2 comfortable bedrooms and a well-appointed bathroom. A standout feature is the additional bonus room, which can easily serve as a spacious third bedroom or a dedicated home office, providing the flexibility modern homeowners crave. Designed for those who love to spend time outside, the property boasts exceptional outdoor living spaces, A large, covered front porch serves as a second living area, complete with outdoor TVs-perfect for game days or relaxing evenings. Stay comfortable year-round with a back porch equipped with cooling misters, an essential feature for enjoying the outdoors even on the hottest days. The entire nearly half-acre property is completely fenced, offering a secure environment for pets, gardening, or recreation. Front gate entrance, ensuring a true sense of seclusion and peace of mind. Your private, gated retreat.

5. 2026-04-27
   price $244,700 1206-char remark

   Show marketing remark (1206 chars)

   Discover the perfect blend of privacy and versatility in this charming home, situated on a sprawling . 48-acre lot with no restrictions. Whether you are looking for a peaceful primary residence or a functional property with room to grow, this unique listing offers the freedom to live life on your terms. The interior features a thoughtful layout with 2 comfortable bedrooms and a well-appointed bathroom. A standout feature is the additional bonus room, which can easily serve as a spacious third bedroom or a dedicated home office, providing the flexibility modern homeowners crave. Designed for those who love to spend time outside, the property boasts exceptional outdoor living spaces, A large, covered front porch serves as a second living area, complete with outdoor TVs—perfect for game days or relaxing evenings. Stay comfortable year-round with a back porch equipped with cooling misters, an essential feature for enjoying the outdoors even on the hottest days. The entire nearly half-acre property is completely fenced, offering a secure environment for pets, gardening, or recreation. Front gate entrance, ensuring a true sense of seclusion and peace of mind. Your private, gated retreat.

6. 2026-04-13
   listed $249,000 New 1199-char remark

   Show marketing remark (1199 chars)

   Discover the perfect blend of privacy and versatility in this charming home, situated on a sprawling .48-acre lot with no restrictions. Whether you are looking for a peaceful primary residence or a functional property with room to grow, this unique listing offers the freedom to live life on your terms. The interior features a thoughtful layout with 2 comfortable bedrooms and a well-appointed bathroom. A standout feature is the additional bonus room, which can easily serve as a spacious third bedroom or a dedicated home office, providing the flexibility modern homeowners crave. Designed for those who love to spend time outside, the property boasts exceptional outdoor living spaces, A large, covered front porch serves as a second living area, complete with outdoor TVs-perfect for game days or relaxing evenings. Stay comfortable year-round with a back porch equipped with cooling misters, an essential feature for enjoying the outdoors even on the hottest days. The entire nearly half-acre property is completely fenced, offering a secure environment for pets, gardening, or recreation. Front gate entrance, ensuring a true sense of seclusion and peace of mind. Your private, gated retreat.

7. 2026-04-08
   listed $249,000 Active 1206-char remark

   Show marketing remark (1206 chars)

   Discover the perfect blend of privacy and versatility in this charming home, situated on a sprawling . 48-acre lot with no restrictions. Whether you are looking for a peaceful primary residence or a functional property with room to grow, this unique listing offers the freedom to live life on your terms. The interior features a thoughtful layout with 2 comfortable bedrooms and a well-appointed bathroom. A standout feature is the additional bonus room, which can easily serve as a spacious third bedroom or a dedicated home office, providing the flexibility modern homeowners crave. Designed for those who love to spend time outside, the property boasts exceptional outdoor living spaces, A large, covered front porch serves as a second living area, complete with outdoor TVs—perfect for game days or relaxing evenings. Stay comfortable year-round with a back porch equipped with cooling misters, an essential feature for enjoying the outdoors even on the hottest days. The entire nearly half-acre property is completely fenced, offering a secure environment for pets, gardening, or recreation. Front gate entrance, ensuring a true sense of seclusion and peace of mind. Your private, gated retreat.

8. 2026-03-30
   historical
9. 2026-02-24
   price $258,900
10. 2026-02-23
    price $258,900
11. 2026-02-23
    price $258,900
12. 2025-10-18
    price $264,900
13. 2025-10-17
    price $264,900
14. 2025-10-17
    price $264,900
15. 2025-08-29
    price $269,000
16. 2025-07-25
    price $269,000
17. 2025-07-24
    price $269,000
18. 2025-06-08
    price $277,500
19. 2025-06-07
    price $277,500
20. 2025-06-07
    price $277,500
21. 2025-05-02
    listed $292,900 Active
22. 2025-04-23
    price $292,900
23. 2025-04-23
    price $292,900
24. 2025-03-25
    price $309,000
25. 2025-03-24
    price $309,000
26. 2025-03-06
    listed $325,000 New
27. 2024-09-08
    historical
28. 2024-04-25
    status Back on Market
29. 2024-04-18
    historical Active Option
30. 2024-04-07
    listed $275,000 New
31. 2024-03-07
    historical
32. 2023-11-21
    price $299,500
33. 2023-11-21
    status Back on Market
34. 2023-11-20
    listed $299,500 Active
35. 2023-11-18
    historical
36. 2023-09-06
    historical
37. 2023-09-02
    price $279,900
38. 2023-09-01
    price $279,900
39. 2023-09-01
    price $279,900
40. 2023-07-14
    listed $289,500 Active
41. 2023-07-13
    listed $289,500 New
42. 2023-06-06
    listed $315,000 Active
43. 2023-05-26
    listed $315,000 New

ⓘ 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: $1,614 · $134/mo
• Projected year-2 tax: $4,118 · $343/mo
• Expected delta: +$2,504/yr (+$209/mo · 155.1%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $29,385
• − Mortgage interest: −$12,603
• − Property taxes: −$1,614
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,351
• − Management: −$2,351
• − Depreciation: −$6,545
• Taxable income: $2,795
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $5,645/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

-28.6% since first listed

42 events — show timeline

• 2026-05-01 Price Changed $225,000 LERA
• 2026-04-30 Price Changed $225,000 KVMLS
• 2026-04-28 Price Changed $244,700 LERA
• 2026-04-27 Price Changed $244,700 KVMLS
• 2026-04-13 Listed $249,000 LERA
• 2026-04-08 Listed $249,000 KVMLS
• 2026-03-30 Listing Removed — LERA
• 2026-02-24 Price Changed $258,900 LERA
• 2026-02-23 Price Changed $258,900 KVMLS
• 2026-02-23 Price Changed $258,900 CHCMLS
• 2025-10-18 Price Changed $264,900 LERA
• 2025-10-17 Price Changed $264,900 KVMLS
• 2025-10-17 Price Changed $264,900 CHCMLS
• 2025-08-29 Price Changed $269,000 CHCMLS
• 2025-07-25 Price Changed $269,000 LERA
• 2025-07-24 Price Changed $269,000 KVMLS
• 2025-06-08 Price Changed $277,500 LERA
• 2025-06-07 Price Changed $277,500 KVMLS
• 2025-06-07 Price Changed $277,500 CHCMLS
• 2025-05-02 Listed $292,900 CHCMLS
• 2025-04-23 Price Changed $292,900 LERA
• 2025-04-23 Price Changed $292,900 KVMLS
• 2025-03-25 Price Changed $309,000 LERA
• 2025-03-24 Price Changed $309,000 KVMLS
• 2025-03-06 Listed $325,000 LERA
• 2024-09-08 Listing Removed — LERA
• 2024-04-25 Relisted — LERA
• 2024-04-18 Contingent — LERA
• 2024-04-07 Listed $275,000 LERA
• 2024-03-07 Listing Removed — LERA
• 2023-11-21 Price Changed $299,500 LERA
• 2023-11-21 Relisted — LERA
• 2023-11-20 Listed $299,500 CHCMLS
• 2023-11-18 Listing Removed — LERA
• 2023-09-06 Listing Removed — LERA
• 2023-09-02 Price Changed $279,900 LERA
• 2023-09-01 Price Changed $279,900 KVMLS
• 2023-09-01 Price Changed $279,900 CHCMLS
• 2023-07-14 Listed $289,500 CHCMLS
• 2023-07-13 Listed $289,500 LERA
• 2023-06-06 Listed $315,000 CHCMLS
• 2023-05-26 Listed $315,000 LERA

Property tax history

+3.8%/yr

Latest (2025): $1,614 · +7.7% YoY. Source: county tax records.