247 Live Oak St · Medina, TX 78055

$76,000

2 bd · 1.0 ba · 816 sqft · SingleFamily · 50 Days on market

Built 1940 Fair condition 10,454 sqft lot $93/sqft · 61% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Appreciation +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Step back in time and experience the charm of this nostalgic 1940's Texas Hill Country limestone cabin nestled in the heart of Medina, Texas. Full of character and potential, this cozy 2-bedroom, 1-bath home offers approximately 816 square feet of living space with painted wood floors, classic Hill Country appeal, and a metal roof that adds to its timeless rustic style. Situated on a level and usable . 24-acre lot, the property features a large covered front porch perfect for relaxing and enjoying small-town Hill Country living. The fenced yard provides space for pets, gardening, or outdoor entertaining, while the 1-car carport adds convenient covered parking. Inside, plumbing is already in

Key facts

• 0.24 acre lot
• Built 1940
• Listed 49 days

Property features AI

Finance

• Other: Possession at closing/funding
• Financial info: Down payment assistance not available (DPR: No)
• HOA & community: Subdivision legal: ABST 76

Exterior

• Utilities: Electric service: BEC; BEC Fiber available; Water: Medina Water; Sewer: Septic; Private garbage service
• Home design: Pre-owned property; Home faces east and south
• Construction: Stone/rock and siding exterior; Metal roof; Approximately 86 years old
• Exterior features: Covered patio; Mature trees; Wire fence; Corner, level lot; Paved street; Fire hydrant within 500 ft.; County road access

Interior

• Kitchen: Eat-in kitchen approximately 13 x 12; Refrigerator included
• Bedrooms: Master bedroom on lower level with full bath (approximately 13 x 14); Second bedroom approximately 8 x 14
• Flooring: Wood floors; Laminate floors
• Bathrooms: One full bathroom
• Heating & cooling: Window air conditioner (1); Other heating fuel (see remarks)
• Interior features: Ceiling fans; Private garbage service; Electric water heater; High-speed internet; Two living areas; Eat-in kitchen; All bedrooms on lower level; No attic
• Laundry & utility: Private garbage service; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $76k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $74k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,280 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Medina ISD (rural): math 35% / reading 45% proficiency, ranked #710 of 1,141 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 51 active listings in the ZIP; 6 units permitted in Bandera County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.8%/yr); year-one equity from $525 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-2.8% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 54% 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 $73,720 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.96% ✓
• Cap rate: 16.61%
• Cash-on-cash: 36.86%
• DSCR: 2.64
• GRM: 4.2

CMA / ARV

• ARV (median comp): $193,470
• List price: $76,000
• Delta: -60.72%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-2.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.1%
• Equity multiple: 2.41×
• Total profit: $30,009
• Equity at exit: $12,049

10-year hold

• IRR: 39.8%
• Equity multiple: 4.78×
• Total profit: $80,403
• Equity at exit: $7,810

Cash invested: $21,280 (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 78055

• Home prices YoY: -1.0%
• Active inventory: 51
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,492 medium
• Mortgage (P&I): −$399
• Tax est. 1.5%: −$95 /mo · $1,140/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $654

Break-even live

Break-even rent $665

Max offer price $76,000

Occupancy floor 51%

Sensitivity live

Price	-10% $706	-5% $680	+0% $654	+5% $627	+10% $601
Rent	-10% $536	-5% $595	+0% $654	+5% $713	+10% $771
Rate	-1.0pp $692	-0.5pp $673	base $654	+0.5pp $634	+1.0pp $614

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $76,000 Active 50 DOM
2. 2026-06-18
   days on market $76,000 Active 49 DOM
3. 2026-06-17
   days on market $76,000 Active 48 DOM
4. 2026-06-16
   days on market $76,000 Active 47 DOM
5. 2026-06-15
   days on market $76,000 Active 46 DOM
6. 2026-06-14
   days on market $76,000 Active 44 DOM
7. 2026-06-12
   days on market $76,000 Active 43 DOM
8. 2026-06-09
   days on market $76,000 Active 40 DOM
9. 2026-06-08
   days on market $76,000 Active 39 DOM
10. 2026-06-07
    days on market $76,000 Active 38 DOM
11. 2026-06-03
    days on market $76,000 Active 34 DOM
12. 2026-06-02
    days on market $76,000 Active 33 DOM
13. 2026-06-01
    days on market $76,000 Active 32 DOM
14. 2026-05-31
    days on market $76,000 Active 31 DOM
15. 2026-05-30
    days on market $76,000 Active 30 DOM
16. 2026-04-30
    listed $76,000 New 1191-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 54% 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: $17,906
• − Mortgage interest: −$4,257
• − Property taxes: −$1,140
• − Insurance: −$380
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$2,211
• Taxable income: $7,053
• Est. tax owed @ 24.0%: −$1,693
• After-tax cash flow: $6,150/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 · 13 photos

Fair 45/100 Moderate rehab

This 1940s Texas Hill Country limestone cabin requires extensive repairs and maintenance to improve its condition and value. The home's roof, exterior, flooring, interior walls, and bathrooms are in poor condition and require major repairs. Landscaping and painting are also needed to improve the home's curb appeal and rental value.

Repairs flagged

• Major Roof — Rusty metal roof with visible rust and wear
• Major Exterior — Stone exterior with visible wear and discoloration
• Major Flooring — Painted wood floors with visible wear and scratches
• Major Interior walls — Painted walls with visible wear and discoloration
• Major Bathrooms — Outdated fixtures and plumbing
• Major Fencing — Fenced yard with overgrown vegetation
• Major Carport — Carport with visible wear and rust
• Major Landscaping — Overgrown vegetation and lack of maintenance

Value-add opportunities

• Resale New roof — A new roof would significantly improve the home's appearance and value
• Resale Exterior painting — Painting the exterior would improve the home's curb appeal and value
• Resale Floor refinishing — Refinishing the flooring would improve the home's appearance and value
• Resale Interior painting — Painting the interior walls would improve the home's appearance and value
• Resale Bathroom renovation — Renovating the bathroom would improve the home's appearance and value
• Both Landscaping — Landscaping would improve the home's curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roof · Rusty metal roof with visible rust and wear	Major	$15,000–50,000
Exterior · Stone exterior with visible wear and discoloration	Major	$15,000–50,000
Flooring · Painted wood floors with visible wear and scratches	Major	$15,000–50,000
Interior walls · Painted walls with visible wear and discoloration	Major	$15,000–50,000
Bathrooms · Outdated fixtures and plumbing	Major	$15,000–50,000
Fencing · Fenced yard with overgrown vegetation	Major	$15,000–50,000
Carport · Carport with visible wear and rust	Major	$15,000–50,000
Landscaping · Overgrown vegetation and lack of maintenance	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Resale New roof — A new roof would significantly improve the home's appearance and value ↑
• Resale Exterior painting — Painting the exterior would improve the home's curb appeal and value ↑
• Resale Floor refinishing — Refinishing the flooring would improve the home's appearance and value ↑
• Resale Interior painting — Painting the interior walls would improve the home's appearance and value ↑
• Resale Bathroom renovation — Renovating the bathroom would improve the home's appearance and value ↑
• Both Landscaping — Landscaping would improve the home's curb appeal and rental value ↑

ⓘ 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: Medina ISD
• NCES district ID: 4830030
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $48,194
• Composite: 36.73/100
• National rank: #9201
• State rank: #710 of 1141 in TX

Livability — Medina

• Score: 57/100
• State rank: #1280
• US rank: #22294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,918

Population outlook (Bandera County) Hauer SSP2

• Today (2025): 22,614 people
• By 2030: 23,102 · +2.2%
• By 2040: 23,489 · +3.9%
• By 2050: 23,264 · +2.9%
• By 2075: 23,607 · +4.4%
• By 2100: 22,265 · -1.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 17% Two or more races 11% Black 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 5% Lithuanian 4% Romanian 1%
• Foreign-born: 7% · Canada, Jamaica, Dominican Republic
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Bandera

• 2024 margin: Solid R (+61.9) · D 18.6% · R 80.5%
• 2008→2024 swing: -11.5pp toward R · 2008: -50.4pp · 2024: -61.9pp
• All cycles: 2024: R+61.9 2020: R+59.4 2016: R+63.0 2012: R+59.0 2008: R+50.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.79%
• Current HPI: 266.3492
• 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

• 2026-04-30 Listed $76,000 LERA