1210 King David Dr · Three Rivers, TX 78071

$45,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 532 Days on market

Built 1900 8,102 sqft lot $55/sqft · 50% 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
• Appreciation +6.9/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't miss out on this unique opportunity to own a piece of real estate with endless possibilities. This fixer-upper is waiting for your personal touch to bring this home back to life. Perfect for a DIY enthusiast looking to make a house a home, or for an entrepreneur looking for a commercial opportunity. The house is in poor condition, but with some effort, could be a nice place to call home or a great place for a profitable business.

Key facts

• 8,102 sq ft lot
• 10 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($750 rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#118 in TX, #3,769 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Three Rivers ISD (rural): math 46% / reading 42% proficiency, ranked #287 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 12 units permitted in Live Oak County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($311 loan paydown + $2k appreciation (3.8% local appreciation)).
• Live Oak County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 532 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 532 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.67% ✓
• Cap rate: 14.44%
• Cash-on-cash: 29.09%
• DSCR: 2.29
• GRM: 5.0

CMA / ARV

• ARV (median comp): $90,213
• List price: $45,000
• Delta: -50.12%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1708 Hackberry St	0.39mi	2/1.0	828 (+2%)	4mo	$49,900	$60	76

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.4%
• Equity multiple: 3.13×
• Total profit: $26,852
• Equity at exit: $22,340

10-year hold

• IRR: 35.7%
• Equity multiple: 6.24×
• Total profit: $65,963
• Equity at exit: $36,165

Cash invested: $12,600 (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 78071

• Home prices YoY: 2.9%
• Active inventory: 56
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $750 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $305

Break-even live

Break-even rent $363

Max offer price $45,000

Occupancy floor 54%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1870 King David Dr Unit 206 Three Rivers, TX	2.0	1.0	850	$750	$0.88	20d	1	0.48mi

Listing history 18 events

1. 2026-06-18
   days on market $45,000 Active 532 DOM
2. 2026-06-17
   days on market $45,000 Active 531 DOM
3. 2026-06-16
   days on market $45,000 Active 530 DOM
4. 2026-06-15
   days on market $45,000 Active 529 DOM
5. 2026-06-15
   days on market $45,000 Active 528 DOM
6. 2026-06-13
   days on market $45,000 Active 527 DOM
7. 2026-06-12
   days on market $45,000 Active 526 DOM
8. 2026-06-09
   days on market $45,000 Active 523 DOM
9. 2026-06-08
   days on market $45,000 Active 522 DOM
10. 2026-06-08
    days on market $45,000 Active 521 DOM
11. 2026-06-05
    days on market $45,000 Active 519 DOM
12. 2026-06-03
    days on market $45,000 Active 517 DOM
13. 2026-06-02
    days on market $45,000 Active 516 DOM
14. 2026-06-01
    days on market $45,000 Active 515 DOM
15. 2026-05-31
    days on market $45,000 Active 514 DOM
16. 2025-01-01
    listed $45,000 Active 439-char remark

    Show marketing remark (439 chars)

    Don't miss out on this unique opportunity to own a piece of real estate with endless possibilities. This fixer-upper is waiting for your personal touch to bring this home back to life. Perfect for a DIY enthusiast looking to make a house a home, or for an entrepreneur looking for a commercial opportunity. The house is in poor condition, but with some effort, could be a nice place to call home or a great place for a profitable business.

17. 2022-07-12
    listed $45,000 New 308-char remark

    Show marketing remark (308 chars)

    Don't miss out on this unique opportunity to own a piece of real estate with endless possibilities. This fixer-upper is waiting for your personal touch to bring this home back to life. Perfect for a DIY enthusiast looking to make a house a home, or for an entrepreneur looking for a commercial opportunity.

18. 2011-06-17
    soldstatus

ⓘ 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: $388 · $32/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$436/yr (+$36/mo · 112.4%)

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

Taxation est. · year 1

• Rental income: $9,000
• − Mortgage interest: −$2,521
• − Property taxes: −$388
• − Insurance: −$225
• − Repairs & maintenance: −$720
• − Management: −$720
• − Depreciation: −$1,309
• Taxable income: $3,118
• Est. tax owed @ 24.0%: −$748
• After-tax cash flow: $2,917/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: Three Rivers ISD
• NCES district ID: 4842690
• Math proficiency: 46% ▲ 3.00%
• Reading proficiency: 42% ▲ 4.00%
• Median HH income: $47,554
• Composite: 37.6/100
• National rank: #4381
• State rank: #287 of 826 in TX

Livability — Three Rivers

• Score: 76/100
• State rank: #118
• US rank: #3769

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Three Rivers, TX
• Population (ZIP): 3,478

Population outlook (Live Oak County) Hauer SSP2

• Today (2025): 13,886 people
• By 2030: 14,793 · +6.5%
• By 2040: 16,633 · +19.8%
• By 2050: 18,511 · +33.3%
• By 2075: 23,859 · +71.8%
• By 2100: 26,396 · +90.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 56% White 33% Two or more races 14% Black 5%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Romanian 2% Italian 1% Serbian 1%
• Foreign-born: 13% · Canada, China
• Languages at home: 54% English-only · Spanish 45% Tagalog/Filipino 1%

Political lean MEDSL · Live Oak

• 2024 margin: Solid R (+69.6) · D 14.9% · R 84.6%
• 2008→2024 swing: -20.6pp toward R · 2008: -49.0pp · 2024: -69.6pp
• All cycles: 2024: R+69.6 2020: R+66.9 2016: R+63.5 2012: R+54.5 2008: R+49.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.82%
• Current HPI: 134.8309
• 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

3 events — show timeline

• 2025-01-01 Listed $45,000 CBMLS
• 2022-07-12 Listed $45,000 LERA
• 2011-06-17 Sold (Public Records) — Public Records

Property tax history

-4.3%/yr

Latest (2025): $388 · +4.5% YoY. Source: county tax records.