1708 Hill St · Three Rivers, TX 78071

$134,900

3 bd · 1.0 ba · 1,216 sqft · Manufactured public records · 148 Days on market

Built 2012 0.34 ac lot ↓ 6% 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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +6.3/10.0
• 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

Great investment opportunity in Three Rivers! This well-maintained 3-bedroom, 2-bath single-wide manufactured home offers immediate income potential with a tenant lease currently in place. The home features a functional open layout, spacious living area, and a split-bedroom design for added privacy. The primary suite includes a full bath, while the secondary bedrooms are generously sized and share a second full bathroom. The kitchen provides ample cabinet space and flows nicely into the dining and living areas, making the home comfortable for everyday living. Located on Hill Street with convenient access to local schools, shopping, and major roadways, this property is ideal for investors seeking steady rental income or buyers looking to add to their portfolio. Tenant occupied – please do not disturb. Showings by appointment only.

Key facts

• Tenant lease
• Spacious living area
• Open layout

Tags

• INVESTMENT OPPORTUNITY
• IMMEDIATE INCOME POTENTIAL
• TENANT LEASE
• OPEN LAYOUT
• SPACIOUS LIVING AREA
• SPLIT-BEDROOM DESIGN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 12 units permitted in Live Oak County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($933 loan paydown + $5k 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 $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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

• Climate carrying-cost: severe wind risk, 99% 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 $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.56%
• DSCR: 1.56
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.1%
• Equity multiple: 2.25×
• Total profit: $47,320
• Equity at exit: $66,971

10-year hold

• IRR: 21.5%
• Equity multiple: 4.34×
• Total profit: $126,013
• Equity at exit: $108,414

Cash invested: $37,772 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,523 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$44 /mo · $532/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $395

Break-even live

Break-even rent $1,023

Max offer price $134,900

Occupancy floor 69%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	21d	1	0.31mi
2103 Vista Rosa Unit A Three Rivers, TX	3.0	2.0	1248	$1,850	$1.48	13d	1	0.35mi
2105 Vista Rosa Unit B Three Rivers, TX	3.0	2.0	1248	$1,850	$1.48	13d	1	0.37mi

Listing history 23 events

1. 2026-06-18
   days on market $134,900 Active 148 DOM
2. 2026-06-17
   days on market $134,900 Active 147 DOM
3. 2026-06-16
   days on market $134,900 Active 146 DOM
4. 2026-06-15
   days on market $134,900 Active 145 DOM
5. 2026-06-15
   days on market $134,900 Active 144 DOM
6. 2026-06-13
   days on market $134,900 Active 143 DOM
7. 2026-06-12
   days on market $134,900 Active 142 DOM
8. 2026-06-09
   days on market $134,900 Active 139 DOM
9. 2026-06-08
   days on market $134,900 Active 138 DOM
10. 2026-06-08
    days on market $134,900 Active 137 DOM
11. 2026-06-05
    days on market $134,900 Active 135 DOM
12. 2026-06-03
    days on market $134,900 Active 133 DOM
13. 2026-06-02
    days on market $134,900 Active 132 DOM
14. 2026-06-01
    days on market $134,900 Active 131 DOM
15. 2026-05-31
    days on market $134,900 Active 130 DOM
16. 2026-01-21
    listed $134,900 Active 847-char remark

    Show marketing remark (847 chars)

    Great investment opportunity in Three Rivers! This well-maintained 3-bedroom, 2-bath single-wide manufactured home offers immediate income potential with a tenant lease currently in place. The home features a functional open layout, spacious living area, and a split-bedroom design for added privacy. The primary suite includes a full bath, while the secondary bedrooms are generously sized and share a second full bathroom. The kitchen provides ample cabinet space and flows nicely into the dining and living areas, making the home comfortable for everyday living. Located on Hill Street with convenient access to local schools, shopping, and major roadways, this property is ideal for investors seeking steady rental income or buyers looking to add to their portfolio. Tenant occupied – please do not disturb. Showings by appointment only.

17. 2025-04-08
    listed $143,500 Active
18. 2025-02-21
    status Active
19. 2025-02-14
    status Pending
20. 2025-02-04
    historical Active Under Contract
21. 2024-11-07
    listed $143,500 Active
22. 2011-04-04
    soldstatus
23. 2006-06-15
    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: $532 · $44/mo
• Projected year-2 tax: $2,469 · $206/mo
• Expected delta: +$1,936/yr (+$161/mo · 363.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥113°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $18,280
• − Mortgage interest: −$7,556
• − Property taxes: −$532
• − Insurance: −$674
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$3,924
• Taxable income: $2,668
• Est. tax owed @ 24.0%: −$640
• After-tax cash flow: $4,105/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

-6.0% since first listed

8 events — show timeline

• 2026-01-21 Listed $134,900 CBMLS
• 2025-04-08 Listed $143,500 CBMLS
• 2025-02-21 Relisted — CBMLS
• 2025-02-14 Pending — CBMLS
• 2025-02-04 Contingent — CBMLS
• 2024-11-07 Listed $143,500 CBMLS
• 2011-04-04 Sold (Public Records) — Public Records
• 2006-06-15 Sold (Public Records) — Public Records

Property tax history

-8.5%/yr

Latest (2025): $532 · +16.4% YoY. Source: county tax records.