19 E River Oaks Ln · Ingram, TX 78025

$240,000

3 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 82 Days on market

Built 2002 0.43 ac lot $171/sqft · 27% below area Est $331k · 27% under $200/mo HOA · 17% of rent

---

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).

• ARV discount +15.0/15.0
• Appreciation +9.9/10.0
• Schools +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.1/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This charming three-bedroom, two-bath residence is nestled on almost half an acre within the private river community of River Oaks Lodge in Ingram, Texas. The spacious lot offers ample room for outdoor leisure or future expansion, making it ideal for anyone seeking a quiet Hill Country lifestyle. The home's thoughtful layout maximizes comfort and functionality, providing a cozy atmosphere for daily living and large screened back porch for entertaining. This home has perfect potential, meaning it's ready for those who appreciate a renovation project—this property offers endless possibilities to create something truly special. Located in the heart of Ingram, you'll experience the charm of small-town living with easy access off Hwy 39 to local amenities, both Hunt and Ingrams ISD schools and renovation potential makes this property a standout opportunity for buyers seeking both value and lifestyle. Private Homeowners Association includes community water service, private trash service and is prepping for newly paved private roads. Residents also enjoy exclusive access to the Guadalupe River, perfect for swimming, fishing, kayaking, or simply relaxing by the water.

Key facts

• 0.43 acre lot
• Garage
• Built 2002

Tags

• LARGE SCREENED BACK PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-873 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $86k (64.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (50.4% below list).
• Recommended offer: $86k (64.3% below list) — sets the bar for cash-flow.
• Cap rate 1.9% vs local median 1.1% in Ingram — 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 61/100 on livability (#982 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Hunt ISD (rural): math 55% / reading 50% proficiency, ranked #264 of 1,141 in TX (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 37 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 $25k of equity ($2k loan paydown + $23k appreciation (9.8% local appreciation)).
• Kerr County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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: major wind risk, 27% chance of damaging wind over 30y; major 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 $85,728 (64.3% 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 82 days. Have you received any prior offers? Is the seller open to a 64% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.50% ✗
• Cap rate: 1.93%
• Cash-on-cash: -15.59%
• DSCR: 0.31
• GRM: 16.8

CMA / ARV

• ARV (median comp): $330,556
• List price: $240,000
• Delta: -27.39%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 E River Oaks Ln	0.07mi	3/2.0	1,358 (-3%)	19mo	$355,000	$261	71

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

Projected returns pro-forma

9.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 2.06×
• Total profit: $71,284
• Equity at exit: $212,042

10-year hold

• IRR: 13.2%
• Equity multiple: 4.76×
• Total profit: $252,869
• Equity at exit: $452,912

Cash invested: $67,200 (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 78025

• Home prices YoY: 4.6%
• Active inventory: 37
• Price-to-rent: 16.8×

Monthly cashflow live

• Estimated rent: $1,190 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$254 /mo · $3,053/yr
• Insurance: −$100
• HOA: −$200
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-873

Break-even live

Break-even rent $2,295

Max offer price $85,728

Occupancy floor —

Sensitivity live

Price	-10% $-737	-5% $-805	+0% $-873	+5% $-941	+10% $-1,009
Rent	-10% $-967	-5% $-920	+0% $-873	+5% $-826	+10% $-779
Rate	-1.0pp $-752	-0.5pp $-812	base $-873	+0.5pp $-935	+1.0pp $-999

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $200 · $2,400/yr
• Likely covers: watertrash

Listing history 5 events

1. 2026-05-03
   status Active 1184-char remark

   Show marketing remark (1184 chars)

   This charming three-bedroom, two-bath residence is nestled on almost half an acre within the private river community of River Oaks Lodge in Ingram, Texas. The spacious lot offers ample room for outdoor leisure or future expansion, making it ideal for anyone seeking a quiet Hill Country lifestyle. The home's thoughtful layout maximizes comfort and functionality, providing a cozy atmosphere for daily living and large screened back porch for entertaining. This home has perfect potential, meaning it's ready for those who appreciate a renovation project—this property offers endless possibilities to create something truly special. Located in the heart of Ingram, you'll experience the charm of small-town living with easy access off Hwy 39 to local amenities, both Hunt and Ingrams ISD schools and renovation potential makes this property a standout opportunity for buyers seeking both value and lifestyle. Private Homeowners Association includes community water service, private trash service and is prepping for newly paved private roads. Residents also enjoy exclusive access to the Guadalupe River, perfect for swimming, fishing, kayaking, or simply relaxing by the water.

2. 2026-04-08
   status Pending 1184-char remark

   Show marketing remark (1184 chars)

   This charming three-bedroom, two-bath residence is nestled on almost half an acre within the private river community of River Oaks Lodge in Ingram, Texas. The spacious lot offers ample room for outdoor leisure or future expansion, making it ideal for anyone seeking a quiet Hill Country lifestyle. The home's thoughtful layout maximizes comfort and functionality, providing a cozy atmosphere for daily living and large screened back porch for entertaining. This home has perfect potential, meaning it's ready for those who appreciate a renovation project—this property offers endless possibilities to create something truly special. Located in the heart of Ingram, you'll experience the charm of small-town living with easy access off Hwy 39 to local amenities, both Hunt and Ingrams ISD schools and renovation potential makes this property a standout opportunity for buyers seeking both value and lifestyle. Private Homeowners Association includes community water service, private trash service and is prepping for newly paved private roads. Residents also enjoy exclusive access to the Guadalupe River, perfect for swimming, fishing, kayaking, or simply relaxing by the water.

3. 2026-02-09
   listed $240,000 Active 1184-char remark

   Show marketing remark (1184 chars)

   This charming three-bedroom, two-bath residence is nestled on almost half an acre within the private river community of River Oaks Lodge in Ingram, Texas. The spacious lot offers ample room for outdoor leisure or future expansion, making it ideal for anyone seeking a quiet Hill Country lifestyle. The home's thoughtful layout maximizes comfort and functionality, providing a cozy atmosphere for daily living and large screened back porch for entertaining. This home has perfect potential, meaning it's ready for those who appreciate a renovation project—this property offers endless possibilities to create something truly special. Located in the heart of Ingram, you'll experience the charm of small-town living with easy access off Hwy 39 to local amenities, both Hunt and Ingrams ISD schools and renovation potential makes this property a standout opportunity for buyers seeking both value and lifestyle. Private Homeowners Association includes community water service, private trash service and is prepping for newly paved private roads. Residents also enjoy exclusive access to the Guadalupe River, perfect for swimming, fishing, kayaking, or simply relaxing by the water.

4. 2003-09-02
   soldstatus 244-char remark

   Show marketing remark (244 chars)

   Immaculate home on treed lot in great location. Large screened & tiled porch on back overlooking greenbelt area. Large open kitchen, dining & living area w/ fireplace. Ownership in homeowners River Park on Guadalupe River. Must see!

5. 2002-12-16
   listed $139,500 244-char remark

   Show marketing remark (244 chars)

   Immaculate home on treed lot in great location. Large screened & tiled porch on back overlooking greenbelt area. Large open kitchen, dining & living area w/ fireplace. Ownership in homeowners River Park on Guadalupe River. Must see!

ⓘ 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: $3,053 · $254/mo
• Projected year-2 tax: $4,392 · $366/mo
• Expected delta: +$1,339/yr (+$112/mo · 43.9%)

ⓘ 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 ≥102°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,274
• − Mortgage interest: −$13,444
• − Property taxes: −$3,053
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − HOA: −$2,400
• − Depreciation: −$6,982
• Taxable loss: −$15,088
• Est. tax savings @ 24.0%: +$3,621
• After-tax cash flow: $-6,858/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: Hunt ISD
• NCES district ID: 4823970
• Math proficiency: 55% ▲ 10.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $54,661
• Composite: 47.23/100
• National rank: #5083
• State rank: #264 of 1141 in TX

Livability — Ingram

• Score: 61/100
• State rank: #982
• US rank: #17414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,060

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: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 31% Two or more races 16% Black 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Serbian 3% Scotch-Irish 3% Slovak 3%
• Foreign-born: 8% · Canada
• Languages at home: 80% English-only · Spanish 19%

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: ▲ 9.76%
• Current HPI: 222.7075
• 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

+72.0% since first listed

5 events — show timeline

• 2026-05-03 Relisted — KVMLS
• 2026-04-08 Pending — KVMLS
• 2026-02-09 Listed $240,000 KVMLS
• 2003-09-02 Sold (MLS) — KVMLS
• 2002-12-16 Listed $139,500 KVMLS

Property tax history

+0.3%/yr

Latest (2025): $3,053 · -0.7% YoY. Source: county tax records.