207 Mcgloin St · Three Rivers, TX 78071

$135,000

3 bd · 2.0 ba · 1,409 sqft · SingleFamily public records · 74 Days on market

Built 2007 0.72 ac lot $96/sqft · 9% below area Est $187k · 28% under ↓ 25% since listing

---

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 +25.3/30.0
• ARV discount +15.0/15.0
• 1% rule +8.7/10.0
• DSCR +8.3/10.0
• 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

Charming and versatile property featuring a 3-bedroom, 2-bath main home plus an additional bonus tiny home on the lot. The guest home offers 1 bedroom and 1 bath and is perfect for rental income, or a home office with a little TLC. The main residence provides comfortable living space with a functional layout, while the property also includes a convenient carport and ample outdoor space. Centrally located near local schools, shopping, and dining, this home offers easy access to everyday amenities. This is a great opportunity for buyers seeking flexibility and value. Schedule your private showing today to explore the potential this property has to offer.

Key facts

• Ample outdoor space
• Easy access
• Centrally located

Tags

• RENTAL INCOME
• HOME OFFICE
• CONVENIENT CARPORT
• AMPLE OUTDOOR SPACE
• CENTRALLY LOCATED
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

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 ($2k rent vs $135k).
• Recommended offer: $127k (6.0% 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; 2 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 $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 74 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: property tax is 3.5% of price.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.37% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.69%
• DSCR: 1.43
• GRM: 6.1

CMA / ARV

• ARV (median comp): $186,703
• List price: $135,000
• Delta: -27.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 E Thornton St	0.57mi	4/2.0 (+1)	1,408 (-0%)	18mo	$165,000	$117	54
1601 N Grand Prix Dr	0.60mi	4/2.0 (+1)	1,310 (-7%)	14mo	$189,999	$145	43
1504 Cadillac Dr	0.66mi	3/1.0	1,353 (-4%)	23mo	$157,500	$116	40
1602 Mesquite Ave	0.62mi	4/1.5 (+1)	1,590 (+13%)	6mo	$226,500	$142	38
1600 Brambleberry Dr	0.73mi	3/2.0	1,225 (-13%)	9mo	$168,500	$138	36
1610 Mesquite Ave	0.64mi	3/2.0	1,576 (+12%)	17mo	$239,500	$152	36
504 Goebel Ave	0.74mi	3/1.0	1,300 (-8%)	15mo	$62,000	$48	36

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: 18.6%
• Equity multiple: 2.11×
• Total profit: $41,804
• Equity at exit: $67,021

10-year hold

• IRR: 19.3%
• Equity multiple: 4.04×
• Total profit: $114,733
• Equity at exit: $108,495

Cash invested: $37,800 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$392 /mo · $4,705/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $305

Break-even live

Break-even rent $1,464

Max offer price $135,000

Occupancy floor 78%

Sensitivity live

Price	-10% $382	-5% $343	+0% $305	+5% $267	+10% $229
Rent	-10% $159	-5% $232	+0% $305	+5% $378	+10% $451
Rate	-1.0pp $373	-0.5pp $340	base $305	+0.5pp $270	+1.0pp $235

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2103 Vista Rosa Unit A Three Rivers, TX	3.0	2.0	1248	$1,850	$1.48	14d	1	0.99mi
2105 Vista Rosa Unit B Three Rivers, TX	3.0	2.0	1248	$1,850	$1.48	14d	1	1.01mi

Listing history 18 events

1. 2026-06-17
   days on market $135,000 Active 74 DOM
2. 2026-06-16
   days on market $135,000 Active 73 DOM
3. 2026-06-15
   days on market $135,000 Active 72 DOM
4. 2026-06-15
   days on market $135,000 Active 71 DOM
5. 2026-06-13
   days on market $135,000 Active 70 DOM
6. 2026-06-12
   days on market $135,000 Active 69 DOM
7. 2026-06-09
   days on market $135,000 Active 66 DOM
8. 2026-06-08
   days on market $135,000 Active 65 DOM
9. 2026-06-08
   days on market $135,000 Active 64 DOM
10. 2026-06-05
    days on market $135,000 Active 62 DOM
11. 2026-06-03
    days on market $135,000 Active 60 DOM
12. 2026-06-02
    days on market $135,000 Active 59 DOM
13. 2026-06-01
    days on market $135,000 Active 58 DOM
14. 2026-05-31
    days on market $135,000 Active 57 DOM
15. 2026-04-04
    listed $135,000 Active 660-char remark

    Show marketing remark (660 chars)

    Charming and versatile property featuring a 3-bedroom, 2-bath main home plus an additional bonus tiny home on the lot. The guest home offers 1 bedroom and 1 bath and is perfect for rental income, or a home office with a little TLC. The main residence provides comfortable living space with a functional layout, while the property also includes a convenient carport and ample outdoor space. Centrally located near local schools, shopping, and dining, this home offers easy access to everyday amenities. This is a great opportunity for buyers seeking flexibility and value. Schedule your private showing today to explore the potential this property has to offer.

16. 2026-01-08
    price $155,000
17. 2025-12-11
    listed $179,900 Active
18. 2021-03-30
    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: $4,705 · $392/mo
• Projected year-2 tax: $4,705 · $392/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 24 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: $22,200
• − Mortgage interest: −$7,562
• − Property taxes: −$4,705
• − Insurance: −$675
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$3,927
• Taxable income: $1,778
• Est. tax owed @ 24.0%: −$427
• After-tax cash flow: $3,235/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

-25.0% since first listed

4 events — show timeline

• 2026-04-04 Listed $135,000 CBMLS
• 2026-01-08 Price Changed $155,000 CBMLS
• 2025-12-11 Listed $179,900 CBMLS
• 2021-03-30 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $4,705 · +4.9% YoY. Source: county tax records.