122 Brink · Center Point, TX 78010

$295,000

4 bd · 3.0 ba · 2,400 sqft · SingleFamily public records · 141 Days on market

Built 2018 6,534 sqft lot $123/sqft · 46% below area Est $546k · 46% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.6/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 5-bedroom, 4-bathroom home offering approximately 2,400 sq. ft. of living space in the heart of Center Point, TX. This rustic Hill Country-style property showcases beautiful stone masonry surrounding the exterior, adding timeless charm and strong curb appeal. Inside, enjoy a warm and inviting living area with a fireplace, perfect for cozy evenings. The home features a functional, flexible layout ideal for large households, multi-generational living, or potential short-term rental use. Step outside to a covered patio, ideal for relaxing and entertaining. The property also includes a privacy fence for added seclusion and a carport for covered parking. Located within walking distance to the Guadalupe River, this home offers the perfect blend of country living, natural beauty, and small-town charm-a rare opportunity in a desirable riverside community.

Key facts

• Stone masonry
• Carport
• Covered patio

Tags

• STONE MASONRY
• COVERED PATIO
• PRIVACY FENCE
• CARPORT

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $295k).
• Recommended offer: $260k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 1.9% in Center Point — 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: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Center Point ISD (rural): math 36% / reading 47% proficiency, ranked #359 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 73 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 422 units permitted in Kerr County in 2024 (322 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.1% local appreciation)).
• Kerr County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $83k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $295k implies a 515% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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. 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.
5. 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.
6. 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: 1.53% ✓
• Cap rate: 12.23%
• Cash-on-cash: 21.21%
• DSCR: 1.94
• GRM: 5.5

CMA / ARV

• ARV (median comp): $545,654
• List price: $295,000
• Delta: -45.94%
• 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
305 Kelly St E	0.54mi	3/3.0 (-1)	2,269 (-6%)	24mo	$439,000	$193	41

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

Projected returns pro-forma

1.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.21×
• Total profit: $100,220
• Equity at exit: $102,433

10-year hold

• IRR: 26.3%
• Equity multiple: 4.21×
• Total profit: $264,814
• Equity at exit: $137,468

Cash invested: $82,600 (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 78010

• Home prices YoY: 0.5%
• Active inventory: 73
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$425 /mo · $5,103/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $1,460

Break-even live

Break-even rent $2,652

Max offer price $295,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,627	-5% $1,543	+0% $1,460	+5% $1,376	+10% $1,293
Rent	-10% $1,104	-5% $1,282	+0% $1,460	+5% $1,638	+10% $1,815
Rate	-1.0pp $1,608	-0.5pp $1,535	base $1,460	+0.5pp $1,383	+1.0pp $1,306

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 FM 480 Center Point, TX	4.0	3.0	3100	$4,500	$1.45	24d	1	0.27mi

Listing history 20 events

1. 2026-06-19
   days on market $295,000 Active 141 DOM
2. 2026-06-18
   days on market $295,000 Active 140 DOM
3. 2026-06-17
   days on market $295,000 Active 139 DOM
4. 2026-06-16
   days on market $295,000 Active 138 DOM
5. 2026-06-15
   days on market $295,000 Active 137 DOM
6. 2026-06-14
   days on market $295,000 Active 135 DOM
7. 2026-06-12
   days on market $295,000 Active 134 DOM
8. 2026-06-09
   days on market $295,000 Active 131 DOM
9. 2026-06-08
   statusdays on market $295,000 Active 130 DOM
10. 2026-06-07
    days on market $295,000 Price Change 129 DOM
11. 2026-06-05
    days on market $295,000 Price Change 126 DOM
12. 2026-06-03
    days on market $295,000 Price Change 125 DOM
13. 2026-06-02
    days on market $295,000 Price Change 124 DOM
14. 2026-06-01
    days on market $295,000 Price Change 123 DOM
15. 2026-05-31
    days on market $295,000 Price Change 122 DOM
16. 2026-05-30
    days on market $295,000 Price Change 121 DOM
17. 2026-04-08
    price $300,000 871-char remark

    Show marketing remark (871 chars)

    Spacious 5-bedroom, 4-bathroom home offering approximately 2,400 sq. ft. of living space in the heart of Center Point, TX. This rustic Hill Country-style property showcases beautiful stone masonry surrounding the exterior, adding timeless charm and strong curb appeal. Inside, enjoy a warm and inviting living area with a fireplace, perfect for cozy evenings. The home features a functional, flexible layout ideal for large households, multi-generational living, or potential short-term rental use. Step outside to a covered patio, ideal for relaxing and entertaining. The property also includes a privacy fence for added seclusion and a carport for covered parking. Located within walking distance to the Guadalupe River, this home offers the perfect blend of country living, natural beauty, and small-town charm-a rare opportunity in a desirable riverside community.

18. 2026-01-29
    listed $315,000 New 871-char remark

    Show marketing remark (871 chars)

    Spacious 5-bedroom, 4-bathroom home offering approximately 2,400 sq. ft. of living space in the heart of Center Point, TX. This rustic Hill Country-style property showcases beautiful stone masonry surrounding the exterior, adding timeless charm and strong curb appeal. Inside, enjoy a warm and inviting living area with a fireplace, perfect for cozy evenings. The home features a functional, flexible layout ideal for large households, multi-generational living, or potential short-term rental use. Step outside to a covered patio, ideal for relaxing and entertaining. The property also includes a privacy fence for added seclusion and a carport for covered parking. Located within walking distance to the Guadalupe River, this home offers the perfect blend of country living, natural beauty, and small-town charm-a rare opportunity in a desirable riverside community.

19. 2019-07-01
    soldstatus
20. 2009-08-05
    soldstatus $48,000

ⓘ 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: $5,103 · $425/mo
• Projected year-2 tax: $5,398 · $450/mo
• Expected delta: +$296/yr (+$25/mo · 5.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $54,000
• − Mortgage interest: −$16,525
• − Property taxes: −$5,103
• − Insurance: −$1,475
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$8,582
• Taxable income: $13,676
• Est. tax owed @ 24.0%: −$3,282
• After-tax cash flow: $14,236/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: Center Point ISD
• NCES district ID: 4813350
• Math proficiency: 36% ▼ -11.00%
• Reading proficiency: 47% ▲ 4.00%
• Median HH income: $47,127
• Composite: 35.42/100
• National rank: #4939
• State rank: #359 of 826 in TX

Livability — Center Point

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Center Point, TX
• Population (ZIP): 3,819

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Hispanic / Latino 38% Two or more races 26% Asian 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Romanian 5% Lithuanian 2% Serbian 2%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 70% English-only · Spanish 30%

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: ▲ 1.11%
• Current HPI: 226.9684
• 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

+525.0% since first listed

4 events — show timeline

• 2026-04-08 Price Changed $300,000 LERA
• 2026-01-29 Listed $315,000 LERA
• 2019-07-01 Sold (Public Records) — Public Records
• 2009-08-05 Sold (Public Records) $48,000 Public Records

Property tax history

+38.5%/yr

Latest (2025): $5,103 · +7.1% YoY. Source: county tax records.