807 W Inez St · Beeville, TX 78102

$89,000

3 bd · 1.0 ba · 950 sqft · SingleFamily public records · 11 Days on market

Built 1983 8,276 sqft lot Est $128k · 31% under

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Why this score? — see what drove the C+ 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 +22.9/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This House has a Park Like Back Yard with it's Multiple Huge Oak Trees - It's a Perfect Place for Family Gatherings and Barbecuing or just Relaxing and Enjoying the Outdoors. This Property does need a bit of TLC but it could be a Real Cute Place, and there are Newer Constructed Homes Across the Street which makes a Nice Setting for this Home.

Key facts

• Park like back yard
• 8,276 sq ft lot
• Garage

Tags

• PARK LIKE BACK YARD
• MULTIPLE HUGE OAK TREES

Property features AI

Finance

• Other: Subdivision: B L & I Co
• Financial info: Currently being leased; Tenant will vacate (negotiable)
• HOA & community: Park/playground nearby

Exterior

• Parking: Attached 1-car garage
• Utilities: City water and sewer
• Home design: Pre-owned property; Front faces north
• Construction: Slab foundation; Composition roof
• Exterior features: Brick and wood exterior; Mature trees; Wooded, level lot; Street paved/asphalt; Other - see remarks

Interior

• Kitchen: Stove/Range; Refrigerator
• Bedrooms: Master bedroom on lower level (11 x 9); Bedroom 2 (11 x 9); Bedroom 3 (7 x 8)
• Flooring: Linoleum flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating with window unit; One window air conditioner
• Interior features: Ceiling fans; Eat-in kitchen; Laundry on main level; Smoke alarm; Electric water heater; Some window coverings remain
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Cap rate 8.4% vs local median 3.4% in Beeville — 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 70/100 on livability (#354 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D-, amenities F.
• Beeville ISD (town): math 23% / reading 37% proficiency, ranked #638 of 826 in TX (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 187 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 15 units permitted in Bee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bee County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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: property tax is 3.0% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.25% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $128,250
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 W Inez	0.15mi	2/1.0 (-1)	1,056 (+11%)	4mo	$75,000	$71	66
1805 N Washington St	0.42mi	3/1.0	1,020 (+7%)	12mo	$157,900	$155	58
1602 N Fenner	0.15mi	2/1.0 (-1)	1,040 (+10%)	18mo	$150,000	$144	57
902 W Flournoy	0.49mi	3/1.0	1,070 (+13%)	1mo	$144,400	$135	56
1102 Saint Marys	0.60mi	3/1.0	1,056 (+11%)	1mo	$135,000	$128	52
507 W Ireland	0.72mi	3/1.0	1,050 (+10%)	11mo	$145,000	$138	40
904 N Morris St	0.54mi	3/1.0	825 (-13%)	22mo	$79,500	$96	34

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

Projected returns pro-forma

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

5-year hold

• IRR: -4.7%
• Equity multiple: 0.82×
• Total profit: $-4,411
• Equity at exit: $13,270

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $9,284
• Equity at exit: $7,695

Cash invested: $24,920 (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 78102

• Home prices YoY: -34.5%
• Active inventory: 187
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$221 /mo · $2,657/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $156

Break-even live

Break-even rent $918

Max offer price $89,000

Occupancy floor 81%

Sensitivity live

Price	-10% $206	-5% $181	+0% $156	+5% $131	+10% $105
Rent	-10% $68	-5% $112	+0% $156	+5% $200	+10% $244
Rate	-1.0pp $201	-0.5pp $178	base $156	+0.5pp $133	+1.0pp $109

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 N Saint Marys St Apt 102 Beeville, TX	2.0	1.0	814	$900	$1.11	44d	1	0.53mi
1306 N Tyler St Beeville, TX	2.0	1.0	944	$950	$1.01	44d	1	0.85mi

Listing history 9 events

1. 2026-06-19
   statusdays on market $89,000 Active 11 DOM
2. 2026-06-18
   days on market $89,000 New 10 DOM
3. 2026-06-17
   days on market $89,000 New 9 DOM
4. 2026-06-16
   days on market $89,000 New 8 DOM
5. 2026-06-15
   days on market $89,000 New 7 DOM
6. 2026-06-14
   days on market $89,000 New 5 DOM
7. 2026-06-12
   days on market $89,000 New 4 DOM
8. 2026-06-09
   remarks 344-char remark
9. 2026-06-09
   listed $89,000 New 1 DOM

ⓘ 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: $2,657 · $221/mo
• Projected year-2 tax: $2,657 · $221/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 21 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: $13,383
• − Mortgage interest: −$4,985
• − Property taxes: −$2,657
• − Insurance: −$445
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$2,589
• Taxable income: $566
• Est. tax owed @ 24.0%: −$136
• After-tax cash flow: $1,734/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: Beeville ISD
• NCES district ID: 4809720
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 37% ▲ 3.00%
• Median HH income: $40,319
• Composite: 25.23/100
• National rank: #7503
• State rank: #638 of 826 in TX

Livability — Beeville

• Score: 70/100
• State rank: #354
• US rank: #7698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beeville, TX
• County: Bee County · 27,455 people
• City population: 27,455
• Metro: Beeville, TX
• Population (ZIP): 27,455
• Household income: $58,939
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 853.0

Population outlook (Bee County) Hauer SSP2

• Today (2025): 35,003 people
• By 2030: 36,447 · +4.1%
• By 2040: 39,810 · +13.7%
• By 2050: 43,525 · +24.3%
• By 2075: 51,766 · +47.9%
• By 2100: 53,434 · +52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 29% White 27% Black 7%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 66% English-only · Spanish 33%

Political lean MEDSL · Bee

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -29.8pp toward R · 2008: -10.1pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+28.9 2016: R+15.4 2012: R+11.5 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.59%
• Current HPI: 145.1182
• Rent YoY: —
• Metro: Beeville, TX
• 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

+304.5% since first listed

5 events — show timeline

• 2026-04-16 Listed $89,000 LERA
• 2016-02-24 Listing Removed — LERA
• 2015-08-24 Listed $22,000 LERA
• 1984-07-03 Sold (Public Records) — Public Records
• 1982-08-25 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,657 · +4.8% YoY. Source: county tax records.