1905 N Ben Wilson St #10 · Victoria, TX 77901

$98,000

3 bd · 1.5 ba · 1,200 sqft · Townhouse public records · 94 Days on market

Built 1979 Good condition 3,310 sqft lot $82/sqft · 28% below area Est $136k · 28% under

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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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.3/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This updated corner townhome offers 2 spacious bedrooms, 1.5 baths, and features vinyl flooring throughout, complemented by modernized fixtures. It provides the low-maintenance lifestyle that is highly sought after. Ideal for first-time home buyers, college students, or investors seeking a turnkey property, this residence meets all expectations close to college and shopping. With its fresh updates and functional layout, the home exudes a clean, modern ambiance, ready for its next owner. No lawn maintenance allows for more leisure time and less outdoor upkeep. Properties of this affordability are in high demand and tend to sell quickly.

Key facts

• Built 1979
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $98k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $89k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 3.5% in Victoria — 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 71/100 on livability (#309 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities F, commute F.
• Victoria ISD (urban): math 24% / reading 33% proficiency, ranked #645 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: O'Connor El (math 18% / reading 24%, grade F, #3,492 of 4,322 statewide, top 81%, 396 students, 88% FRL); Stroman Middle (math 12% / reading 22%, grade F, #1,520 of 1,662 statewide, top 92%, 265 students, 74% FRL); Victoria East H S (math 23% / reading 38%, grade F, #1,085 of 1,632 statewide, top 67%, 1,845 students, 65% FRL) — zoned schools average 76% FRL vs 58% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 263 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 43 units permitted in Victoria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $678 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Victoria County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,180 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 1.32% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.04%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $136,036
• List price: $98,000
• Delta: -27.96%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2005 Navidad St	0.56mi	3/2.0	1,220 (+2%)	2mo	$170,000	$139	68
2909 Meadowlane St	0.17mi	2/1.0 (-1)	988 (-18%)	2mo	$31,000	$31	59
3304 Lone Tree Rd	0.53mi	3/1.0	1,296 (+8%)	2mo	$65,500	$51	58
2301 E Walnut Ave	1.28mi	3/2.0	1,256 (+5%)	0mo	$199,900	$159	55
1106 Harvey Ln	0.39mi	3/1.0	1,008 (-16%)	0mo	$129,900	$129	55
2006 Meadowlane St	0.51mi	3/1.5	1,362 (+14%)	1mo	$145,000	$106	53
2006 Bon Aire Ave	1.06mi	3/2.0	1,289 (+7%)	2mo	$212,000	$164	49
2312 Tibiletti Dr	1.10mi	2/2.0 (-1)	1,280 (+7%)	2mo	$130,000	$102	46
1308 E Park Ave	1.16mi	3/1.0	1,352 (+13%)	0mo	$171,000	$126	42
1705 Avondale St	0.70mi	3/2.0	1,398 (+16%)	2mo	$144,900	$104	38
603 N Depot St	1.47mi	3/1.0	1,431 (+19%)	0mo	$129,000	$90	38
1004 E Buena Vista Ave	1.48mi	2/2.0 (-1)	998 (-17%)	1mo	$149,000	$149	32

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $2,261
• Equity at exit: $14,612

10-year hold

• IRR: 8.6%
• Equity multiple: 1.57×
• Total profit: $15,643
• Equity at exit: $8,473

Cash invested: $27,440 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $194,500 ($141/sqft)
• Median days on market: 46 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -19.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77901

• Rents YoY: -0.8%
• Active inventory: 263
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$514
• Tax from tax record: −$120 /mo · $1,436/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $344

Break-even live

Break-even rent $854

Max offer price $98,000

Occupancy floor 68%

Sensitivity live

Price	-10% $399	-5% $372	+0% $344	+5% $316	+10% $288
Rent	-10% $242	-5% $293	+0% $344	+5% $395	+10% $446
Rate	-1.0pp $393	-0.5pp $369	base $344	+0.5pp $318	+1.0pp $293

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: $24,500
• Closing costs: $2,940
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2402 N Ben Wilson St Victoria, TX	1.0–2.0	1.0–2.0	987	$1,580	$1.60	93d	20	0.29mi
1709 Navidad St Victoria, TX	4.0	1.0	1457	$1,595	$1.09	93d	1	0.70mi
1810 E Colorado St Victoria, TX	1.0–3.0	1.0–2.0	907	$1,425	$1.57	93d	8	0.70mi
1603 E Brazos St Victoria, TX	1.0–2.0	1.0	796	$975	$1.22	93d	6	0.83mi
102 Palmwood Dr Victoria, TX	2.0	2.0	1100	$1,045	$0.95	93d	1	0.87mi
212 Sam Houston Dr Unit 209 Victoria, TX	2.0	1.0	974	$963	$0.99	93d	1	0.88mi
212 Sam Houston Dr Unit 220 Victoria, TX	2.0	1.0	974	$1,013	$1.04	93d	1	0.88mi
306 Sam Houston Dr Victoria, TX	1.0–2.0	1.0–2.0	770	$1,370	$1.78	93d	4	0.90mi
203 Palmwood Dr Unit B Victoria, TX	3.0	2.0	1110	$1,350	$1.22	93d	1	0.95mi
903 Linwood Dr Apt 406 Victoria, TX	2.0	1.0	866	$975	$1.13	93d	1	1.21mi
903 Linwood Dr Victoria, TX	2.0	2.0	950	$1,150	$1.21	93d	1	1.21mi
2303 N Louis St Unit 2307 Victoria, TX	2.0	1.0	820	$850	$1.04	93d	1	1.27mi
2303 N Louis St Unit 2303 Victoria, TX	3.0	1.0	850	$950	$1.12	93d	1	1.27mi
602 Sherwood Dr Unit C Victoria, TX	2.0	2.0	1225	$1,250	$1.02	93d	1	1.32mi
301 Westwood St Victoria, TX	2.0	1.0	987	$1,145	$1.16	93d	1	1.37mi
301 Westwood St Apt D Victoria, TX	2.0	1.5	987	$1,145	$1.16	93d	1	1.38mi
308 Westwood St Unit D Victoria, TX	2.0	1.5	1010	$1,175	$1.16	93d	1	1.41mi

Property features AI

Exterior

• Utilities: Public water (not connected at lot)Public sewer (not connected at lot)
• Home design: 2-story propertyResale propertyRaised foundation
• Construction: Brick and HardiPlank exteriorComposition/shingle roofBuilt year source: Assessor
• Exterior features: City lotLess than quarter acreCity street frontageNo notable exterior features listed

Interior

• Kitchen: DishwasherElectric rangeRange hood
• Bedrooms: Upper-level primary (number of bedrooms not specified)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Ceiling fan(s)Upper-level primary bedroomEat-in kitchen
• Laundry & utility: Stacked laundry

Listing history 50 events

1. 2026-08-08
   days on market $98,000 Active 94 DOM
2. 2026-08-07
   days on market $98,000 Active 93 DOM
3. 2026-08-06
   days on market $98,000 Active 92 DOM
4. 2026-08-05
   days on market $98,000 Active 91 DOM
5. 2026-08-04
   days on market $98,000 Active 90 DOM
6. 2026-08-03
   days on market $98,000 Active 89 DOM
7. 2026-07-31
   days on market $98,000 Active 86 DOM
8. 2026-07-29
   days on market $98,000 Active 84 DOM
9. 2026-07-27
   days on market $98,000 Active 82 DOM
10. 2026-07-25
    days on market $98,000 Active 80 DOM
11. 2026-07-23
    days on market $98,000 Active 78 DOM
12. 2026-07-22
    days on market $98,000 Active 77 DOM
13. 2026-07-21
    days on market $98,000 Active 76 DOM
14. 2026-07-18
    days on market $98,000 Active 73 DOM
15. 2026-07-16
    days on market $98,000 Active 71 DOM
16. 2026-07-16
    days on market $98,000 Active 70 DOM
17. 2026-07-14
    days on market $98,000 Active 69 DOM
18. 2026-07-13
    days on market $98,000 Active 68 DOM
19. 2026-07-12
    days on market $98,000 Active 67 DOM
20. 2026-07-11
    days on market $98,000 Active 66 DOM
21. 2026-07-10
    days on market $98,000 Active 65 DOM
22. 2026-07-09
    days on market $98,000 Active 64 DOM
23. 2026-07-08
    days on market $98,000 Active 63 DOM
24. 2026-07-07
    days on market $98,000 Active 62 DOM
25. 2026-07-06
    days on market $98,000 Active 61 DOM
26. 2026-07-05
    days on market $98,000 Active 60 DOM
27. 2026-07-04
    days on market $98,000 Active 59 DOM
28. 2026-07-03
    days on market $98,000 Active 58 DOM
29. 2026-07-02
    days on market $98,000 Active 57 DOM
30. 2026-07-01
    days on market $98,000 Active 56 DOM
31. 2026-06-30
    days on market $98,000 Active 55 DOM
32. 2026-06-29
    days on market $98,000 Active 54 DOM
33. 2026-06-28
    days on market $98,000 Active 53 DOM
34. 2026-06-28
    days on market $98,000 Active 52 DOM
35. 2026-06-27
    days on market $98,000 Active 51 DOM
36. 2026-06-26
    days on market $98,000 Active 50 DOM
37. 2026-06-23
    days on market $98,000 Active 47 DOM
38. 2026-06-21
    days on market $98,000 Active 46 DOM
39. 2026-06-19
    days on market $98,000 Active 44 DOM
40. 2026-06-18
    days on market $98,000 Active 43 DOM
41. 2026-06-17
    days on market $98,000 Active 42 DOM
42. 2026-06-16
    days on market $98,000 Active 41 DOM
43. 2026-06-15
    days on market $98,000 Active 40 DOM
44. 2026-06-14
    days on market $98,000 Active 38 DOM
45. 2026-06-13
    days on market $98,000 Active 37 DOM
46. 2026-06-10
    days on market $98,000 Active 35 DOM
47. 2026-06-09
    days on market $98,000 Active 34 DOM
48. 2026-06-08
    days on market $98,000 Active 33 DOM
49. 2026-06-07
    days on market $98,000 Active 32 DOM
50. 2026-06-03
    days on market $98,000 Active 28 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: $1,436 · $120/mo
• Projected year-2 tax: $1,793 · $149/mo
• Expected delta: +$357/yr (+$30/mo · 24.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $15,468
• − Mortgage interest: −$5,490
• − Property taxes: −$1,436
• − Insurance: −$490
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$2,851
• Taxable income: $2,726
• Est. tax owed @ 24.0%: −$654
• After-tax cash flow: $3,472/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $6,000–$18,000 screening

This updated townhouse offers a good condition with modern amenities and a fresh exterior. It's ready for its next owner and can be further enhanced with minor updates.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Resale Replace old appliances — Modernizes kitchen and appeals to buyers ↑
• Both Install smart home devices — Improves convenience and marketability ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 23/100

Zoned Schools

Elementary O'connor El F TX #3,492/4,322 Nat'l #33,016/41,679 Middle Stroman Middle F TX #1,520/1,662 Nat'l #12,279/14,009 High Victoria East H S F TX #1,085/1,632 Nat'l #10,882/17,239

Schools (NCES district)

• District: Victoria ISD
• NCES district ID: 4844150
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 33% ▼ -2.00%
• Median HH income: $50,534
• Composite: 24.98/100
• National rank: #7562
• State rank: #645 of 826 in TX

B Composite livability gradescore 71/100

Livability — Victoria

• Score: 71/100
• State rank: #309
• US rank: #6960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Victoria, TX
• County: Victoria County · 106,119 people
• City population: 69,915
• Metro: Victoria, TX
• Population (ZIP): 39,854
• Household income: $57,923
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 12% of renters

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Population outlook (Victoria County) Hauer SSP2

• Today (2025): 106,119 people
• By 2030: 113,161 · +6.6%
• By 2040: 127,402 · +20.1%
• By 2050: 141,953 · +33.8%
• By 2075: 179,410 · +69.1%
• By 2100: 200,127 · +88.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 30% White 24% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Serbian 2% Lithuanian 1% Italian 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 64% English-only · Spanish 35% Chinese 1%

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Political lean MEDSL · Victoria

• 2024 margin: Solid R (+42.6) · D 28.4% · R 71.0%
• 2008→2024 swing: -9.0pp toward R · 2008: -33.6pp · 2024: -42.6pp
• All cycles: 2024: R+42.6 2020: R+38.0 2016: R+40.0 2012: R+37.8 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -127.62%
• Current HPI: 138.3569
• Rent YoY: ▼ -0.79%
• Metro: Victoria, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Exterior

• Utilities: Public water (not connected at lot)Public sewer (not connected at lot)
• Home design: 2-story propertyResale propertyRaised foundation
• Construction: Brick and HardiPlank exteriorComposition/shingle roofBuilt year source: Assessor
• Exterior features: City lotLess than quarter acreCity street frontageNo notable exterior features listed

Interior

• Kitchen: DishwasherElectric rangeRange hood
• Bedrooms: Upper-level primary (number of bedrooms not specified)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Ceiling fan(s)Upper-level primary bedroomEat-in kitchen
• Laundry & utility: Stacked laundry

Price history

+55.6% since first listed

21 events — show timeline

• 2026-05-06 Listed $98,000 CTXMLS
• 2024-01-28 Listing Removed — CTXMLS
• 2024-01-05 Listed $108,000 CTXMLS
• 2023-06-29 Sold (Public Records) — Public Records
• 2023-05-25 Pending — CTXMLS
• 2023-05-16 Price Changed $77,500 CTXMLS
• 2023-04-17 Price Changed $80,000 CTXMLS
• 2023-01-18 Listed $89,500 CTXMLS
• 2022-02-18 Price Changed $800 RENT.
• 2021-02-24 Sold (Public Records) — Public Records
• 2021-02-12 Sold (Public Records) — Public Records
• 2021-02-02 Pending — CTXMLS
• 2021-02-01 Listed $76,500 CTXMLS
• 2020-07-24 Sold (Public Records) — Public Records
• 2020-03-18 Sold (Public Records) — Public Records
• 2020-03-09 Pending — CTXMLS
• 2020-02-12 Price Changed $54,900 CTXMLS
• 2020-01-28 Price Changed $59,900 CTXMLS
• 2019-12-09 Listed $63,000 CTXMLS
• 2019-09-04 Sold (Public Records) — Public Records
• 2015-09-08 Sold (Public Records) — Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,436 · -33.9% YoY. Source: county tax records.