432 W Avenue D · Robstown, TX 78380

$55,000

3 bd · 2.5 ba · 1,560 sqft · SingleFamily public records · 100 Days on market

Built 1988 3,498 sqft lot $35/sqft · 66% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.9/10.0

Listing remarks MLS

Investor Special!! The potential is great with this property. Charming two-story home with classic front porch and fenced yard. There is plenty of outdoor space. Ideal opportunity to renovate, invest, or create your vision. Schedule your tour today.

Key facts

• Two-story home
• Fenced yard
• Outdoor space

Tags

• TWO-STORY HOME
• CLASSIC FRONT PORCH
• FENCED YARD
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 26.2% vs local median 4.0% in Robstown — 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 80/100 on livability (#47 in TX, #1,942 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D-, crime D-, amenities F.
• Robstown ISD (town): math 18% / reading 28% proficiency, ranked #757 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 182 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.97% ✓
• Cap rate: 26.19%
• Cash-on-cash: 71.06%
• DSCR: 4.16
• GRM: 2.8

CMA / ARV

• ARV (median comp): $163,076
• List price: $55,000
• Delta: -66.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 Iowa St	0.53mi	3/1.0	1,552 (-0%)	6mo	$8,999	$6	64
416 & 420 E Avenue F	0.69mi	4/2.0 (+1)	1,500 (-4%)	5mo	$199,000	$133	51
106 W Main Ave	0.39mi	3/3.0	1,726 (+11%)	23mo	$235,000	$136	42
913 Dakota St	0.67mi	3/2.0	1,484 (-5%)	22mo	$40,000	$27	40

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: 34.1%
• Equity multiple: 2.45×
• Total profit: $22,292
• Equity at exit: $8,201

10-year hold

• IRR: 41.1%
• Equity multiple: 4.92×
• Total profit: $60,388
• Equity at exit: $4,755

Cash invested: $15,400 (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 78380

• Home prices YoY: -1.9%
• Active inventory: 182
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,636 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $485

Break-even live

Break-even rent $1,021

Max offer price $55,000

Occupancy floor 65%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 East Avenue G Unit G Robstown, TX	3.0	2.0	1222	$1,700	$1.39	21d	1	0.59mi
630 Wright St Robstown, TX	1.0–3.0	1.0–2.0	936	$1,479	$1.58	13d	8	1.10mi

Listing history 15 events

1. 2026-06-18
   days on market $55,000 Active 100 DOM
2. 2026-06-17
   days on market $55,000 Active 99 DOM
3. 2026-06-16
   days on market $55,000 Active 98 DOM
4. 2026-06-15
   days on market $55,000 Active 97 DOM
5. 2026-06-15
   days on market $55,000 Active 96 DOM
6. 2026-06-13
   days on market $55,000 Active 95 DOM
7. 2026-06-09
   days on market $55,000 Active 91 DOM
8. 2026-06-08
   days on market $55,000 Active 90 DOM
9. 2026-06-08
   days on market $55,000 Active 89 DOM
10. 2026-06-07
    days on market $55,000 Active 88 DOM
11. 2026-06-03
    days on market $55,000 Active 85 DOM
12. 2026-06-02
    days on market $55,000 Active 84 DOM
13. 2026-06-01
    days on market $55,000 Active 83 DOM
14. 2026-05-31
    days on market $55,000 Active 82 DOM
15. 2026-03-09
    listed $55,000 Active 249-char remark

    Show marketing remark (249 chars)

    Investor Special!! The potential is great with this property. Charming two-story home with classic front porch and fenced yard. There is plenty of outdoor space. Ideal opportunity to renovate, invest, or create your vision. Schedule your tour today.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 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: $19,626
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$5,394
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$1,600
• Taxable income: $5,587
• Est. tax owed @ 24.0%: −$1,341
• After-tax cash flow: $4,484/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: Robstown ISD
• NCES district ID: 4837440
• Math proficiency: 18% ▼ -21.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $33,362
• Composite: 18.77/100
• National rank: #8875
• State rank: #757 of 826 in TX

Livability — Robstown

• Score: 80/100
• State rank: #47
• US rank: #1942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Robstown, TX
• Population (ZIP): 23,752

Population outlook (Nueces County) Hauer SSP2

• Today (2025): 418,037 people
• By 2030: 447,123 · +7.0%
• By 2040: 505,911 · +21.0%
• By 2050: 567,522 · +35.8%
• By 2075: 729,686 · +74.6%
• By 2100: 847,087 · +102.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 38% White 23%
• Hispanic origin (detail): Mexican 71%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 52% English-only · Spanish 47%

Political lean MEDSL · Nueces

• 2024 margin: R (+11.5) · D 43.8% · R 55.3%
• 2008→2024 swing: -7.1pp toward R · 2008: -4.4pp · 2024: -11.5pp
• All cycles: 2024: R+11.5 2020: R+2.9 2016: R+1.5 2012: R+3.2 2008: R+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.51%
• Current HPI: 286.19
• 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

1 event — show timeline

• 2026-03-09 Listed $55,000 CBMLS

Property tax history

+6.2%/yr

Latest (2025): $3,128 · +11.5% YoY. Source: county tax records.