1000 W Clare · Beeville, TX 78102

$65,000

3 bd · 2.0 ba · 1,264 sqft · SingleFamily public records · 230 Days on market

Built 1951 0.32 ac lot $51/sqft · 55% 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 +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 MLS

Corner Frame 3-bedroom, 2 baths; Owner selling "as is" needs new roof and siding work outside; a lot of work done inside but need finishing touches. Cash or Conv loan not contingent on condition of property. No lender repairs. Adjacent lot included with property. From the front of the house walk up to the welcoming front porch. Front door opens up to the open living dining area with pretty wood floors off to one side are doors to two of the 3 bedrooms there is the full bathroom nearby. Off the dining area is an opening, adjacent to the breakfast bar, to a really neat looking kitchen built 40 -50 years ago on one side access the enclosed one car garage the other side of the kitchen leads to primary sitting room or study which continues on to the primary bedroom which has a bathroom with shower.

Key facts

• Primary bedroom
• Breakfast bar
• Primary sitting room

Tags

• WELCOMING FRONT PORCH
• OPEN LIVING DINING AREA
• BREAKFAST BAR
• ENCLOSED ONE CAR GARAGE
• PRIMARY SITTING ROOM
• PRIMARY BEDROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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: 185 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($57k) 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: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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: 1.76% ✓
• Cap rate: 13.86%
• Cash-on-cash: 27.04%
• DSCR: 2.20
• GRM: 4.7

CMA / ARV

• ARV (median comp): $145,656
• List price: $65,000
• Delta: -55.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 W Bates	0.39mi	3/2.0	1,283 (+2%)	2mo	$242,425	$189	77
810 W Bates	0.39mi	3/2.0	1,294 (+2%)	8mo	$236,500	$183	71
815 W Morales	0.56mi	3/2.5	1,268 (+0%)	14mo	$149,000	$118	60
801 W Magnolia	0.45mi	3/2.0	1,255 (-1%)	23mo	$226,500	$180	59
803 W Magnolia	0.45mi	3/2.0	1,295 (+2%)	22mo	$230,500	$178	56
906 Jefferson	0.72mi	3/1.0	1,216 (-4%)	3mo	$99,000	$81	54
906 W Bates	0.41mi	3/2.0	1,154 (-9%)	18mo	$225,000	$195	51
122 Leverman	0.64mi	3/2.0	1,316 (+4%)	18mo	$89,999	$68	48
1609 N Ave D	0.47mi	3/2.0	1,368 (+8%)	22mo	$171,900	$126	46
807 N Ave D	0.43mi	3/2.0	1,104 (-13%)	20mo	$167,500	$152	43
1601 N Madison Ave	0.54mi	2/2.0 (-1)	1,341 (+6%)	23mo	$84,999	$63	41

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: 21.0%
• Equity multiple: 1.86×
• Total profit: $15,630
• Equity at exit: $9,692

10-year hold

• IRR: 29.2%
• Equity multiple: 3.61×
• Total profit: $47,425
• Equity at exit: $5,620

Cash invested: $18,200 (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: 185
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$127 /mo · $1,530/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $410

Break-even live

Break-even rent $627

Max offer price $65,000

Occupancy floor 59%

Sensitivity live

Price	-10% $447	-5% $428	+0% $410	+5% $392	+10% $373
Rent	-10% $320	-5% $365	+0% $410	+5% $455	+10% $501
Rate	-1.0pp $443	-0.5pp $427	base $410	+0.5pp $393	+1.0pp $376

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 N Tyler St Beeville, TX	2.0	1.0	944	$950	$1.01	45d	1	1.01mi
908 W Youst St Beeville, TX	3.0	1.5	1400	$1,150	$0.82	22d	1	1.04mi
600 E Crockett St Beeville, TX	2.0	1.0	990	$750	$0.76	45d	1	1.40mi
3101 N Saint Marys St Unit 3103 Beeville, TX	3.0	2.0	1433	$1,433	$1.00	22d	1	1.49mi

Listing history 22 events

1. 2026-06-19
   days on market $65,000 Active 230 DOM
2. 2026-06-18
   days on market $65,000 Active 229 DOM
3. 2026-06-17
   days on market $65,000 Active 228 DOM
4. 2026-06-16
   days on market $65,000 Active 227 DOM
5. 2026-06-15
   days on market $65,000 Active 226 DOM
6. 2026-06-14
   days on market $65,000 Active 224 DOM
7. 2026-06-12
   statusdays on market $65,000 Active 223 DOM
8. 2026-06-09
   days on market $65,000 Back on Market 220 DOM
9. 2026-06-08
   days on market $65,000 Back on Market 219 DOM
10. 2026-06-07
    days on market $65,000 Back on Market 218 DOM
11. 2026-06-07
    days on market $65,000 Back on Market 217 DOM
12. 2026-06-03
    days on market $65,000 Back on Market 214 DOM
13. 2026-06-02
    statusdays on market $65,000 Back on Market 213 DOM
14. 2026-05-31
    days on market $65,000 Active 212 DOM
15. 2026-05-30
    days on market $65,000 Active 211 DOM
16. 2026-03-05
    status Back on Market 814-char remark

    Show marketing remark (814 chars)

    Corner Frame 3-bedroom, 2 baths; Owner selling "as is" needs new roof and siding work outside; a lot of work done inside but need finishing touches. Cash or Conv loan not contingent on condition of property. No lender repairs. Adjacent lot included with property. From the front of the house walk up to the welcoming front porch. Front door opens up to the open living dining area with pretty wood floors off to one side are doors to two of the 3 bedrooms there is the full bathroom nearby. Off the dining area is an opening, adjacent to the breakfast bar, to a really neat looking kitchen built 40 -50 years ago on one side access the enclosed one car garage the other side of the kitchen leads to primary sitting room or study which continues on to the primary bedroom which has a bathroom with shower.

17. 2026-02-28
    historical 814-char remark

    Show marketing remark (814 chars)

    Corner Frame 3-bedroom, 2 baths; Owner selling "as is" needs new roof and siding work outside; a lot of work done inside but need finishing touches. Cash or Conv loan not contingent on condition of property. No lender repairs. Adjacent lot included with property. From the front of the house walk up to the welcoming front porch. Front door opens up to the open living dining area with pretty wood floors off to one side are doors to two of the 3 bedrooms there is the full bathroom nearby. Off the dining area is an opening, adjacent to the breakfast bar, to a really neat looking kitchen built 40 -50 years ago on one side access the enclosed one car garage the other side of the kitchen leads to primary sitting room or study which continues on to the primary bedroom which has a bathroom with shower.

18. 2025-10-26
    listed $65,000 New 814-char remark

    Show marketing remark (814 chars)

    Corner Frame 3-bedroom, 2 baths; Owner selling "as is" needs new roof and siding work outside; a lot of work done inside but need finishing touches. Cash or Conv loan not contingent on condition of property. No lender repairs. Adjacent lot included with property. From the front of the house walk up to the welcoming front porch. Front door opens up to the open living dining area with pretty wood floors off to one side are doors to two of the 3 bedrooms there is the full bathroom nearby. Off the dining area is an opening, adjacent to the breakfast bar, to a really neat looking kitchen built 40 -50 years ago on one side access the enclosed one car garage the other side of the kitchen leads to primary sitting room or study which continues on to the primary bedroom which has a bathroom with shower.

19. 1994-04-13
    soldstatus
20. 1993-05-22
    soldstatus
21. 1991-10-02
    soldstatus
22. 1991-01-17
    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: $1,530 · $127/mo
• Projected year-2 tax: $1,530 · $127/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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 22 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: $13,754
• − Mortgage interest: −$3,641
• − Property taxes: −$1,530
• − Insurance: −$325
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$1,891
• Taxable income: $4,167
• Est. tax owed @ 24.0%: −$1,000
• After-tax cash flow: $3,921/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

7 events — show timeline

• 2026-03-05 Relisted — LERA
• 2026-02-28 Listing Removed — LERA
• 2025-10-26 Listed $65,000 LERA
• 1994-04-13 Sold (Public Records) — Public Records
• 1993-05-22 Sold (Public Records) — Public Records
• 1991-10-02 Sold (Public Records) — Public Records
• 1991-01-17 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $1,530 · +11.7% YoY. Source: county tax records.