813 E Yoakum Ave · Kingsville, TX 78363

$71,440

2 bd · 1.0 ba · 1,510 sqft · SingleFamily public records · 138 Days on market

Built 1945 0.40 ac lot ↓ 24% since listing

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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
• Rent growth +4.3/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

HUD owned property. Case #495-901577. HUD properties are sold "As-Is". Broker must be registered with HUD to sell property. No repairs or alterations until after closing & funding. This ranch style home sits on a 0.40 acre lot w/ fenced backyard, and nice storage barn. The interior of the home offers an open kitchen to dining area, walk-in closet at primary bedroom, and an oversized 2-car garage with half bath, shop sink, and storage room.

Key facts

• Half bath
• Shop sink
• Storage barn

Tags

• FENCED BACKYARD
• STORAGE BARN
• OPEN KITCHEN TO DINING AREA
• OVERSIZED 2-CAR GARAGE
• HALF BATH
• SHOP SINK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $71k.

Deal economics

• At list price, monthly cash flow is $729 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $71k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.5% vs local median 5.4% in Kingsville — 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 (#364 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D, amenities F.
• Kingsville ISD (town): math 13% / reading 22% proficiency, ranked #800 of 826 in TX (top 97%) — 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: Rents rising fast (+7.2%/yr); 216 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 24 units permitted in Kleberg County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $494 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Kleberg County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $62,867 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.29% ✓
• Cap rate: 18.55%
• Cash-on-cash: 43.76%
• DSCR: 2.95
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $205,360
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
434 E County Rd 2090	0.18mi	3/2.0 (+1)	1,581 (+5%)	14mo	$230,000	$145	63
1019 E Lee Ave	0.24mi	3/3.0 (+1)	1,446 (-4%)	16mo	$85,000	$59	56
622 S 12th St	0.45mi	3/2.0 (+1)	1,368 (-9%)	2mo	$24,950	$18	53
315 E Alice Ave	0.49mi	3/1.0 (+1)	1,462 (-3%)	20mo	$124,800	$85	51
334 S 15th St	0.32mi	3/2.0 (+1)	1,432 (-5%)	21mo	$217,000	$152	50
427 E Johnston	0.58mi	3/3.0 (+1)	1,544 (+2%)	18mo	$245,000	$159	42
1215 E Fordyce Ave E	0.54mi	3/2.0 (+1)	1,332 (-12%)	6mo	$159,900	$120	41
704 S 17th St	0.63mi	3/2.0 (+1)	1,659 (+10%)	23mo	$225,000	$136	26

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 · 7.18% rent growth · sell at horizon

5-year hold

• IRR: 45.6%
• Equity multiple: 3.11×
• Total profit: $42,121
• Equity at exit: $10,652

10-year hold

• IRR: 53.4%
• Equity multiple: 7.44×
• Total profit: $128,856
• Equity at exit: $6,177

Cash invested: $20,003 (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 78363

• Rents YoY: 7.2%
• Active inventory: 216
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,636 high
• Mortgage (P&I): −$375
• Tax from tax record: −$159 /mo · $1,906/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $729

Break-even live

Break-even rent $713

Max offer price $71,440

Occupancy floor 50%

Sensitivity live

Price	-10% $770	-5% $750	+0% $729	+5% $709	+10% $689
Rent	-10% $600	-5% $665	+0% $729	+5% $794	+10% $859
Rate	-1.0pp $765	-0.5pp $748	base $729	+0.5pp $711	+1.0pp $692

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: $17,860
• Closing costs: $2,143
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1107 E Kenedy Ave Kingsville, TX	3.0	2.5	1526	$2,300	$1.51	22d	1	0.29mi
908 E Doddridge Ave Kingsville, TX	3.0	1.0	1100	$850	$0.77	44d	1	0.49mi
710 E C Ave Kingsville, TX	3.0	2.0	1248	$1,250	$1.00	14d	1	0.77mi
307 W Alice Ave Kingsville, TX	3.0	2.0	1600	$1,500	$0.94	44d	1	0.84mi
915 S 23rd St Kingsville, TX	3.0	2.0	1713	$1,900	$1.11	14d	1	1.04mi
614 W Alice Ave Kingsville, TX	3.0	2.0	1713	$1,599	$0.93	44d	1	1.12mi
1342 Virginia Ave Kingsville, TX	3.0	2.0	1764	$2,500	$1.42	22d	1	1.14mi
629 W Nettie Ave Kingsville, TX	3.0	2.0	1762	$1,495	$0.85	44d	1	1.23mi
503 W Mesquite Ave Kingsville, TX	3.0	2.0	1400	$1,500	$1.07	14d	1	1.30mi

Listing history 5 events

1. 2026-01-12
   status Pending
2. 2025-12-23
   price $71,440
3. 2025-11-21
   price $78,960
4. 2025-10-16
   price $86,480
5. 2025-08-27
   listed $94,000 Active

ⓘ 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: $1,906 · $159/mo
• Projected year-2 tax: $1,906 · $159/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $19,636
• − Mortgage interest: −$4,002
• − Property taxes: −$1,906
• − Insurance: −$357
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$2,078
• Taxable income: $8,151
• Est. tax owed @ 24.0%: −$1,956
• After-tax cash flow: $6,797/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: Kingsville ISD
• NCES district ID: 4825680
• Math proficiency: 13% ▼ -22.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $36,308
• Composite: 14.5/100
• National rank: #9425
• State rank: #800 of 826 in TX

Livability — Kingsville

• Score: 70/100
• State rank: #364
• US rank: #7787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingsville, TX
• County: Kleberg County · 28,920 people
• City population: 28,920
• Metro: Kingsville, TX
• Population (ZIP): 28,920
• Household income: $60,574
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1663.0

Population outlook (Kleberg County) Hauer SSP2

• Today (2025): 31,615 people
• By 2030: 32,054 · +1.4%
• By 2040: 33,008 · +4.4%
• By 2050: 34,536 · +9.2%
• By 2075: 40,931 · +29.5%
• By 2100: 46,001 · +45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 36% White 20% Black 3% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Italian 2% Slovak 1% Portuguese 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 65% English-only · Spanish 32% Other Indo-European 1%

Political lean MEDSL · Kleberg

• 2024 margin: R (+12.7) · D 43.3% · R 56.1%
• 2008→2024 swing: -20.0pp toward R · 2008: 7.2pp · 2024: -12.7pp
• All cycles: 2024: R+12.7 2020: R+1.7 2016: D+3.7 2012: D+7.8 2008: D+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.12%
• Current HPI: 147.6473
• Rent YoY: ▲ 7.18%
• Metro: Kingsville, 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

-24.0% since first listed

5 events — show timeline

• 2026-01-12 Pending — CBMLS
• 2025-12-23 Price Changed $71,440 CBMLS
• 2025-11-21 Price Changed $78,960 CBMLS
• 2025-10-16 Price Changed $86,480 CBMLS
• 2025-08-27 Listed $94,000 CBMLS

Property tax history

+1.0%/yr

Latest (2025): $1,906 · +9.8% YoY. Source: county tax records.