123 Burnet St · Port Lavaca, TX 77979

$89,900

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 69 Days on market

Built 1950 8,751 sqft lot $83/sqft · 43% below area Est $158k · 43% under ↓ 27% since listing

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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 +20.3/30.0
• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• DSCR +6.5/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here's a polished and more compelling version of your listing description: --- Welcome home! The inviting living room is filled with abundant natural light, creating a warm and welcoming atmosphere. The kitchen features a stylish tile backsplash and a gas stove, perfect for everyday cooking and entertaining. This home offers three generously sized bedrooms and a beautifully updated bathroom complete with a modern vanity and a fully tiled shower. The shower includes a built-in bench and a detailed tiled nook for added convenience and style. Step outside to enjoy the large backyard, ideal for relaxing, gardening, or hosting gatherings. Conveniently located just a short drive from Lighthouse Beach and the local dining and attractions that Port Lavaca has to offer. Schedule your showing today and see all this home has to offer!

Key facts

• Natural light
• Gas stove
• Built-in bench

Tags

• NATURAL LIGHT
• TILE BACKSPLASH
• GAS STOVE
• UPDATED BATHROOM
• BUILT-IN BENCH
• TILED NOOK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.2% in Port Lavaca — 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 76/100 on livability (#113 in TX, #3,659 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Calhoun County ISD (town): math 44% / reading 43% proficiency, ranked #293 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 284 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 95 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Calhoun County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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.
7. 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.
8. 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: 1.24% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.51%
• DSCR: 1.25
• GRM: 6.7

CMA / ARV

• ARV (median comp): $157,900
• List price: $89,900
• Delta: -39.90%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Massanet St	0.09mi	3/1.0	1,224 (+13%)	2mo	$153,500	$125	72
525 Travis St	0.49mi	3/1.0	1,050 (-3%)	1mo	$157,900	$150	72
514 Sunnydale Dr	0.61mi	3/2.0	1,142 (+6%)	6mo	$207,000	$181	53
503 Ridgecrest Dr	0.52mi	3/2.0	1,100 (+2%)	19mo	$159,000	$145	53

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-7,096
• Equity at exit: $13,404

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $3,737
• Equity at exit: $7,773

Cash invested: $25,172 (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 77979

• Home prices YoY: -34.6%
• Active inventory: 284
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,117 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$258 /mo · $3,098/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $116

Break-even live

Break-even rent $971

Max offer price $89,900

Occupancy floor 85%

Sensitivity live

Price	-10% $167	-5% $141	+0% $116	+5% $90	+10% $65
Rent	-10% $27	-5% $72	+0% $116	+5% $160	+10% $204
Rate	-1.0pp $161	-0.5pp $139	base $116	+0.5pp $92	+1.0pp $69

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
332 Independence Dr Port Lavaca, TX	1.0–3.0	1.0–2.0	944	$1,237	$1.31	45d	20	0.75mi
600 Village Rd Unit 1000 Port Lavaca, TX	2.0	1.5	1200	$995	$0.83	45d	1	0.79mi

Listing history 26 events

1. 2026-06-21
   pricedays on market $89,900 Active 69 DOM
2. 2026-06-21
   days on market $94,900 Active 68 DOM
3. 2026-06-18
   days on market $94,900 Active 66 DOM
4. 2026-06-17
   days on market $94,900 Active 65 DOM
5. 2026-06-16
   days on market $94,900 Active 64 DOM
6. 2026-06-15
   days on market $94,900 Active 63 DOM
7. 2026-06-13
   days on market $94,900 Active 61 DOM
8. 2026-06-12
   days on market $94,900 Active 60 DOM
9. 2026-06-09
   days on market $94,900 Active 57 DOM
10. 2026-06-08
    days on market $94,900 Active 56 DOM
11. 2026-06-08
    days on market $94,900 Active 55 DOM
12. 2026-06-07
    days on market $94,900 Active 54 DOM
13. 2026-06-03
    days on market $94,900 Active 51 DOM
14. 2026-06-02
    days on market $94,900 Active 50 DOM
15. 2026-06-01
    days on market $94,900 Active 49 DOM
16. 2026-05-31
    days on market $94,900 Active 48 DOM
17. 2026-05-18
    price $94,900 836-char remark

    Show marketing remark (756 chars)

    Welcome home! The inviting living room is filled with abundant natural light, creating a warm and welcoming atmosphere. The kitchen features a stylish tile backsplash and a gas stove, perfect for everyday cooking and entertaining. This home offers three generously sized bedrooms and a beautifully updated bathroom complete with a modern vanity and a fully tiled shower. The shower includes a built-in bench and a detailed tiled nook for added convenience and style. Step outside to enjoy the large backyard, ideal for relaxing, gardening, or hosting gatherings. Conveniently located just a short drive from Lighthouse Beach and the local dining and attractions that Port Lavaca has to offer. Schedule your showing today and see all this home has to offer!

18. 2026-05-18
    price $94,900 756-char remark

    Show marketing remark (756 chars)

    Welcome home! The inviting living room is filled with abundant natural light, creating a warm and welcoming atmosphere. The kitchen features a stylish tile backsplash and a gas stove, perfect for everyday cooking and entertaining. This home offers three generously sized bedrooms and a beautifully updated bathroom complete with a modern vanity and a fully tiled shower. The shower includes a built-in bench and a detailed tiled nook for added convenience and style. Step outside to enjoy the large backyard, ideal for relaxing, gardening, or hosting gatherings. Conveniently located just a short drive from Lighthouse Beach and the local dining and attractions that Port Lavaca has to offer. Schedule your showing today and see all this home has to offer!

19. 2026-04-13
    listed $99,900 Active 836-char remark

    Show marketing remark (836 chars)

    Here's a polished and more compelling version of your listing description: --- Welcome home! The inviting living room is filled with abundant natural light, creating a warm and welcoming atmosphere. The kitchen features a stylish tile backsplash and a gas stove, perfect for everyday cooking and entertaining. This home offers three generously sized bedrooms and a beautifully updated bathroom complete with a modern vanity and a fully tiled shower. The shower includes a built-in bench and a detailed tiled nook for added convenience and style. Step outside to enjoy the large backyard, ideal for relaxing, gardening, or hosting gatherings. Conveniently located just a short drive from Lighthouse Beach and the local dining and attractions that Port Lavaca has to offer. Schedule your showing today and see all this home has to offer!

20. 2026-04-12
    listed $99,900 Active 756-char remark

    Show marketing remark (756 chars)

    Welcome home! The inviting living room is filled with abundant natural light, creating a warm and welcoming atmosphere. The kitchen features a stylish tile backsplash and a gas stove, perfect for everyday cooking and entertaining. This home offers three generously sized bedrooms and a beautifully updated bathroom complete with a modern vanity and a fully tiled shower. The shower includes a built-in bench and a detailed tiled nook for added convenience and style. Step outside to enjoy the large backyard, ideal for relaxing, gardening, or hosting gatherings. Conveniently located just a short drive from Lighthouse Beach and the local dining and attractions that Port Lavaca has to offer. Schedule your showing today and see all this home has to offer!

21. 2025-11-30
    historical
22. 2025-07-08
    price $149,900
23. 2025-06-03
    listed $159,900 Active
24. 2019-07-16
    soldstatus
25. 2019-05-27
    listed $129,900
26. 2009-02-10
    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: $3,098 · $258/mo
• Projected year-2 tax: $3,098 · $258/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 5/10 Major FEMA zone X (unshaded) · 48% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 24 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: $13,408
• − Mortgage interest: −$5,036
• − Property taxes: −$3,098
• − Insurance: −$450
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$2,615
• Taxable income: $64
• Est. tax owed @ 24.0%: −$15
• After-tax cash flow: $1,372/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: Calhoun County ISD
• NCES district ID: 4812480
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $48,588
• Composite: 37.27/100
• National rank: #4453
• State rank: #293 of 826 in TX

Livability — Port Lavaca

• Score: 76/100
• State rank: #113
• US rank: #3659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Lavaca, TX
• City population: 16,179
• Population (ZIP): 16,179

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 23,512 people
• By 2030: 24,183 · +2.9%
• By 2040: 25,370 · +7.9%
• By 2050: 26,388 · +12.2%
• By 2075: 28,014 · +19.1%
• By 2100: 26,314 · +11.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 53% White 36% Two or more races 20% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 3% Slovak 1% Serbian 1%
• Foreign-born: 11% · Canada, China, Philippines
• Languages at home: 67% English-only · Spanish 27% Chinese 4% Other Asian/Pacific 2%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+52.2) · D 23.7% · R 75.8%
• 2008→2024 swing: -32.2pp toward R · 2008: -20.0pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+44.5 2016: R+36.2 2012: R+24.2 2008: R+20.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.84%
• Current HPI: 163.8892
• 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

-26.9% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $94,900 RAAR
• 2026-05-18 Price Changed $94,900 CBMLS
• 2026-04-13 Listed $99,900 RAAR
• 2026-04-12 Listed $99,900 CBMLS
• 2025-11-30 Listing Removed — CTXMLS
• 2025-07-08 Price Changed $149,900 CTXMLS
• 2025-06-03 Listed $159,900 CTXMLS
• 2019-07-16 Sold (Public Records) — Public Records
• 2019-05-27 Listed $129,900 CTXMLS
• 2009-02-10 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $3,098 · +9.0% YoY. Source: county tax records.