425 E Richard Ave · Kingsville, TX 78363

$18,000

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 195 Days on market

Built 1940 5,250 sqft lot $20/sqft · 73% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 MLS

Located in the heart of historic downtown Kingsville, this property offers a rare opportunity to invest in a neighborhood celebrated for its local charm, mature trees, and character-filled buildings. Situated within the Kingsville Independent School District, this lot measures 5,250 square feet and includes a 900 square foot home built in 1940. The existing 3-bedroom, 1-bathroom home is in need of a full renovation or potential tear-down, making it ideal for buyers looking to restore a piece of Kingsville history or start fresh with new construction. The layout provides a great foundation for reimagining a modern interior while maintaining the character of the surrounding neighborhood. Whether you’re a builder, investor, or visionary homeowner, this property presents endless possibilities in a walkable area near downtown shops, restaurants, schools, and community landmarks. With its central location, established neighborhood feel, and flexible potential, 425 E. Richard Avenue is ready for its next chapter. Property is being sold as-is.

Key facts

• Modern interior
• Full renovation
• Walkable area

Tags

• HISTORIC DOWNTOWN KINGSVILLE
• MATURE TREES
• FULL RENOVATION
• MODERN INTERIOR
• WALKABLE AREA
• DOWNTOWN SHOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $784 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Recommended offer: $16k (12.0% below list) — sets the bar for market timing.
• Cap rate 58.5% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 24 units permitted in Kleberg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $124 of loan paydown is wiped out by about $540 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($16k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $15,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 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 1940 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 6.39% ✓
• Cap rate: 58.54%
• Cash-on-cash: 186.60%
• DSCR: 9.30
• GRM: 1.3

CMA / ARV

• ARV (median comp): $66,231
• List price: $18,000
• Delta: -72.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
630 E B Ave	0.42mi	2/1.0 (-1)	900 (0%)	1mo	$46,800	$52	75
811 E B Ave	0.47mi	3/1.0	880 (-2%)	6mo	$65,000	$74	69
602 E Ella Ave	0.21mi	2/1.0 (-1)	920 (+2%)	23mo	$40,000	$43	63
231 W C Ave	0.58mi	2/1.0 (-1)	832 (-8%)	3mo	$39,900	$48	53
901 E Yoakum Ave	0.48mi	3/1.0	1,008 (+12%)	9mo	$62,000	$62	50
518 W A Ave	0.72mi	2/1.0 (-1)	880 (-2%)	11mo	$88,999	$101	49
229 W Nettie Ave	0.46mi	2/1.0 (-1)	816 (-9%)	16mo	$69,900	$86	44
216 W Santa Gertrudis St	0.39mi	2/1.0 (-1)	768 (-15%)	20mo	$69,900	$91	36

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: —
• Equity multiple: 11.33×
• Total profit: $52,055
• Equity at exit: $2,684

10-year hold

• IRR: —
• Equity multiple: 27.23×
• Total profit: $132,211
• Equity at exit: $1,556

Cash invested: $5,040 (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: 1.3×

Monthly cashflow live

• Estimated rent: $1,150 high
• Mortgage (P&I): −$94
• Tax est. 1.5%: −$22 /mo · $270/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $784

Break-even live

Break-even rent $157

Max offer price $18,000

Occupancy floor 27%

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: $4,500
• Closing costs: $540
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 E Doddridge Ave Kingsville, TX	3.0	1.0	1100	$850	$0.77	44d	1	0.93mi
910 E Doddridge Ave Unit 1 Kingsville, TX	2.0	1.0	585	$650	$1.11	44d	1	0.94mi
704 W Corral Ave Unit 503 Kingsville, TX	2.0	1.0	935	$995	$1.06	44d	1	0.99mi
704 W Corral Ave Unit 402 Kingsville, TX	2.0	1.0	935	$895	$0.96	44d	1	0.99mi
704 W Corral Ave Kingsville, TX	1.0–2.0	1.0	814	$995	$1.22	2d	7	1.01mi
704 W Corral Ave Kingsville, TX	2.0	1.0	935	$865	$0.93	44d	1	1.01mi

Listing history 18 events

1. 2026-06-19
   days on market $18,000 Active 195 DOM
2. 2026-06-18
   days on market $18,000 Active 194 DOM
3. 2026-06-17
   days on market $18,000 Active 193 DOM
4. 2026-06-16
   days on market $18,000 Active 192 DOM
5. 2026-06-15
   days on market $18,000 Active 191 DOM
6. 2026-06-14
   days on market $18,000 Active 189 DOM
7. 2026-06-12
   days on market $18,000 Active 188 DOM
8. 2026-06-09
   days on market $18,000 Active 185 DOM
9. 2026-06-08
   days on market $18,000 Active 184 DOM
10. 2026-06-07
    days on market $18,000 Active 183 DOM
11. 2026-06-05
    days on market $18,000 Active 180 DOM
12. 2026-06-03
    days on market $18,000 Active 179 DOM
13. 2026-06-02
    days on market $18,000 Active 178 DOM
14. 2026-06-01
    days on market $18,000 Active 177 DOM
15. 2026-05-31
    days on market $18,000 Active 176 DOM
16. 2026-05-30
    days on market $18,000 Active 175 DOM
17. 2025-12-06
    listed $18,000 Active 1060-char remark

    Show marketing remark (1060 chars)

    Located in the heart of historic downtown Kingsville, this property offers a rare opportunity to invest in a neighborhood celebrated for its local charm, mature trees, and character-filled buildings. Situated within the Kingsville Independent School District, this lot measures 5,250 square feet and includes a 900 square foot home built in 1940. The existing 3-bedroom, 1-bathroom home is in need of a full renovation or potential tear-down, making it ideal for buyers looking to restore a piece of Kingsville history or start fresh with new construction. The layout provides a great foundation for reimagining a modern interior while maintaining the character of the surrounding neighborhood. Whether you’re a builder, investor, or visionary homeowner, this property presents endless possibilities in a walkable area near downtown shops, restaurants, schools, and community landmarks. With its central location, established neighborhood feel, and flexible potential, 425 E. Richard Avenue is ready for its next chapter. Property is being sold as-is.

18. 2000-06-19
    soldstatus

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $13,794
• − Mortgage interest: −$1,008
• − Property taxes: −$270
• − Insurance: −$90
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$524
• Taxable income: $9,695
• Est. tax owed @ 24.0%: −$2,327
• After-tax cash flow: $7,078/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

2 events — show timeline

• 2025-12-06 Listed $18,000 CBMLS
• 2000-06-19 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,128 · +49.8% YoY. Source: county tax records.