233 Indiana St · Bloomington, TX 77951

$150,000

2 bd · 3.0 ba · 1,960 sqft · SingleFamily public records · 201 Days on market

Built 1983 7,000 sqft lot $77/sqft · 35% below area Est $231k · 35% under ↓ 10% 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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• Appreciation +5.6/10.0
• DSCR +4.4/10.0
• 1% rule +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Ideal home for investors or first-time homebuyers, nestled in a quiet area of Bloomington. Conveniently located off HWY 185, offering easy access to and from town. The home features two kitchens, allowing for potential rental income in the back area, while the front half could serve as comfortable living quarters for the homeowner. Includes indoor laundry. Perfect for chemical plant employees starting their homeownership journey. Covered back porch with a nice back yard for cookouts, front deck for entry area with Handicap ramp built on the side.

Key facts

• Two kitchens
• Front deck
• Indoor laundry

Tags

• TWO KITCHENS
• INDOOR LAUNDRY
• COVERED BACK PORCH
• FRONT DECK
• HANDICAP RAMP

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $28 ($340/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (16.1% below list).
• Recommended offer: $126k (16.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#1,163 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: health & safety C-, schools F, amenities F.
• Bloomington ISD (rural): math 10% / reading 18% proficiency, ranked #814 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP; 43 units permitted in Victoria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.1% local appreciation)).
• Victoria County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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

• Climate carrying-cost: major flood risk; 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 $125,835 (16.1% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 9.9

CMA / ARV

• ARV (median comp): $230,711
• List price: $150,000
• Delta: -34.98%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 W 7th St	0.19mi	3/2.0 (+1)	2,030 (+4%)	8mo	$143,000	$70	70

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.13×
• Total profit: $5,329
• Equity at exit: $52,001

10-year hold

• IRR: 7.0%
• Equity multiple: 1.86×
• Total profit: $35,953
• Equity at exit: $69,723

Cash invested: $42,000 (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 77951

• Home prices YoY: 0.8%
• Active inventory: 5
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$117 /mo · $1,400/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $28

Break-even live

Break-even rent $1,223

Max offer price $150,000

Occupancy floor 93%

Sensitivity live

Price	-10% $113	-5% $71	+0% $28	+5% $-14	+10% $-57
Rent	-10% $-71	-5% $-21	+0% $28	+5% $78	+10% $128
Rate	-1.0pp $104	-0.5pp $66	base $28	+0.5pp $-11	+1.0pp $-50

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $150,000 Active 201 DOM
2. 2026-06-18
   days on market $150,000 Active 199 DOM
3. 2026-06-17
   days on market $150,000 Active 198 DOM
4. 2026-06-16
   days on market $150,000 Active 197 DOM
5. 2026-06-15
   days on market $150,000 Active 196 DOM
6. 2026-06-13
   days on market $150,000 Active 194 DOM
7. 2026-06-12
   days on market $150,000 Active 193 DOM
8. 2026-06-09
   days on market $150,000 Active 190 DOM
9. 2026-06-08
   days on market $150,000 Active 189 DOM
10. 2026-06-08
    days on market $150,000 Active 188 DOM
11. 2026-06-05
    days on market $150,000 Active 186 DOM
12. 2026-06-03
    days on market $150,000 Active 184 DOM
13. 2026-06-02
    days on market $150,000 Active 183 DOM
14. 2026-06-01
    days on market $150,000 Active 182 DOM
15. 2026-05-31
    days on market $150,000 Active 181 DOM
16. 2026-03-11
    price $150,000 552-char remark

    Show marketing remark (552 chars)

    Ideal home for investors or first-time homebuyers, nestled in a quiet area of Bloomington. Conveniently located off HWY 185, offering easy access to and from town. The home features two kitchens, allowing for potential rental income in the back area, while the front half could serve as comfortable living quarters for the homeowner. Includes indoor laundry. Perfect for chemical plant employees starting their homeownership journey. Covered back porch with a nice back yard for cookouts, front deck for entry area with Handicap ramp built on the side.

17. 2025-12-02
    price $155,000 552-char remark

    Show marketing remark (552 chars)

    Ideal home for investors or first-time homebuyers, nestled in a quiet area of Bloomington. Conveniently located off HWY 185, offering easy access to and from town. The home features two kitchens, allowing for potential rental income in the back area, while the front half could serve as comfortable living quarters for the homeowner. Includes indoor laundry. Perfect for chemical plant employees starting their homeownership journey. Covered back porch with a nice back yard for cookouts, front deck for entry area with Handicap ramp built on the side.

18. 2025-12-01
    listed $155,900 Active 552-char remark

    Show marketing remark (552 chars)

    Ideal home for investors or first-time homebuyers, nestled in a quiet area of Bloomington. Conveniently located off HWY 185, offering easy access to and from town. The home features two kitchens, allowing for potential rental income in the back area, while the front half could serve as comfortable living quarters for the homeowner. Includes indoor laundry. Perfect for chemical plant employees starting their homeownership journey. Covered back porch with a nice back yard for cookouts, front deck for entry area with Handicap ramp built on the side.

19. 2025-11-14
    historical
20. 2025-07-05
    listed $155,000 Active
21. 2025-05-22
    historical
22. 2024-10-04
    price $160,000
23. 2024-05-22
    listed $166,500 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: $1,400 · $117/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$1,345/yr (+$112/mo · 96.0%)

ⓘ 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 · 72% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 22 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: $15,100
• − Mortgage interest: −$8,402
• − Property taxes: −$1,400
• − Insurance: −$750
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$4,364
• Taxable loss: −$2,232
• Est. tax savings @ 24.0%: +$536
• After-tax cash flow: $875/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: Bloomington ISD
• NCES district ID: 4810500
• Math proficiency: 10% ▼ -12.00%
• Reading proficiency: 18% ▼ -6.00%
• Median HH income: $44,679
• Composite: 12.4/100
• National rank: #9632
• State rank: #814 of 826 in TX

Livability — Bloomington

• Score: 59/100
• State rank: #1163
• US rank: #20339

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomington, TX
• City population: 1,442
• Population (ZIP): 1,442

Population outlook (Victoria County) Hauer SSP2

• Today (2025): 106,119 people
• By 2030: 113,161 · +6.6%
• By 2040: 127,402 · +20.1%
• By 2050: 141,953 · +33.8%
• By 2075: 179,410 · +69.1%
• By 2100: 200,127 · +88.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (74%)
• Race & ethnicity: Hispanic / Latino 74% Two or more races 26% White 14% Black 11%
• Hispanic origin (detail): Mexican 72%
• Foreign-born: 14% · Canada, Jamaica
• Languages at home: 59% English-only · Spanish 41%

Political lean MEDSL · Victoria

• 2024 margin: Solid R (+42.6) · D 28.4% · R 71.0%
• 2008→2024 swing: -9.0pp toward R · 2008: -33.6pp · 2024: -42.6pp
• All cycles: 2024: R+42.6 2020: R+38.0 2016: R+40.0 2012: R+37.8 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.10%
• Current HPI: 133.9115
• 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

-9.9% since first listed

8 events — show timeline

• 2026-03-11 Price Changed $150,000 CTXMLS
• 2025-12-02 Price Changed $155,000 CTXMLS
• 2025-12-01 Listed $155,900 CTXMLS
• 2025-11-14 Listing Removed — CTXMLS
• 2025-07-05 Listed $155,000 CTXMLS
• 2025-05-22 Listing Removed — CTXMLS
• 2024-10-04 Price Changed $160,000 CTXMLS
• 2024-05-22 Listed $166,500 CTXMLS

Property tax history

+2.0%/yr

Latest (2025): $1,400 · +4.6% YoY. Source: county tax records.