542 Mcintyre Ave · Taft, TX 78390

$145,000

2 bd · 2.0 ba · 1,446 sqft · SingleFamily public records · 4 Days on market

Built 1936 7,500 sqft lot Est $192k · 25% under

---

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 +16.0/30.0
• ARV discount +15.0/15.0
• Appreciation +7.2/10.0
• 1% rule +5.6/10.0
• DSCR +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Don’t pass up this PRICE ADJUSTMENT! Charming 2-bedroom home with a little mix of vintage & modern updates. Step inside to an open living & dining room & immediately be greeted by a decorative gas fireplace; followed by a spacious kitchen with a walk-in pantry & supply closet, original kitchen cabinets and a built-in 4-drawer cabinet with shelves on top. Modern updates include HVAC system installed approximately three years ago, partial re-roof in 2018 & water heater was installed prior to seller's purchased in 2018. The jack & jill bathroom features a modern vanity, countertop & light fixture. The primary bedroom leads into an enclosed bonus room featuring lots of windows, plumbing & off to the side is the washer/dryer connections in its own separate room. Step outside to an oversized backyard w/ plenty of room to entertain & a wood fence to allow those fur babies to roam. This home could use some TLC, but don’t let that stop you from taking a tour. Being sold AS-IS!

Key facts

• Two dining areas
• Decorative fireplace
• Dry bar

Tags

• TWO DINING AREAS
• DECORATIVE FIREPLACE
• GAS RANGE
• CENTER ISLAND
• DRY BAR
• BONUS SPACE

Property features AI

Finance

• HOA & community: Short term rentals allowed

Exterior

• Parking: Gravel parking; Rear/side off-street parking; RV access/parking; 4 parking spaces
• Security: Smoke detectors
• Utilities: Natural gas available; Electricity available; Public water; Public sewer; Phone service available
• Home design: Single-story home; Wood siding; Shingle roof; Pillar/post/pier foundation
• Construction: Wood siding construction; Shingle roof; Pillar/Post/Pier foundation
• Exterior features: Deck; Open deck/patio; Storage; Workshop; Wood fencing; Landscaped, interior lot

Interior

• Kitchen: Gas oven; Gas range; Kitchen island
• Bedrooms: Primary bedroom on the main level
• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Dry bar; Split bedroom layout; Cable TV available; Ceiling fans; Kitchen island; Decorative fireplace
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $71 ($849/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).

Location & tenants

• Location reads 65/100 on livability (#673 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Taft ISD (town): math 24% / reading 24% proficiency, ranked #727 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 60 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 344 units permitted in San Patricio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (4.4% local appreciation)).
• San Patricio County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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

• Watch-outs: property tax is 2.7% of price; built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.06% ✓
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $192,318
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
808 Fetick Ave	0.31mi	2/2.0	1,432 (-1%)	2mo	$163,900	$114	83
714 Reynolds Ave	0.33mi	2/2.0	1,472 (+2%)	1mo	$165,000	$112	81
401 Field Ave	0.25mi	3/2.0 (+1)	1,396 (-4%)	5mo	$159,900	$115	74
621 Tutt Ave	0.13mi	3/2.0 (+1)	1,324 (-8%)	6mo	$189,000	$143	70
623 Field Ave	0.20mi	3/2.0 (+1)	1,571 (+9%)	6mo	$174,900	$111	67
407 Reynolds Ave	0.30mi	3/2.0 (+1)	1,318 (-9%)	4mo	$244,900	$186	63
202 Reynolds Ave	0.40mi	2/2.0	1,568 (+8%)	7mo	$149,900	$96	61
914 Fetick Ave	0.45mi	3/2.0 (+1)	1,412 (-2%)	16mo	$239,900	$170	57
7092 County Road 4121	0.52mi	3/2.0 (+1)	1,537 (+6%)	5mo	$205,000	$133	56
402 Reynolds Ave	0.33mi	3/1.0 (+1)	1,389 (-4%)	16mo	$219,000	$158	56
327 Field Ave	0.27mi	3/2.0 (+1)	1,624 (+12%)	13mo	$139,900	$86	51
918 Tutt Ave	0.45mi	3/2.0 (+1)	1,652 (+14%)	12mo	$225,900	$137	40

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

Projected returns pro-forma

4.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.82×
• Total profit: $33,417
• Equity at exit: $77,255

10-year hold

• IRR: 14.4%
• Equity multiple: 3.46×
• Total profit: $99,690
• Equity at exit: $129,435

Cash invested: $40,600 (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 78390

• Home prices YoY: 3.7%
• Active inventory: 60
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,535 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$321 /mo · $3,855/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $71

Break-even live

Break-even rent $1,446

Max offer price $145,000

Occupancy floor 90%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 Tutt Ave Taft, TX	2.0	1.0	936	$1,150	$1.23	44d	1	0.15mi
620 Reynolds Ave Taft, TX	3.0	2.0	1482	$1,900	$1.28	14d	1	0.28mi
414 3rd St Taft, TX	3.0	2.0	1476	$1,800	$1.22	14d	1	0.67mi

Listing history 5 events

1. 2026-06-18
   days on market $145,000 Active 4 DOM
2. 2026-06-17
   days on market $145,000 Active 3 DOM
3. 2026-06-16
   days on market $145,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $145,000 Active 1 DOM

ⓘ 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: $3,855 · $321/mo
• Projected year-2 tax: $3,855 · $321/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 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: $18,423
• − Mortgage interest: −$8,122
• − Property taxes: −$3,855
• − Insurance: −$725
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$4,218
• Taxable loss: −$1,445
• Est. tax savings @ 24.0%: +$347
• After-tax cash flow: $1,196/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: Taft ISD
• NCES district ID: 4842060
• Math proficiency: 24% ▼ -6.00%
• Reading proficiency: 24% ▲ 2.00%
• Median HH income: $40,110
• Composite: 20.29/100
• National rank: #8618
• State rank: #727 of 826 in TX

Livability — Taft

• Score: 65/100
• State rank: #673
• US rank: #12651

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taft, TX
• Population (ZIP): 5,620

Population outlook (San Patricio County) Hauer SSP2

• Today (2025): 75,538 people
• By 2030: 79,575 · +5.3%
• By 2040: 87,670 · +16.1%
• By 2050: 96,107 · +27.2%
• By 2075: 117,984 · +56.2%
• By 2100: 130,010 · +72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 52% White 21%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 61% English-only · Spanish 39%

Political lean MEDSL · San Patricio

• 2024 margin: Solid R (+36.4) · D 31.4% · R 67.8%
• 2008→2024 swing: -19.8pp toward R · 2008: -16.6pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+29.1 2016: R+24.1 2012: R+20.6 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.44%
• Current HPI: 123.4461
• 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

+38.1% since first listed

14 events — show timeline

• 2026-06-12 Listed $145,000 CBMLS
• 2024-12-31 Sold (Public Records) — Public Records
• 2024-12-31 Sold (Public Records) — Public Records
• 2024-12-30 Sold (MLS) — CBMLS
• 2024-12-14 Pending — CBMLS
• 2024-12-03 Contingent — CBMLS
• 2024-10-15 Price Changed $95,000 CBMLS
• 2024-09-06 Listed $110,000 CBMLS
• 2018-02-23 Sold (Public Records) — Public Records
• 2018-02-21 Delisted — CBMLS
• 2018-02-20 Sold (MLS) — CBMLS
• 2018-01-19 Pending — CBMLS
• 2017-11-16 Price Changed $99,900 CBMLS
• 2017-11-01 Listed $105,000 CBMLS

Property tax history

+12.0%/yr

Latest (2025): $3,855 · +17.5% YoY. Source: county tax records.