903 W Alice Ave · Kingsville, TX 78363

$159,900

2 bd · 1.0 ba · 1,528 sqft · SingleFamily public records · 53 Days on market

Built 1945 9,100 sqft lot $105/sqft · at area comps Est $155k · at est. ↓ 6% since listing

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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 +14.8/30.0
• ARV discount +6.0/15.0
• DSCR +4.5/10.0
• Rent growth +4.3/5.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 903 W Alice, a beautifully renovated and move-in ready home in the heart of Kingsville! This charming single-story residence offers 2 bedrooms, 1 bathroom, and approximately 1,528 square feet of living space on a spacious lot. Step inside to a bright and inviting layout featuring a large living area perfect for entertaining or relaxing. The home has been thoughtfully updated with a brand-new roof, new A/C system, fresh interior and exterior paint, and a newly installed shower/tub combo for a clean, modern feel. Enjoy the warmth and character of this classic home paired with modern upgrades that provide comfort and peace of mind. The generous lot offers plenty of outdoor space for

Key facts

• New a/c system
• Renovated
• Outdoor space

Tags

• RENOVATED
• NEW ROOF
• NEW A/C SYSTEM
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• OUTDOOR SPACE

Property features AI

Finance

• Other: Lot size approximately 0.21 acres (9,100 sq ft)
• Financial info: No financial details provided
• HOA & community: Short-term rentals allowed

Exterior

• Parking: Gravel parking
• Security: No security features listed
• Utilities: Public water; Public sewer; Utilities available
• Home design: Single-story home; Pillar/Post/Pier foundation
• Construction: HardiPlank-type siding; Shingle roof; Built on pillar/post/pier foundation
• Exterior features: Deck; Open deck/patio; Patio; Chain link fencing

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: Bedroom details not provided
• Flooring: Hardwood flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: No additional interior features listed
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $43 ($513/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 $148k (7.7% below list).
• Recommended offer: $148k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.4% in Kingsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: built in 1945 — 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,601 (7.7% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.92% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 9.0

CMA / ARV

• ARV (median comp): $154,785
• List price: $159,900
• Delta: 3.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
625 W Richard Ave	0.26mi	3/1.0 (+1)	1,577 (+3%)	10mo	$165,000	$105	70
708 Santa Anita Dr	0.43mi	3/2.0 (+1)	1,415 (-7%)	2mo	$237,800	$168	57
418 W Lee Ave	0.43mi	3/3.0 (+1)	1,614 (+6%)	5mo	$265,000	$164	54
409 W King Ave	0.58mi	3/1.5 (+1)	1,565 (+2%)	14mo	$149,900	$96	50
1635 Santa Cecilia Dr	0.74mi	3/2.0 (+1)	1,554 (+2%)	6mo	$209,000	$134	48
425 W King Ave W	0.56mi	3/1.0 (+1)	1,456 (-5%)	16mo	$59,000	$41	48
714 E Avenue C Ave	0.51mi	3/2.0 (+1)	1,328 (-13%)	2mo	$75,000	$56	44
728 Santa Anita Dr	0.49mi	3/2.0 (+1)	1,698 (+11%)	8mo	$199,900	$118	42
1506 Santa Cecilia Dr	0.58mi	3/2.0 (+1)	1,714 (+12%)	5mo	$220,000	$128	39
1605 Santa Cecilia Dr	0.65mi	3/2.0 (+1)	1,722 (+13%)	9mo	$219,000	$127	32
1615 Santa Cecilia	0.68mi	3/2.0 (+1)	1,704 (+12%)	15mo	$249,000	$146	28
207 W Avenue A	0.69mi	3/2.0 (+1)	1,305 (-15%)	10mo	$209,900	$161	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: -9.8%
• Equity multiple: 0.63×
• Total profit: $-16,687
• Equity at exit: $23,842

10-year hold

• IRR: 4.6%
• Equity multiple: 1.40×
• Total profit: $18,047
• Equity at exit: $13,825

Cash invested: $44,772 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,476 high
• Mortgage (P&I): −$839
• Tax from tax record: −$218 /mo · $2,618/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $43

Break-even live

Break-even rent $1,422

Max offer price $159,900

Occupancy floor 92%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
614 W Alice Ave Kingsville, TX	3.0	2.0	1713	$1,599	$0.93	43d	1	0.26mi
629 W Nettie Ave Kingsville, TX	3.0	2.0	1762	$1,495	$0.85	43d	1	0.33mi
307 W Alice Ave Kingsville, TX	3.0	2.0	1600	$1,500	$0.94	43d	1	0.55mi
503 W Mesquite Ave Kingsville, TX	3.0	2.0	1400	$1,500	$1.07	13d	1	0.68mi
710 E C Ave Kingsville, TX	3.0	2.0	1248	$1,250	$1.00	13d	1	1.34mi

Listing history 20 events

1. 2026-06-19
   days on market $159,900 Active 53 DOM
2. 2026-06-18
   days on market $159,900 Active 52 DOM
3. 2026-06-17
   days on market $159,900 Active 51 DOM
4. 2026-06-16
   days on market $159,900 Active 50 DOM
5. 2026-06-15
   days on market $159,900 Active 49 DOM
6. 2026-06-14
   days on market $159,900 Active 47 DOM
7. 2026-06-12
   days on market $159,900 Active 46 DOM
8. 2026-06-09
   days on market $159,900 Active 43 DOM
9. 2026-06-08
   days on market $159,900 Active 42 DOM
10. 2026-06-07
    days on market $159,900 Active 41 DOM
11. 2026-06-05
    days on market $159,900 Active 38 DOM
12. 2026-06-03
    days on market $159,900 Active 37 DOM
13. 2026-06-02
    days on market $159,900 Active 36 DOM
14. 2026-06-01
    days on market $159,900 Active 35 DOM
15. 2026-05-31
    days on market $159,900 Active 34 DOM
16. 2026-05-30
    days on market $159,900 Active 33 DOM
17. 2026-04-25
    listed $159,900 Active 1042-char remark
18. 2026-03-16
    price $159,900
19. 2026-02-27
    listed $170,000 Active
20. 2011-07-20
    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: $2,618 · $218/mo
• Projected year-2 tax: $2,926 · $244/mo
• Expected delta: +$308/yr (+$26/mo · 11.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 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: $17,712
• − Mortgage interest: −$8,957
• − Property taxes: −$2,618
• − Insurance: −$800
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$4,652
• Taxable loss: −$2,148
• Est. tax savings @ 24.0%: +$515
• After-tax cash flow: $1,028/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

-5.9% since first listed

4 events — show timeline

• 2026-04-25 Listed $159,900 CBMLS
• 2026-03-16 Price Changed $159,900 CBMLS
• 2026-02-27 Listed $170,000 CBMLS
• 2011-07-20 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $2,618 · +16.5% YoY. Source: county tax records.