1709 Annette St · Kingsville, TX 78363

$139,900

3 bd · 2.0 ba · 1,544 sqft · SingleFamily public records · 146 Days on market

Built 1968 8,934 sqft lot Est $199k · 30% under

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Why this score? — see what drove the B 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +8.4/10.0
• 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

PRELIMENARY TERMITE SHOWS CLEAR IN FEB. 2000-SELLER IS EXEMPT FROM PROVIDING SELLER DISCLOSURE. COVERED PATIO, DOUBLE GARAGE, DEN, INGROUND POOL.

Key facts

• Brick property
• Huge backyard
• Covered patio

Tags

• BRICK PROPERTY
• SPLIT BEDROOMS
• HUGE BACKYARD
• COVERED PATIO

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Attached front-entry garage; 2 covered garage spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Shingle roof; Slab foundation
• Construction: Brick construction; Shingle roof; Slab foundation; Built as a single-story home
• Exterior features: Covered patio; Wood fencing; Interior lot

Interior

• Kitchen: Electric cooktop; Range hood
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Split bedrooms; Carpet flooring; Tile flooring
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 24 units permitted in Kleberg County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $30k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 1968 — 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. 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?
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: 1.34% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.05%
• DSCR: 1.54
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $199,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 Elizabeth Ave	0.04mi	3/2.0	1,660 (+8%)	2mo	$220,000	$133	84
1410 Lawndale Dr	0.21mi	3/1.5	1,584 (+3%)	3mo	$129,900	$82	81
1760 Paraiso Dr	0.55mi	3/2.0	1,602 (+4%)	1mo	$322,800	$201	67
1007 S 21st St	0.70mi	3/2.0	1,556 (+1%)	1mo	$163,900	$105	65
1482 Virginia Ave	0.57mi	3/2.0	1,465 (-5%)	2mo	$282,000	$192	63
1513 Parker St	0.43mi	3/2.0	1,706 (+10%)	2mo	$220,000	$129	61
1013 S 21st St	0.69mi	3/2.0	1,480 (-4%)	1mo	$165,000	$111	60
1406 S 11th St	0.45mi	4/1.5 (+1)	1,426 (-8%)	4mo	$169,900	$119	56
1213 Palm Ave	0.41mi	3/2.0	1,770 (+15%)	4mo	$249,999	$141	53
622 S 12th St	0.75mi	3/2.0	1,368 (-11%)	2mo	$24,950	$18	44
230 Carol Ave	0.67mi	3/2.0	1,346 (-13%)	5mo	$123,000	$91	43
829 Inez St	0.73mi	3/2.0	1,342 (-13%)	1mo	$185,000	$138	43

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: 6.7%
• Equity multiple: 1.27×
• Total profit: $10,716
• Equity at exit: $20,860

10-year hold

• IRR: 19.7%
• Equity multiple: 3.01×
• Total profit: $78,851
• Equity at exit: $12,096

Cash invested: $39,172 (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 78363

• Rents YoY: 7.2%
• Active inventory: 216
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,879 high
• Mortgage (P&I): −$734
• Tax from tax record: −$299 /mo · $3,594/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $393

Break-even live

Break-even rent $1,382

Max offer price $139,900

Occupancy floor 74%

Sensitivity live

Price	-10% $472	-5% $433	+0% $393	+5% $354	+10% $314
Rent	-10% $245	-5% $319	+0% $393	+5% $467	+10% $542
Rate	-1.0pp $464	-0.5pp $429	base $393	+0.5pp $357	+1.0pp $320

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1342 Virginia Ave Kingsville, TX	3.0	2.0	1764	$2,500	$1.42	21d	1	0.57mi
908 E Doddridge Ave Kingsville, TX	3.0	1.0	1100	$850	$0.77	44d	1	0.64mi
915 S 23rd St Kingsville, TX	3.0	2.0	1713	$1,900	$1.11	14d	1	0.80mi
1107 E Kenedy Ave Kingsville, TX	3.0	2.5	1526	$2,300	$1.51	21d	1	0.93mi
2007 Margaret Ln Kingsville, TX	3.0	2.0	1520	$1,875	$1.23	21d	1	1.09mi

Listing history 12 events

1. 2026-05-07
   status Pending
2. 2026-04-30
   historical
3. 2026-04-22
   price $139,900
4. 2026-03-03
   price $155,000
5. 2025-12-04
   listed $170,000 Active
6. 2024-05-10
   price $198,900
7. 2024-04-30
   price $208,888
8. 2024-04-10
   listed $218,888 Active
9. 2021-10-29
   soldstatus
10. 2004-01-16
    soldstatus
11. 2000-06-09
    soldstatus 145-char remark

    Show marketing remark (145 chars)

    PRELIMENARY TERMITE SHOWS CLEAR IN FEB. 2000-SELLER IS EXEMPT FROM PROVIDING SELLER DISCLOSURE. COVERED PATIO, DOUBLE GARAGE, DEN, INGROUND POOL.

12. 2000-02-29
    listed $73,000 145-char remark

    Show marketing remark (145 chars)

    PRELIMENARY TERMITE SHOWS CLEAR IN FEB. 2000-SELLER IS EXEMPT FROM PROVIDING SELLER DISCLOSURE. COVERED PATIO, DOUBLE GARAGE, DEN, INGROUND POOL.

ⓘ 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: $3,594 · $299/mo
• Projected year-2 tax: $3,594 · $299/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $22,552
• − Mortgage interest: −$7,837
• − Property taxes: −$3,594
• − Insurance: −$700
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$4,070
• Taxable income: $2,744
• Est. tax owed @ 24.0%: −$658
• After-tax cash flow: $4,060/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

+91.6% since first listed

12 events — show timeline

• 2026-05-07 Pending — CBMLS
• 2026-04-30 Delisted — CBMLS
• 2026-04-22 Price Changed $139,900 CBMLS
• 2026-03-03 Price Changed $155,000 CBMLS
• 2025-12-04 Listed $170,000 CBMLS
• 2024-05-10 Price Changed $198,900 CBMLS
• 2024-04-30 Price Changed $208,888 CBMLS
• 2024-04-10 Listed $218,888 CBMLS
• 2021-10-29 Sold (Public Records) — Public Records
• 2004-01-16 Sold (Public Records) — Public Records
• 2000-06-09 Sold (MLS) — CBMLS
• 2000-02-29 Listed $73,000 CBMLS

Property tax history

-0.1%/yr

Latest (2025): $3,594 · +19.7% YoY. Source: county tax records.