316 E Hoffman Ave · Kingsville, TX 78363

$129,900

4 bd · 2.0 ba · 1,579 sqft · SingleFamily public records · 45 Days on market

Built 1950 10,498 sqft lot $82/sqft · 25% below area Est $173k · 25% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

Welcome to 316 E Hoffman Ave—a charming and spacious single-story home offering 4 bedrooms and 2 full bathrooms in the heart of Kingsville. This well-maintained residence features beautiful hardwood floors, abundant natural light, and a functional layout ideal for comfortable everyday living. The generously sized bedrooms include ample closet space, while the open living areas provide flexibility for entertaining or relaxing. The home is equipped with central heating and air and includes washer/dryer hookups for added convenience. Step outside to enjoy a covered patio and large yard—perfect for outdoor gatherings, pets, or future improvements. Situated on a quiet street with eas

Key facts

• Natural light
• Large yard
• Covered patio

Tags

• HARDWOOD FLOORS
• NATURAL LIGHT
• COVERED PATIO
• LARGE YARD
• CENTRAL HEATING AND AIR
• WASHER DRYER HOOKUPS

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Carport; Asphalt parking
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Single-story home; Vinyl siding exterior; Pillar/post/pier foundation; Shingle roof
• Construction: Built with vinyl siding
• Exterior features: Covered patio; Patio; Chain link fencing

Interior

• Flooring: Hardwood; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Breakfast bar; No additional interior features noted
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 24 units permitted in Kleberg County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $898 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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: built in 1950 — 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 $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 1.40% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.29%
• DSCR: 1.72
• GRM: 6.0

CMA / ARV

• ARV (median comp): $172,913
• List price: $129,900
• Delta: -24.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1406 S 11th St	0.31mi	4/1.5	1,426 (-10%)	4mo	$169,900	$119	64
512 E Shelton	0.20mi	3/2.5 (-1)	1,664 (+5%)	17mo	$265,000	$159	61
427 E Johnston	0.33mi	3/3.0 (-1)	1,544 (-2%)	18mo	$245,000	$159	57
423 S 13th St	0.67mi	4/2.0	1,616 (+2%)	11mo	$48,500	$30	55
521 W Fordyce Ave	0.66mi	4/3.0	1,513 (-4%)	9mo	$168,000	$111	51
1102 S 11th St	0.31mi	3/1.0 (-1)	1,434 (-9%)	12mo	$135,900	$95	51
2205 Las Palmas Dr	0.72mi	3/2.0 (-1)	1,651 (+5%)	9mo	$249,900	$151	46
622 S 12th St	0.54mi	3/2.0 (-1)	1,368 (-13%)	2mo	$24,950	$18	46
708 E Miller Ave	0.36mi	3/2.0 (-1)	1,776 (+12%)	20mo	$84,000	$47	41
230 Carol Ave	0.58mi	3/2.0 (-1)	1,346 (-15%)	5mo	$123,000	$91	39
1997 S 2nd St	0.71mi	3/2.0 (-1)	1,611 (+2%)	24mo	$265,000	$164	38

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: 12.1%
• Equity multiple: 1.51×
• Total profit: $18,386
• Equity at exit: $19,369

10-year hold

• IRR: 24.2%
• Equity multiple: 3.54×
• Total profit: $92,243
• Equity at exit: $11,231

Cash invested: $36,372 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$681
• Tax from tax record: −$203 /mo · $2,437/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $494

Break-even live

Break-even rent $1,188

Max offer price $129,900

Occupancy floor 68%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.55mi
1107 E Kenedy Ave Kingsville, TX	3.0	2.5	1526	$2,300	$1.51	21d	1	0.88mi
307 W Alice Ave Kingsville, TX	3.0	2.0	1600	$1,500	$0.94	44d	1	1.06mi
1342 Virginia Ave Kingsville, TX	3.0	2.0	1764	$2,500	$1.42	21d	1	1.19mi
614 W Alice Ave Kingsville, TX	3.0	2.0	1713	$1,599	$0.93	44d	1	1.22mi
915 S 23rd St Kingsville, TX	3.0	2.0	1713	$1,900	$1.11	14d	1	1.30mi
629 W Nettie Ave Kingsville, TX	3.0	2.0	1762	$1,495	$0.85	44d	1	1.44mi

Listing history 34 events

1. 2026-06-19
   days on market $129,900 Active 45 DOM
2. 2026-06-18
   days on market $129,900 Active 44 DOM
3. 2026-06-17
   days on market $129,900 Active 43 DOM
4. 2026-06-16
   days on market $129,900 Active 42 DOM
5. 2026-06-15
   days on market $129,900 Active 41 DOM
6. 2026-06-14
   days on market $129,900 Active 39 DOM
7. 2026-06-12
   days on market $129,900 Active 38 DOM
8. 2026-06-09
   days on market $129,900 Active 35 DOM
9. 2026-06-08
   days on market $129,900 Active 34 DOM
10. 2026-06-07
    days on market $129,900 Active 33 DOM
11. 2026-06-05
    days on market $129,900 Active 30 DOM
12. 2026-06-03
    days on market $129,900 Active 29 DOM
13. 2026-06-02
    days on market $129,900 Active 28 DOM
14. 2026-06-01
    days on market $129,900 Active 27 DOM
15. 2026-05-31
    days on market $129,900 Active 26 DOM
16. 2026-05-30
    days on market $129,900 Active 25 DOM
17. 2026-05-05
    listed $129,900 Active 833-char remark
18. 2026-03-16
    price $139,900
19. 2025-11-17
    price $147,000
20. 2025-10-12
    status Active
21. 2025-09-26
    price $159,000
22. 2025-09-23
    listed $169,900 Active
23. 2025-08-15
    historical
24. 2025-08-13
    listed $159,000 Active
25. 2021-08-11
    historical
26. 2021-08-11
    status Pending
27. 2021-06-02
    soldstatus
28. 2021-06-01
    listed $119,000
29. 2021-05-29
    historical
30. 2021-05-28
    soldstatus Closed
31. 2021-04-07
    status Pending
32. 2021-03-24
    historical Active Under Contract
33. 2021-01-06
    price $119,750
34. 2020-11-13
    listed $125,000 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: $2,437 · $203/mo
• Projected year-2 tax: $2,437 · $203/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 · 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: $21,753
• − Mortgage interest: −$7,276
• − Property taxes: −$2,437
• − Insurance: −$650
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$3,779
• Taxable income: $4,130
• Est. tax owed @ 24.0%: −$991
• After-tax cash flow: $4,932/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

+3.9% since first listed

18 events — show timeline

• 2026-05-05 Listed $129,900 CBMLS
• 2026-03-16 Price Changed $139,900 CBMLS
• 2025-11-17 Price Changed $147,000 CBMLS
• 2025-10-12 Relisted — CBMLS
• 2025-09-26 Price Changed $159,000 CBMLS
• 2025-09-23 Listed $169,900 CBMLS
• 2025-08-15 Listing Removed — HARMLS
• 2025-08-13 Listed $159,000 HARMLS
• 2021-08-11 Delisted — CBMLS
• 2021-08-11 Pending — CBMLS
• 2021-06-02 Sold (Public Records) — Public Records
• 2021-06-01 Listed $119,000 CBMLS
• 2021-05-29 Delisted — CBMLS
• 2021-05-28 Sold (MLS) — CBMLS
• 2021-04-07 Pending — CBMLS
• 2021-03-24 Contingent — CBMLS
• 2021-01-06 Price Changed $119,750 CBMLS
• 2020-11-13 Listed $125,000 CBMLS

Property tax history

+2.5%/yr

Latest (2025): $2,437 · +10.2% YoY. Source: county tax records.