814 E Yoakum · Kingsville, TX 78363

$30,000

2 bd · 1.0 ba · 640 sqft · SingleFamily public records · 388 Days on market

Built 1945 740 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This 2-bedroom, 1-bath home offers 640 sq ft of potential. It needs to be completely gutted and renovated, making it a perfect project for an investor. Whether you're looking to create a new home in Kingsville, an Airbnb, or a rental for college students - with Texas A & M just down the street, the possibilities are endless. Don't miss out on this prime opportunity to invest in a location with great upside! Please verify all school districts Please verify City water, garbage, electricity please verify all measurements

Key facts

• Renovated
• Electricity
• Completely gutted

Tags

• COMPLETELY GUTTED
• RENOVATED
• NEW HOME IN KINGSVILLE
• CITY WATER
• ELECTRICITY

Property features AI

Finance

• Financial info: Down payment resources may be available

Exterior

• Utilities: City water; Gas/electric/sewer/garbage suppliers to be verified
• Home design: Pre-owned property; 3-sided masonry and wood exterior
• Construction: Approximately 80 years old; Slab foundation; Composition roof
• Exterior features: Street paved; Sidewalks; Streetlights; Alley access; Asphalt and gravel surfaces

Interior

• Kitchen: Eat-in kitchen (approximately 21 x 16)
• Bedrooms: Master bedroom about 16 x 11; Second bedroom about 16 x 11
• Flooring: Unstained concrete floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heat; Window unit heating; One window air conditioner
• Interior features: Ceiling fans; Living and dining room combination; Eat-in kitchen; All window coverings remain

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($915 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.9% 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; 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 388 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $46k (61%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 388 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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 3.05% ✓
• Cap rate: 26.93%
• Cash-on-cash: 73.69%
• DSCR: 4.28
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $64,000
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 E Lee Ave	0.15mi	2/1.0	654 (+2%)	4mo	$65,000	$99	86
916 E Henrietta Ave	0.12mi	2/1.0	664 (+4%)	7mo	$45,000	$68	82
1208 E Kenedy Ave	0.40mi	2/1.0	648 (+1%)	5mo	$69,000	$106	75
624 E Kenedy Ave	0.26mi	2/1.0	660 (+3%)	16mo	$50,000	$76	69
508-510 E Richard Ave	0.39mi	3/2.0 (+1)	686 (+7%)	17mo	$80,000	$117	47
813 E B Ave	0.59mi	2/1.0	720 (+12%)	6mo	$72,000	$100	46
1025 E Fordyce Ave	0.49mi	3/1.0 (+1)	720 (+12%)	8mo	$80,000	$111	45

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: 78.2%
• Equity multiple: 4.81×
• Total profit: $32,016
• Equity at exit: $4,473

10-year hold

• IRR: 82.8%
• Equity multiple: 11.50×
• Total profit: $88,171
• Equity at exit: $2,594

Cash invested: $8,400 (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: 2.7×

Monthly cashflow live

• Estimated rent: $915 high
• Mortgage (P&I): −$157
• Tax from tax record: −$37 /mo · $443/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $516

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 39%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 E Richard Ave Kingsville, TX	1.0	1.0	504	$775	$1.54	21d	1	0.40mi
910 E Doddridge Ave Unit 1 Kingsville, TX	2.0	1.0	585	$650	$1.11	43d	1	0.56mi
200 W Yoakum Ave Kingsville, TX	1.0	1.0	700	$563	$0.80	43d	1	0.71mi
704 W Corral Ave Unit 301 Kingsville, TX	1.0	1.0	693	$775	$1.12	43d	1	1.45mi
704 W Corral Ave Kingsville, TX	1.0–2.0	1.0	814	$995	$1.22	2d	7	1.47mi

Listing history 20 events

1. 2026-06-19
   days on market $30,000 Active 388 DOM
2. 2026-06-18
   days on market $30,000 Active 387 DOM
3. 2026-06-17
   days on market $30,000 Active 386 DOM
4. 2026-06-16
   days on market $30,000 Active 385 DOM
5. 2026-06-15
   days on market $30,000 Active 384 DOM
6. 2026-06-14
   days on market $30,000 Active 382 DOM
7. 2026-06-12
   days on market $30,000 Active 381 DOM
8. 2026-06-09
   days on market $30,000 Active 378 DOM
9. 2026-06-08
   days on market $30,000 Active 377 DOM
10. 2026-06-07
    days on market $30,000 Active 376 DOM
11. 2026-06-05
    statusdays on market $30,000 Active 373 DOM
12. 2026-06-03
    days on market $30,000 Back on Market 372 DOM
13. 2026-06-02
    days on market $30,000 Back on Market 371 DOM
14. 2026-06-01
    days on market $30,000 Back on Market 370 DOM
15. 2026-05-31
    days on market $30,000 Back on Market 369 DOM
16. 2026-05-30
    days on market $30,000 Back on Market 368 DOM
17. 2026-05-25
    price $30,000
18. 2026-05-24
    status Back on Market
19. 2026-04-24
    historical
20. 2025-04-27
    listed $76,000 New

ⓘ 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: $443 · $37/mo
• Projected year-2 tax: $549 · $46/mo
• Expected delta: +$106/yr (+$9/mo · 23.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 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: $10,976
• − Mortgage interest: −$1,680
• − Property taxes: −$443
• − Insurance: −$150
• − Repairs & maintenance: −$878
• − Management: −$878
• − Depreciation: −$873
• Taxable income: $6,074
• Est. tax owed @ 24.0%: −$1,458
• After-tax cash flow: $4,733/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

-60.5% since first listed

4 events — show timeline

• 2026-05-25 Price Changed $30,000 LERA
• 2026-05-24 Relisted — LERA
• 2026-04-24 Listing Removed — LERA
• 2025-04-27 Listed $76,000 LERA

Property tax history

+4.2%/yr

Latest (2025): $443 · +9.8% YoY. Source: county tax records.