2503 N Jecker St · Victoria, TX 77901

$79,000

2 bd · 2.0 ba · 1,149 sqft · SingleFamily public records · 206 Days on market

Built 1955 Good condition 3,598 sqft lot $69/sqft · 39% below area Est $130k · 39% 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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.3/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2BDRM/2BA home is a must see. As you walk in you will appreciate the hardwood floors, and the large windows throughout. The kitchen and formal dining area are both very spacious and perfect for gatherings. Schedule your showing today!

Key facts

• 3,598 sq ft lot
• Parking
• Built 1955

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $79k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 3.4% in Victoria — 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 71/100 on livability (#309 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities F, commute F.
• Victoria ISD (urban): math 24% / reading 33% proficiency, ranked #645 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Crain El (math 23% / reading 24%, grade F, #3,247 of 4,322 statewide, top 76%, 416 students, 89% FRL); Patti Welder Middle (math 8% / reading 23%, grade F, #1,556 of 1,662 statewide, top 94%, 638 students, 79% FRL); Victoria West H S (math 18% / reading 39%, grade F, #1,157 of 1,632 statewide, top 72%, 1,766 students, 59% FRL) — zoned schools average 76% FRL vs 58% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 333 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 43 units permitted in Victoria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Victoria County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $16k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $79k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 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 1955 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.38% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.15%
• DSCR: 1.67
• GRM: 6.0

CMA / ARV

• ARV (median comp): $130,000
• List price: $79,000
• Delta: -39.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 E Buena Vista Ave	0.03mi	2/2.0	998 (-13%)	3mo	$149,000	$149	74
1002 E Park Ave	0.21mi	2/1.0	1,077 (-6%)	6mo	$77,000	$71	71
1110 Buena Vista Ave	0.14mi	2/2.0	1,288 (+12%)	7mo	$190,000	$148	68
705 E Hiller	0.12mi	3/2.0 (+1)	1,293 (+12%)	5mo	$92,000	$71	64
1109 Manor Dr	0.15mi	2/1.0	988 (-14%)	5mo	$99,500	$101	61
702 E Colorado St	0.62mi	2/2.0	1,224 (+6%)	1mo	$147,000	$120	60
1612 E Mesquite Ln	0.63mi	2/1.0	1,192 (+4%)	3mo	$106,000	$89	58
606 E Mesquite Ln	0.47mi	3/2.0 (+1)	1,258 (+10%)	1mo	$149,885	$119	56
1310 E Rosebud Ave	0.55mi	3/1.0 (+1)	1,096 (-5%)	4mo	$130,000	$119	54
811 E Rosebud Ave	0.46mi	2/1.0	1,035 (-10%)	8mo	$164,000	$158	51
1605 E Mistletoe Ave	0.70mi	2/1.0	988 (-14%)	0mo	$122,000	$123	40
2006 Bon Aire Ave	0.71mi	3/2.0 (+1)	1,289 (+12%)	3mo	$212,000	$164	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $1,828
• Equity at exit: $11,779

10-year hold

• IRR: 8.5%
• Equity multiple: 1.56×
• Total profit: $12,287
• Equity at exit: $6,830

Cash invested: $22,120 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 27 active · 17 under contract
• Months of supply: 8.1 mo (12%/mo absorbed)
• Median asking: $134,900 ($123/sqft)
• Median days on market: 84 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: -7.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77901

• Rents YoY: -0.8%
• Active inventory: 333
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,093 high
• Mortgage (P&I): −$414
• Tax from tax record: −$137 /mo · $1,640/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $279

Break-even live

Break-even rent $739

Max offer price $79,000

Occupancy floor 69%

Sensitivity live

Price	-10% $324	-5% $302	+0% $279	+5% $257	+10% $235
Rent	-10% $193	-5% $236	+0% $279	+5% $323	+10% $366
Rate	-1.0pp $319	-0.5pp $299	base $279	+0.5pp $259	+1.0pp $238

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: $19,750
• Closing costs: $2,370
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 E Hiller St Unit B Victoria, TX	2.0	1.5	1207	$1,125	$0.93	5d	1	0.06mi
3001 Arroyo Dr Victoria, TX	1.0–2.0	1.0–2.0	857	$1,330	$1.55	5d	4	0.25mi
3001 Arroyo Dr Victoria, TX	1.0–2.0	1.0–2.0	805	$1,295	$1.61	1d	1	0.25mi
2303 N Louis St Unit 2303 Victoria, TX	3.0	1.0	850	$950	$1.12	139d	1	0.25mi
2303 N Louis St Unit 2307 Victoria, TX	2.0	1.0	820	$850	$1.04	139d	1	0.25mi
1503 E Virginia Ave Unit 4 Victoria, TX	1.0	1.0	840	$860	$1.02	5d	1	0.55mi
1401 E Mimosa Ave Victoria, TX	2.0	1.0	904	$1,075	$1.19	5d	1	0.57mi
305 E Sabine St Unit A Victoria, TX	2.0	1.0	1224	$1,150	$0.94	139d	1	0.59mi
1312 E Mistletoe Ave Victoria, TX	2.0	1.0	768	$1,175	$1.53	5d	1	0.63mi
110 Lantana Ave Unit B Victoria, TX	2.0	1.0	750	$950	$1.27	5d	1	0.64mi
3002 N Main St Victoria, TX	2.0	1.5	1230	$1,250	$1.02	1d	1	0.65mi
1603 E Brazos St Victoria, TX	1.0–2.0	1.0	796	$985	$1.24	1d	7	0.75mi
1506 N De Leon St Victoria, TX	1.0	1.0	1152	$700	$0.61	5d	1	0.77mi
1004 Lawndale Ave Victoria, TX	2.0	1.0	1422	$1,450	$1.02	5d	1	0.81mi
1810 E Colorado St Victoria, TX	1.0–3.0	1.0–2.0	907	$1,032	$1.14	1d	12	0.83mi
1702 N Moody St Apt C1 Victoria, TX	2.0	1.5	945	$1,050	$1.11	139d	1	0.89mi
1905 Melrose Ave Unit B Victoria, TX	1.0	1.5	879	$845	$0.96	5d	1	0.95mi
607 Fillmore Ave Victoria, TX	2.0	1.0–2.0	653	$840	$1.29	1d	13	0.98mi
1913 Melrose Ave Unit A Victoria, TX	2.0	1.5	948	$995	$1.05	5d	1	0.98mi
1913 Melrose Ave Apt B Victoria, TX	1.0	1.5	900	$925	$1.03	5d	1	0.98mi
1002 Pine St Unit 7 Victoria, TX	2.0	1.0	950	$600	$0.63	5d	1	1.06mi
1906 Sam Houston Dr Victoria, TX	1.0–3.0	1.0–2.0	799	$1,092	$1.37	5d	10	1.23mi
1704 Avondale St Victoria, TX	2.0	1.0	832	$950	$1.14	5d	1	1.25mi
4405 N Navarro St Victoria, TX	1.0–3.0	1.0–2.0	794	$1,074	$1.35	1d	15	1.28mi
118 Milann St Unit B Victoria, TX	3.0	1.0	936	$1,175	$1.26	139d	1	1.36mi
102 Milann St Unit B Victoria, TX	2.0	1.5	992	$1,095	$1.10	5d	1	1.39mi
114 Avant Garde Dr Victoria, TX	3.0	2.0	1382	$1,595	$1.15	139d	1	1.42mi
406 E Forrest St Victoria, TX	2.0	2.0	805	$1,325	$1.65	5d	1	1.43mi
111 Monterrey Dr Unit A Victoria, TX	2.0	2.0	1014	$1,295	$1.28	139d	1	1.45mi
111 Monterrey Dr Unit A Victoria, TX	2.0	2.0	1014	$1,295	$1.28	5d	1	1.45mi
3104 Sam Houston Dr Victoria, TX	2.0–3.0	1.0–1.5	925	$975	$1.05	1d	8	1.47mi

Listing history 50 events

1. 2026-09-24
   days on market $79,000 Active 206 DOM
2. 2026-09-22
   days on market $79,000 Active 205 DOM
3. 2026-09-21
   days on market $79,000 Active 204 DOM
4. 2026-09-20
   days on market $79,000 Active 203 DOM
5. 2026-09-18
   days on market $79,000 Active 201 DOM
6. 2026-09-17
   days on market $79,000 Active 200 DOM
7. 2026-09-16
   days on market $79,000 Active 199 DOM
8. 2026-09-15
   days on market $79,000 Active 198 DOM
9. 2026-09-14
   days on market $79,000 Active 197 DOM
10. 2026-09-13
    days on market $79,000 Active 196 DOM
11. 2026-09-12
    days on market $79,000 Active 195 DOM
12. 2026-09-11
    days on market $79,000 Active 194 DOM
13. 2026-09-05
    days on market $79,000 Active 188 DOM
14. 2026-09-04
    days on market $79,000 Active 187 DOM
15. 2026-09-03
    days on market $79,000 Active 186 DOM
16. 2026-09-02
    days on market $79,000 Active 185 DOM
17. 2026-08-30
    days on market $79,000 Active 182 DOM
18. 2026-08-29
    days on market $79,000 Active 181 DOM
19. 2026-08-28
    days on market $79,000 Active 180 DOM
20. 2026-08-27
    days on market $79,000 Active 179 DOM
21. 2026-08-25
    days on market $79,000 Active 177 DOM
22. 2026-08-24
    days on market $79,000 Active 176 DOM
23. 2026-08-23
    days on market $79,000 Active 175 DOM
24. 2026-08-22
    days on market $79,000 Active 174 DOM
25. 2026-08-21
    days on market $79,000 Active 173 DOM
26. 2026-08-20
    days on market $79,000 Active 172 DOM
27. 2026-08-19
    days on market $79,000 Active 171 DOM
28. 2026-08-18
    days on market $79,000 Active 170 DOM
29. 2026-08-17
    days on market $79,000 Active 169 DOM
30. 2026-08-16
    days on market $79,000 Active 168 DOM
31. 2026-08-15
    days on market $79,000 Active 167 DOM
32. 2026-08-15
    days on market $79,000 Active 166 DOM
33. 2026-08-13
    days on market $79,000 Active 165 DOM
34. 2026-08-12
    days on market $79,000 Active 164 DOM
35. 2026-08-11
    days on market $79,000 Active 163 DOM
36. 2026-08-10
    days on market $79,000 Active 162 DOM
37. 2026-08-09
    days on market $79,000 Active 161 DOM
38. 2026-08-08
    days on market $79,000 Active 160 DOM
39. 2026-08-07
    days on market $79,000 Active 159 DOM
40. 2026-08-06
    days on market $79,000 Active 158 DOM
41. 2026-08-05
    days on market $79,000 Active 157 DOM
42. 2026-08-04
    days on market $79,000 Active 156 DOM
43. 2026-08-03
    days on market $79,000 Active 155 DOM
44. 2026-07-31
    days on market $79,000 Active 152 DOM
45. 2026-07-29
    days on market $79,000 Active 150 DOM
46. 2026-07-27
    days on market $79,000 Active 148 DOM
47. 2026-07-25
    days on market $79,000 Active 146 DOM
48. 2026-07-23
    days on market $79,000 Active 144 DOM
49. 2026-07-22
    days on market $79,000 Active 143 DOM
50. 2026-07-21
    days on market $79,000 Active 142 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: $1,640 · $137/mo
• Projected year-2 tax: $1,640 · $137/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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $13,113
• − Mortgage interest: −$4,425
• − Property taxes: −$1,640
• − Insurance: −$395
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$2,298
• Taxable income: $2,256
• Est. tax owed @ 24.0%: −$541
• After-tax cash flow: $2,811/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $5,745–$17,235 screening

This 2-bedroom, 2-bathroom home is in good condition with recent cosmetic updates. It offers a spacious layout and is move-in ready.

Components & finishes AI

Roof asphalt shingle · good Flooring wood

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Enhances functionality and appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Crain El F TX #3,247/4,322 Nat'l #31,549/41,679 Middle Patti Welder Middle F TX #1,556/1,662 Nat'l #12,557/14,009 High Victoria West H S F TX #1,157/1,632 Nat'l #11,681/17,239

Schools (NCES district)

• District: Victoria ISD
• NCES district ID: 4844150
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 33% ▼ -2.00%
• Median HH income: $50,534
• Composite: 24.98/100
• National rank: #7562
• State rank: #645 of 826 in TX

B Composite livability gradescore 71/100

Livability — Victoria

• Score: 71/100
• State rank: #309
• US rank: #6960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Victoria, TX
• County: Victoria County · 106,119 people
• City population: 69,915
• Metro: Victoria, TX
• Population (ZIP): 39,854
• Household income: $57,923
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 12% of renters

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Population outlook (Victoria County) Hauer SSP2

• Today (2025): 106,119 people
• By 2030: 113,161 · +6.6%
• By 2040: 127,402 · +20.1%
• By 2050: 141,953 · +33.8%
• By 2075: 179,410 · +69.1%
• By 2100: 200,127 · +88.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 30% White 24% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Serbian 2% Lithuanian 1% Italian 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 64% English-only · Spanish 35% Chinese 1%

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Political lean MEDSL · Victoria

• 2024 margin: Solid R (+42.6) · D 28.4% · R 71.0%
• 2008→2024 swing: -9.0pp toward R · 2008: -33.6pp · 2024: -42.6pp
• All cycles: 2024: R+42.6 2020: R+38.0 2016: R+40.0 2012: R+37.8 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -127.62%
• Current HPI: 138.3569
• Rent YoY: ▼ -0.79%
• Metro: Victoria, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

+98.0% since first listed

15 events — show timeline

• 2026-05-20 Price Changed $79,000 CTXMLS
• 2026-04-29 Price Changed $85,000 CTXMLS
• 2026-03-01 Listed $95,500 CTXMLS
• 2025-10-31 Listing Removed — CTXMLS
• 2025-04-11 Listed $97,000 CTXMLS
• 2025-03-05 Sold (Public Records) — Public Records
• 2025-02-24 Pending — CTXMLS
• 2025-02-18 Sold (Public Records) — Public Records
• 2025-02-03 Contingent — CTXMLS
• 2025-01-28 Price Changed $87,500 CTXMLS
• 2024-12-28 Listed $98,500 CTXMLS
• 2021-09-13 Sold (Public Records) — Public Records
• 2010-10-08 Sold (Public Records) — Public Records
• 2010-09-30 Sold (MLS) $34,000 CTXMLS
• 2010-03-20 Listed $39,900 CTXMLS

Property tax history

+1.4%/yr

Latest (2025): $1,640 · -8.5% YoY. Source: county tax records.