134 Cr 3524 · Robstown, TX 78380

$139,000

3 bd · 2.0 ba · 1,840 sqft · SingleFamily public records · 319 Days on market

Built 1982 Fair condition 3.00 ac lot ↓ 8% since listing

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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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Want to live out in the country? This could be the perfect fit. This home sits on 3 acres. This property is close to Orange Grove and Robstown. Call today for more information.

Key facts

• Close to robstown
• 3 acres
• 3 acre lot

Tags

• 3 ACRES
• CLOSE TO ORANGE GROVE
• CLOSE TO ROBSTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 4.0% in Robstown — 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 80/100 on livability (#47 in TX, #1,942 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D-, crime D-, amenities F.
• Orange Grove ISD (rural): math 49% / reading 49% proficiency, ranked #196 of 826 in TX (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 182 active listings in the ZIP; 6 units permitted in Jim Wells County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jim Wells County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 319 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 319 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.18% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.60%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $3,479
• Equity at exit: $20,725

10-year hold

• IRR: 11.9%
• Equity multiple: 1.94×
• Total profit: $36,457
• Equity at exit: $12,018

Cash invested: $38,920 (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 78380

• Home prices YoY: -1.9%
• Active inventory: 182
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,641 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$101 /mo · $1,211/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $409

Break-even live

Break-even rent $1,124

Max offer price $139,000

Occupancy floor 70%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $139,000 Active 319 DOM
2. 2026-06-17
   days on market $139,000 Active 318 DOM
3. 2026-06-16
   days on market $139,000 Active 317 DOM
4. 2026-06-15
   days on market $139,000 Active 316 DOM
5. 2026-06-15
   days on market $139,000 Active 315 DOM
6. 2026-06-13
   days on market $139,000 Active 314 DOM
7. 2026-06-12
   days on market $139,000 Active 313 DOM
8. 2026-06-10
   days on market $139,000 Active 310 DOM
9. 2026-06-08
   days on market $139,000 Active 309 DOM
10. 2026-06-08
    days on market $139,000 Active 308 DOM
11. 2026-06-07
    days on market $139,000 Active 307 DOM
12. 2026-06-03
    days on market $139,000 Active 304 DOM
13. 2026-06-02
    days on market $139,000 Active 303 DOM
14. 2026-06-01
    days on market $139,000 Active 302 DOM
15. 2026-05-31
    days on market $139,000 Active 301 DOM
16. 2026-01-27
    soldstatus
17. 2025-12-17
    price $164,500 177-char remark

    Show marketing remark (177 chars)

    Want to live out in the country? This could be the perfect fit. This home sits on 3 acres. This property is close to Orange Grove and Robstown. Call today for more information.

18. 2025-11-18
    price $169,500 177-char remark

    Show marketing remark (177 chars)

    Want to live out in the country? This could be the perfect fit. This home sits on 3 acres. This property is close to Orange Grove and Robstown. Call today for more information.

19. 2025-09-29
    price $169,900 177-char remark

    Show marketing remark (177 chars)

    Want to live out in the country? This could be the perfect fit. This home sits on 3 acres. This property is close to Orange Grove and Robstown. Call today for more information.

20. 2025-09-05
    price $175,000 177-char remark

    Show marketing remark (177 chars)

    Want to live out in the country? This could be the perfect fit. This home sits on 3 acres. This property is close to Orange Grove and Robstown. Call today for more information.

21. 2025-08-23
    price $177,000 177-char remark

    Show marketing remark (177 chars)

    Want to live out in the country? This could be the perfect fit. This home sits on 3 acres. This property is close to Orange Grove and Robstown. Call today for more information.

22. 2025-08-03
    listed $179,000 Active 177-char remark

    Show marketing remark (177 chars)

    Want to live out in the country? This could be the perfect fit. This home sits on 3 acres. This property is close to Orange Grove and Robstown. Call today for more information.

23. 2009-10-29
    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: $1,211 · $101/mo
• Projected year-2 tax: $2,544 · $212/mo
• Expected delta: +$1,333/yr (+$111/mo · 110.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 21 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: $19,691
• − Mortgage interest: −$7,786
• − Property taxes: −$1,211
• − Insurance: −$695
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$4,044
• Taxable income: $2,805
• Est. tax owed @ 24.0%: −$673
• After-tax cash flow: $4,230/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 · 12 photos

Fair 45/100 Moderate rehab

This home requires significant updates to its kitchen, bathrooms, and flooring, but has a good roof and foundation. With proper renovations, it has the potential to be a great investment.

Repairs flagged

• Major kitchen cabinets — severely outdated and damaged
• Major kitchen countertops — severely outdated and damaged
• Major kitchen appliances — severely outdated and damaged
• Major bathroom fixtures — severely outdated and damaged
• Major bathroom flooring — severely damaged and uneven
• Major flooring — severely damaged and uneven
• Major interior walls/paint — severely peeling and outdated

Value-add opportunities

• Resale paint interior walls — fresh paint can make a significant difference in the home's appearance
• Resale replace kitchen cabinets and countertops — new cabinets and countertops can greatly enhance the kitchen's functionality and appeal
• Resale replace kitchen appliances — new appliances can make the kitchen more modern and appealing
• Resale replace bathroom fixtures and flooring — new fixtures and flooring can make the bathroom more functional and attractive
• Resale repair flooring — new flooring can improve the home's overall appearance and functionality
• Resale repair interior walls — fresh paint and repairs can make the interior walls look more appealing and well-maintained

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely outdated and damaged	Major	$15,000–50,000
kitchen countertops · severely outdated and damaged	Major	$15,000–50,000
kitchen appliances · severely outdated and damaged	Major	$15,000–50,000
bathroom fixtures · severely outdated and damaged	Major	$15,000–50,000
bathroom flooring · severely damaged and uneven	Major	$15,000–50,000
flooring · severely damaged and uneven	Major	$15,000–50,000
interior walls/paint · severely peeling and outdated	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale paint interior walls — fresh paint can make a significant difference in the home's appearance ↑
• Resale replace kitchen cabinets and countertops — new cabinets and countertops can greatly enhance the kitchen's functionality and appeal ↑
• Resale replace kitchen appliances — new appliances can make the kitchen more modern and appealing ↑
• Resale replace bathroom fixtures and flooring — new fixtures and flooring can make the bathroom more functional and attractive ↑
• Resale repair flooring — new flooring can improve the home's overall appearance and functionality ↑
• Resale repair interior walls — fresh paint and repairs can make the interior walls look more appealing and well-maintained ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Orange Grove ISD
• NCES district ID: 4833720
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 49% ▲ 4.00%
• Median HH income: $49,348
• Composite: 41.9/100
• National rank: #3367
• State rank: #196 of 826 in TX

Livability — Robstown

• Score: 80/100
• State rank: #47
• US rank: #1942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,752

Population outlook (Jim Wells County) Hauer SSP2

• Today (2025): 43,325 people
• By 2030: 44,156 · +1.9%
• By 2040: 45,790 · +5.7%
• By 2050: 47,455 · +9.5%
• By 2075: 51,800 · +19.6%
• By 2100: 52,006 · +20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 38% White 23%
• Hispanic origin (detail): Mexican 71%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 52% English-only · Spanish 47%

Political lean MEDSL · Jim Wells

• 2024 margin: R (+15.5) · D 42.0% · R 57.5%
• 2008→2024 swing: -31.6pp toward R · 2008: 16.1pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+9.8 2016: D+10.3 2012: D+17.0 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.51%
• Current HPI: 286.19
• Rent YoY: —
• Metro: —
• 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

-8.1% since first listed

8 events — show timeline

• 2026-01-27 Sold (Public Records) — Public Records
• 2025-12-17 Price Changed $164,500 CBMLS
• 2025-11-18 Price Changed $169,500 CBMLS
• 2025-09-29 Price Changed $169,900 CBMLS
• 2025-09-05 Price Changed $175,000 CBMLS
• 2025-08-23 Price Changed $177,000 CBMLS
• 2025-08-03 Listed $179,000 CBMLS
• 2009-10-29 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,211 · +7.2% YoY. Source: county tax records.