808 E Lott St · Beeville, TX 78102

$105,000

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 183 Days on market

Built 1955 4,067 sqft lot $114/sqft · at area comps Est $111k · at est. ↓ 16% since listing

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Why this score? — see what drove the D+ 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 +18.5/30.0
• ARV discount +9.7/15.0
• DSCR +5.8/10.0
• 1% rule +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What an amazing corner-lot opportunity! This 3-bedroom, 1.5-bath home includes an additional lot, offering exceptional potential for expansion, investment, or added outdoor enjoyment. Ideal as a rental property or a starter home, it features a spacious yard perfect for building a large garage, workshop, or even an additional structure. The home offers a large kitchen area, split-bedroom layout, and a full handicap-accessible bathroom for added convenience. Exterior highlights include durable fiber-cement siding and two front covered patio entrances. Interior finishes consist of vinyl and ceramic tile flooring, along with a gas stove that conveys. With its versatile layout, extra land, and desirable corner location, this property presents a rare opportunity with incredible potential. Come see it today and discover all that it has to offer!

Key facts

• Spacious yard
• Additional lot
• Gas stove

Tags

• CORNER-LOT OPPORTUNITY
• ADDITIONAL LOT
• SPACIOUS YARD
• FIBER-CEMENT SIDING
• FRONT COVERED PATIO ENTRANCES
• GAS STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (4.0% below list).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.4% in Beeville — 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 (#354 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D-, amenities F.
• Beeville ISD (town): math 23% / reading 37% proficiency, ranked #638 of 826 in TX (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 187 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 15 units permitted in Bee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bee County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.96% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 8.7

CMA / ARV

• ARV (median comp): $110,510
• List price: $105,000
• Delta: -4.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
602 N Filmore	0.11mi	2/1.0 (-1)	912 (-1%)	10mo	$79,000	$87	79
710 N Filmore	0.13mi	3/1.0	1,034 (+12%)	12mo	$100,000	$97	64
1404 E Bowie St	0.49mi	2/1.0 (-1)	936 (+1%)	8mo	$119,900	$128	64
1404 Glendale	0.46mi	3/1.0	1,021 (+10%)	3mo	$135,000	$132	59
604 E Hutchinson	0.44mi	3/1.0	986 (+7%)	13mo	$85,000	$86	58
1414 E Rosewood St	0.57mi	3/1.0	954 (+3%)	22mo	$129,900	$136	50
1519 E Corpus Christi	0.73mi	3/1.0	996 (+8%)	4mo	$155,500	$156	49
1003 E Hutchinson St	0.43mi	3/1.0	1,025 (+11%)	16mo	$145,000	$141	48
506 E Bowie St	0.40mi	2/2.0 (-1)	1,024 (+11%)	8mo	$70,000	$68	48
1102 Saint Marys	0.59mi	3/1.0	1,056 (+14%)	1mo	$135,000	$128	48
1506 E Corpus Christi St	0.69mi	2/1.0 (-1)	914 (-1%)	21mo	$169,000	$185	43
1306 N Hackberry St N	0.50mi	3/1.0	1,056 (+14%)	19mo	$159,500	$151	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-10,712
• Equity at exit: $15,656

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,219
• Equity at exit: $9,078

Cash invested: $29,400 (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 78102

• Home prices YoY: -34.5%
• Active inventory: 187
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,008 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$103 /mo · $1,235/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $99

Break-even live

Break-even rent $883

Max offer price $105,000

Occupancy floor 85%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 N Tyler St Beeville, TX	2.0	1.0	944	$950	$1.01	43d	1	0.48mi
600 E Crockett St Beeville, TX	2.0	1.0	990	$750	$0.76	43d	1	0.65mi
1400 N Saint Marys St Apt 102 Beeville, TX	2.0	1.0	814	$900	$1.11	43d	1	0.72mi
1400 S St Marys St Beeville, TX	2.0	1.0	814	$900	$1.11	43d	1	1.43mi

Listing history 13 events

1. 2026-06-08
   days on market $105,000 Active 183 DOM
2. 2026-06-07
   days on market $105,000 Active 182 DOM
3. 2026-06-07
   days on market $105,000 Active 181 DOM
4. 2026-06-03
   days on market $105,000 Active 178 DOM
5. 2026-06-02
   days on market $105,000 Active 177 DOM
6. 2026-06-01
   days on market $105,000 Active 176 DOM
7. 2026-05-31
   days on market $105,000 Active 175 DOM
8. 2026-05-30
   days on market $105,000 Active 174 DOM
9. 2026-05-11
   price $105,000 850-char remark

   Show marketing remark (850 chars)

   What an amazing corner-lot opportunity! This 3-bedroom, 1.5-bath home includes an additional lot, offering exceptional potential for expansion, investment, or added outdoor enjoyment. Ideal as a rental property or a starter home, it features a spacious yard perfect for building a large garage, workshop, or even an additional structure. The home offers a large kitchen area, split-bedroom layout, and a full handicap-accessible bathroom for added convenience. Exterior highlights include durable fiber-cement siding and two front covered patio entrances. Interior finishes consist of vinyl and ceramic tile flooring, along with a gas stove that conveys. With its versatile layout, extra land, and desirable corner location, this property presents a rare opportunity with incredible potential. Come see it today and discover all that it has to offer!

10. 2026-01-28
    price $119,000 850-char remark

    Show marketing remark (850 chars)

    What an amazing corner-lot opportunity! This 3-bedroom, 1.5-bath home includes an additional lot, offering exceptional potential for expansion, investment, or added outdoor enjoyment. Ideal as a rental property or a starter home, it features a spacious yard perfect for building a large garage, workshop, or even an additional structure. The home offers a large kitchen area, split-bedroom layout, and a full handicap-accessible bathroom for added convenience. Exterior highlights include durable fiber-cement siding and two front covered patio entrances. Interior finishes consist of vinyl and ceramic tile flooring, along with a gas stove that conveys. With its versatile layout, extra land, and desirable corner location, this property presents a rare opportunity with incredible potential. Come see it today and discover all that it has to offer!

11. 2025-12-07
    listed $125,000 Active 850-char remark

    Show marketing remark (850 chars)

    What an amazing corner-lot opportunity! This 3-bedroom, 1.5-bath home includes an additional lot, offering exceptional potential for expansion, investment, or added outdoor enjoyment. Ideal as a rental property or a starter home, it features a spacious yard perfect for building a large garage, workshop, or even an additional structure. The home offers a large kitchen area, split-bedroom layout, and a full handicap-accessible bathroom for added convenience. Exterior highlights include durable fiber-cement siding and two front covered patio entrances. Interior finishes consist of vinyl and ceramic tile flooring, along with a gas stove that conveys. With its versatile layout, extra land, and desirable corner location, this property presents a rare opportunity with incredible potential. Come see it today and discover all that it has to offer!

12. 2001-06-01
    soldstatus
13. 1999-08-20
    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: $1,235 · $103/mo
• Projected year-2 tax: $1,922 · $160/mo
• Expected delta: +$686/yr (+$57/mo · 55.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $12,096
• − Mortgage interest: −$5,882
• − Property taxes: −$1,235
• − Insurance: −$525
• − Repairs & maintenance: −$968
• − Management: −$968
• − Depreciation: −$3,055
• Taxable loss: −$536
• Est. tax savings @ 24.0%: +$129
• After-tax cash flow: $1,316/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: Beeville ISD
• NCES district ID: 4809720
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 37% ▲ 3.00%
• Median HH income: $40,319
• Composite: 25.23/100
• National rank: #7503
• State rank: #638 of 826 in TX

Livability — Beeville

• Score: 70/100
• State rank: #354
• US rank: #7698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beeville, TX
• County: Bee County · 27,455 people
• City population: 27,455
• Metro: Beeville, TX
• Population (ZIP): 27,455
• Household income: $58,939
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 853.0

Population outlook (Bee County) Hauer SSP2

• Today (2025): 35,003 people
• By 2030: 36,447 · +4.1%
• By 2040: 39,810 · +13.7%
• By 2050: 43,525 · +24.3%
• By 2075: 51,766 · +47.9%
• By 2100: 53,434 · +52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 29% White 27% Black 7%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 66% English-only · Spanish 33%

Political lean MEDSL · Bee

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -29.8pp toward R · 2008: -10.1pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+28.9 2016: R+15.4 2012: R+11.5 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.59%
• Current HPI: 145.1182
• Rent YoY: —
• Metro: Beeville, 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

-16.0% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $105,000 CBMLS
• 2026-01-28 Price Changed $119,000 CBMLS
• 2025-12-07 Listed $125,000 CBMLS
• 2001-06-01 Sold (Public Records) — Public Records
• 1999-08-20 Sold (Public Records) — Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,235 · +4.8% YoY. Source: county tax records.