511 Corpus Christi · Beeville, TX 78102

$72,000

3 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 253 Days on market

Built 1950 6,098 sqft lot $53/sqft · 55% below area ↓ 37% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• 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

This brick home is located on a corner lot and the seller is motivated! This vintage home has some nice features: attractive fireplace (gas) with a nice mantle with a beveled mirror, spacious living room and dining room. There is a built-in curio cabinet in the hallway. Although it may need some attention, it could certainly end up becoming a jewel! There are hardwood floors (oak) under the carpet - That's a plus! It could be a nice investment property or a first home. More: tall palm trees in the backyard, attractive red/orange brick exterior, and the front porch is just waiting for you to relax on it, a short walk to the park (3 blocks). Taxes have been reduced to $1166.00----------EXCELLENT!

Key facts

• Vintage brick home
• Central location
• Gas fireplace

Tags

• VINTAGE BRICK HOME
• CORNER LOT
• GAS FIREPLACE
• BUILT-IN CURIO CABINET
• CENTRAL LOCATION
• FIVE BLOCK WALK TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($993 rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $498 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $43k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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

Recommended offer $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 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 1950 — 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: 11.08%
• Cash-on-cash: 17.09%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (median comp): $161,318
• List price: $72,000
• Delta: -55.37%
• 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
805 E Anderson	0.32mi	3/1.0	1,264 (-8%)	0mo	$165,000	$131	72
806 N Adams St	0.51mi	3/2.0	1,353 (-1%)	1mo	$174,900	$129	70
502 Stephenson	0.31mi	3/2.0	1,245 (-9%)	10mo	$152,990	$123	58
806 Polk	0.52mi	3/2.0	1,437 (+5%)	7mo	$199,900	$139	58
906 E Toledo	0.44mi	4/2.0 (+1)	1,280 (-6%)	7mo	$210,000	$164	54
205 E Carter	0.48mi	3/2.0	1,246 (-9%)	9mo	$119,900	$96	52
1106 N Berry St	0.72mi	3/2.0	1,300 (-5%)	4mo	$170,000	$131	51
906 Jefferson	0.62mi	3/1.0	1,216 (-11%)	3mo	$99,000	$81	50
709 N Jefferson	0.53mi	4/2.0 (+1)	1,508 (+10%)	6mo	$74,900	$50	45
707 E Fannin St	0.75mi	3/1.0	1,188 (-13%)	0mo	$155,000	$130	43
1102 E Hancock	0.55mi	3/2.0	1,559 (+14%)	10mo	$250,500	$161	38
1500 E Bowie St	0.70mi	4/2.0 (+1)	1,530 (+12%)	7mo	$79,900	$52	32

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: 8.4%
• Equity multiple: 1.33×
• Total profit: $6,634
• Equity at exit: $10,735

10-year hold

• IRR: 17.6%
• Equity multiple: 2.46×
• Total profit: $29,384
• Equity at exit: $6,225

Cash invested: $20,160 (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: 6.0×

Monthly cashflow live

• Estimated rent: $993 medium
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $287

Break-even live

Break-even rent $630

Max offer price $72,000

Occupancy floor 66%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 E Crockett St Beeville, TX	2.0	1.0	990	$750	$0.76	43d	1	0.21mi
1306 N Tyler St Beeville, TX	2.0	1.0	944	$950	$1.01	43d	1	0.86mi
908 W Youst St Beeville, TX	3.0	1.5	1400	$1,150	$0.82	21d	1	0.95mi

Listing history 19 events

1. 2026-05-14
   price $72,000 705-char remark

   Show marketing remark (705 chars)

   This brick home is located on a corner lot and the seller is motivated! This vintage home has some nice features: attractive fireplace (gas) with a nice mantle with a beveled mirror, spacious living room and dining room. There is a built-in curio cabinet in the hallway. Although it may need some attention, it could certainly end up becoming a jewel! There are hardwood floors (oak) under the carpet - That's a plus! It could be a nice investment property or a first home. More: tall palm trees in the backyard, attractive red/orange brick exterior, and the front porch is just waiting for you to relax on it, a short walk to the park (3 blocks). Taxes have been reduced to $1166.00----------EXCELLENT!

2. 2026-04-29
   price $75,000 705-char remark

   Show marketing remark (705 chars)

   This brick home is located on a corner lot and the seller is motivated! This vintage home has some nice features: attractive fireplace (gas) with a nice mantle with a beveled mirror, spacious living room and dining room. There is a built-in curio cabinet in the hallway. Although it may need some attention, it could certainly end up becoming a jewel! There are hardwood floors (oak) under the carpet - That's a plus! It could be a nice investment property or a first home. More: tall palm trees in the backyard, attractive red/orange brick exterior, and the front porch is just waiting for you to relax on it, a short walk to the park (3 blocks). Taxes have been reduced to $1166.00----------EXCELLENT!

3. 2026-04-14
   price $76,500 705-char remark

   Show marketing remark (705 chars)

   This brick home is located on a corner lot and the seller is motivated! This vintage home has some nice features: attractive fireplace (gas) with a nice mantle with a beveled mirror, spacious living room and dining room. There is a built-in curio cabinet in the hallway. Although it may need some attention, it could certainly end up becoming a jewel! There are hardwood floors (oak) under the carpet - That's a plus! It could be a nice investment property or a first home. More: tall palm trees in the backyard, attractive red/orange brick exterior, and the front porch is just waiting for you to relax on it, a short walk to the park (3 blocks). Taxes have been reduced to $1166.00----------EXCELLENT!

4. 2026-04-01
   price $79,000 705-char remark

   Show marketing remark (705 chars)

   This brick home is located on a corner lot and the seller is motivated! This vintage home has some nice features: attractive fireplace (gas) with a nice mantle with a beveled mirror, spacious living room and dining room. There is a built-in curio cabinet in the hallway. Although it may need some attention, it could certainly end up becoming a jewel! There are hardwood floors (oak) under the carpet - That's a plus! It could be a nice investment property or a first home. More: tall palm trees in the backyard, attractive red/orange brick exterior, and the front porch is just waiting for you to relax on it, a short walk to the park (3 blocks). Taxes have been reduced to $1166.00----------EXCELLENT!

5. 2026-02-18
   price $79,500 705-char remark

   Show marketing remark (705 chars)

   This brick home is located on a corner lot and the seller is motivated! This vintage home has some nice features: attractive fireplace (gas) with a nice mantle with a beveled mirror, spacious living room and dining room. There is a built-in curio cabinet in the hallway. Although it may need some attention, it could certainly end up becoming a jewel! There are hardwood floors (oak) under the carpet - That's a plus! It could be a nice investment property or a first home. More: tall palm trees in the backyard, attractive red/orange brick exterior, and the front porch is just waiting for you to relax on it, a short walk to the park (3 blocks). Taxes have been reduced to $1166.00----------EXCELLENT!

6. 2026-01-28
   price $85,000 705-char remark

   Show marketing remark (705 chars)

   This brick home is located on a corner lot and the seller is motivated! This vintage home has some nice features: attractive fireplace (gas) with a nice mantle with a beveled mirror, spacious living room and dining room. There is a built-in curio cabinet in the hallway. Although it may need some attention, it could certainly end up becoming a jewel! There are hardwood floors (oak) under the carpet - That's a plus! It could be a nice investment property or a first home. More: tall palm trees in the backyard, attractive red/orange brick exterior, and the front porch is just waiting for you to relax on it, a short walk to the park (3 blocks). Taxes have been reduced to $1166.00----------EXCELLENT!

7. 2026-01-28
   price $77,000 705-char remark

   Show marketing remark (705 chars)

   This brick home is located on a corner lot and the seller is motivated! This vintage home has some nice features: attractive fireplace (gas) with a nice mantle with a beveled mirror, spacious living room and dining room. There is a built-in curio cabinet in the hallway. Although it may need some attention, it could certainly end up becoming a jewel! There are hardwood floors (oak) under the carpet - That's a plus! It could be a nice investment property or a first home. More: tall palm trees in the backyard, attractive red/orange brick exterior, and the front porch is just waiting for you to relax on it, a short walk to the park (3 blocks). Taxes have been reduced to $1166.00----------EXCELLENT!

8. 2025-12-11
   price $92,000 705-char remark

   Show marketing remark (705 chars)

   This brick home is located on a corner lot and the seller is motivated! This vintage home has some nice features: attractive fireplace (gas) with a nice mantle with a beveled mirror, spacious living room and dining room. There is a built-in curio cabinet in the hallway. Although it may need some attention, it could certainly end up becoming a jewel! There are hardwood floors (oak) under the carpet - That's a plus! It could be a nice investment property or a first home. More: tall palm trees in the backyard, attractive red/orange brick exterior, and the front porch is just waiting for you to relax on it, a short walk to the park (3 blocks). Taxes have been reduced to $1166.00----------EXCELLENT!

9. 2025-12-01
   status Back on Market 705-char remark

   Show marketing remark (705 chars)

   This brick home is located on a corner lot and the seller is motivated! This vintage home has some nice features: attractive fireplace (gas) with a nice mantle with a beveled mirror, spacious living room and dining room. There is a built-in curio cabinet in the hallway. Although it may need some attention, it could certainly end up becoming a jewel! There are hardwood floors (oak) under the carpet - That's a plus! It could be a nice investment property or a first home. More: tall palm trees in the backyard, attractive red/orange brick exterior, and the front porch is just waiting for you to relax on it, a short walk to the park (3 blocks). Taxes have been reduced to $1166.00----------EXCELLENT!

10. 2025-11-30
    historical 705-char remark

    Show marketing remark (705 chars)

    This brick home is located on a corner lot and the seller is motivated! This vintage home has some nice features: attractive fireplace (gas) with a nice mantle with a beveled mirror, spacious living room and dining room. There is a built-in curio cabinet in the hallway. Although it may need some attention, it could certainly end up becoming a jewel! There are hardwood floors (oak) under the carpet - That's a plus! It could be a nice investment property or a first home. More: tall palm trees in the backyard, attractive red/orange brick exterior, and the front porch is just waiting for you to relax on it, a short walk to the park (3 blocks). Taxes have been reduced to $1166.00----------EXCELLENT!

11. 2025-11-14
    price $96,000 705-char remark

    Show marketing remark (705 chars)

    This brick home is located on a corner lot and the seller is motivated! This vintage home has some nice features: attractive fireplace (gas) with a nice mantle with a beveled mirror, spacious living room and dining room. There is a built-in curio cabinet in the hallway. Although it may need some attention, it could certainly end up becoming a jewel! There are hardwood floors (oak) under the carpet - That's a plus! It could be a nice investment property or a first home. More: tall palm trees in the backyard, attractive red/orange brick exterior, and the front porch is just waiting for you to relax on it, a short walk to the park (3 blocks). Taxes have been reduced to $1166.00----------EXCELLENT!

12. 2025-10-24
    price $99,500 705-char remark

    Show marketing remark (705 chars)

    This brick home is located on a corner lot and the seller is motivated! This vintage home has some nice features: attractive fireplace (gas) with a nice mantle with a beveled mirror, spacious living room and dining room. There is a built-in curio cabinet in the hallway. Although it may need some attention, it could certainly end up becoming a jewel! There are hardwood floors (oak) under the carpet - That's a plus! It could be a nice investment property or a first home. More: tall palm trees in the backyard, attractive red/orange brick exterior, and the front porch is just waiting for you to relax on it, a short walk to the park (3 blocks). Taxes have been reduced to $1166.00----------EXCELLENT!

13. 2025-10-07
    price $105,000 705-char remark

    Show marketing remark (705 chars)

    This brick home is located on a corner lot and the seller is motivated! This vintage home has some nice features: attractive fireplace (gas) with a nice mantle with a beveled mirror, spacious living room and dining room. There is a built-in curio cabinet in the hallway. Although it may need some attention, it could certainly end up becoming a jewel! There are hardwood floors (oak) under the carpet - That's a plus! It could be a nice investment property or a first home. More: tall palm trees in the backyard, attractive red/orange brick exterior, and the front porch is just waiting for you to relax on it, a short walk to the park (3 blocks). Taxes have been reduced to $1166.00----------EXCELLENT!

14. 2025-09-19
    price $110,000 705-char remark

    Show marketing remark (705 chars)

    This brick home is located on a corner lot and the seller is motivated! This vintage home has some nice features: attractive fireplace (gas) with a nice mantle with a beveled mirror, spacious living room and dining room. There is a built-in curio cabinet in the hallway. Although it may need some attention, it could certainly end up becoming a jewel! There are hardwood floors (oak) under the carpet - That's a plus! It could be a nice investment property or a first home. More: tall palm trees in the backyard, attractive red/orange brick exterior, and the front porch is just waiting for you to relax on it, a short walk to the park (3 blocks). Taxes have been reduced to $1166.00----------EXCELLENT!

15. 2025-05-07
    listed $115,000 Active 705-char remark

    Show marketing remark (705 chars)

    This brick home is located on a corner lot and the seller is motivated! This vintage home has some nice features: attractive fireplace (gas) with a nice mantle with a beveled mirror, spacious living room and dining room. There is a built-in curio cabinet in the hallway. Although it may need some attention, it could certainly end up becoming a jewel! There are hardwood floors (oak) under the carpet - That's a plus! It could be a nice investment property or a first home. More: tall palm trees in the backyard, attractive red/orange brick exterior, and the front porch is just waiting for you to relax on it, a short walk to the park (3 blocks). Taxes have been reduced to $1166.00----------EXCELLENT!

16. 2025-02-25
    soldstatus
17. 2020-10-22
    soldstatus
18. 1997-08-21
    soldstatus
19. 1993-05-10
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $11,919
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$954
• − Management: −$954
• − Depreciation: −$2,095
• Taxable income: $2,444
• Est. tax owed @ 24.0%: −$587
• After-tax cash flow: $2,859/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

-37.4% since first listed

19 events — show timeline

• 2026-05-14 Price Changed $72,000 LERA
• 2026-04-29 Price Changed $75,000 LERA
• 2026-04-14 Price Changed $76,500 LERA
• 2026-04-01 Price Changed $79,000 LERA
• 2026-02-18 Price Changed $79,500 LERA
• 2026-01-28 Price Changed $85,000 LERA
• 2026-01-28 Price Changed $77,000 LERA
• 2025-12-11 Price Changed $92,000 LERA
• 2025-12-01 Relisted — LERA
• 2025-11-30 Listing Removed — LERA
• 2025-11-14 Price Changed $96,000 LERA
• 2025-10-24 Price Changed $99,500 LERA
• 2025-10-07 Price Changed $105,000 LERA
• 2025-09-19 Price Changed $110,000 LERA
• 2025-05-07 Listed $115,000 LERA
• 2025-02-25 Sold (Public Records) — Public Records
• 2020-10-22 Sold (Public Records) — Public Records
• 1997-08-21 Sold (Public Records) — Public Records
• 1993-05-10 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $3,841 · +4.8% YoY. Source: county tax records.