1701 E Walnut Ave · Victoria, TX 77901

$55,000

2 bd · 1.0 ba · 852 sqft · SingleFamily public records · 32 Days on market

Built 1959 ↓ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

For Sale & acirc; & euro; & rdquo; Victoria, TX Affordable Fixer-Upper with Huge Potential! Great opportunity for a family looking to invest, a first-time buyer, or a contractor/artist for a flip. 3 Bedrooms / 1 Bathroom Spacious Garage Sold AS-IS Property Size: Approximately 1,200 sq. ft. of living space Large lot of about 7,500 sq. ft. Enjoy extra outdoor space & acirc; & euro; & rdquo; ideal for kids, pets, or future upgrades. Location: Situated in a well-established neighborhood near UHV, with easy access to schools, shopping, and major roads. Price: $55,000 Open to reasonable discussion for serious buyers.

Key facts

• Extra outdoor space
• Large lot
• Spacious garage

Tags

• SPACIOUS GARAGE
• LARGE LOT
• EXTRA OUTDOOR SPACE
• WELL-ESTABLISHED NEIGHBORHOOD
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 3.7% 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); 201 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $380 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1959 — 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 $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.99% ✓
• Cap rate: 14.17%
• Cash-on-cash: 28.12%
• DSCR: 2.25
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $110,760
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3401 Redwood Dr	0.18mi	3/1.0 (+1)	956 (+12%)	2mo	$116,000	$121	65
1608 Sam Houston Dr	0.56mi	3/1.0 (+1)	920 (+8%)	3mo	$130,000	$141	53
708 E Loma Vista Ave	0.70mi	2/1.0	964 (+13%)	3mo	$125,000	$130	43
1509 Bowie Dr	0.69mi	3/1.0 (+1)	917 (+8%)	21mo	$99,900	$109	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 1.71×
• Total profit: $10,956
• Equity at exit: $8,201

10-year hold

• IRR: 24.2%
• Equity multiple: 2.76×
• Total profit: $27,106
• Equity at exit: $4,755

Cash invested: $15,400 (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 77901

• Rents YoY: -0.8%
• Active inventory: 201
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,096 high
• Mortgage (P&I): −$288
• Tax from tax record: −$193 /mo · $2,321/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $361

Break-even live

Break-even rent $639

Max offer price $55,000

Occupancy floor 62%

Sensitivity live

Price	-10% $392	-5% $376	+0% $361	+5% $345	+10% $330
Rent	-10% $274	-5% $318	+0% $361	+5% $404	+10% $447
Rate	-1.0pp $389	-0.5pp $375	base $361	+0.5pp $347	+1.0pp $332

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3001 Arroyo Dr Victoria, TX	1.0–2.0	1.0–2.0	857	$1,330	$1.55	46d	4	0.50mi
2303 N Louis St Unit 2307 Victoria, TX	2.0	1.0	820	$850	$1.04	46d	1	0.58mi
2303 N Louis St Unit 2303 Victoria, TX	3.0	1.0	850	$950	$1.12	46d	1	0.58mi
1906 Sam Houston Dr Victoria, TX	1.0–2.0	1.0–2.0	678	$1,255	$1.85	46d	9	0.68mi
118 Milann St Unit B Victoria, TX	3.0	1.0	936	$1,175	$1.26	46d	1	0.84mi
1810 E Colorado St Victoria, TX	1.0–3.0	1.0–2.0	907	$1,112	$1.23	46d	8	0.88mi
1605 Bexar Ave Victoria, TX	3.0	1.0	762	$1,395	$1.83	46d	1	0.91mi
1603 E Brazos St Victoria, TX	1.0–2.0	1.0	796	$975	$1.22	46d	6	0.93mi
2107 N Ben Jordan St Victoria, TX	1.0	1.0	616	$745	$1.21	46d	1	0.93mi
1303 E Colorado St Victoria, TX	2.0	1.0	525	$675	$1.29	46d	1	1.02mi
111 Monterrey Dr Unit A Victoria, TX	2.0	2.0	1014	$1,295	$1.28	46d	1	1.07mi
903 Linwood Dr Victoria, TX	1.0	1.0	700	$899	$1.28	46d	1	1.10mi
903 Linwood Dr Victoria, TX	2.0	2.0	950	$1,150	$1.21	46d	1	1.10mi
903 Linwood Dr Apt 406 Victoria, TX	2.0	1.0	866	$975	$1.13	46d	1	1.10mi
2601 Leary Ln #14 Victoria, TX	3.0	2.0	950	$1,195	$1.26	46d	1	1.10mi
3104 Sam Houston Dr Victoria, TX	2.0–3.0	1.0–1.5	925	$975	$1.05	46d	2	1.14mi
301 Westwood St Victoria, TX	2.0	1.0	987	$1,145	$1.16	46d	1	1.19mi
301 Westwood St Apt D Victoria, TX	2.0	1.5	987	$1,145	$1.16	46d	1	1.20mi
102 Palmwood Dr Victoria, TX	2.0	2.0	1100	$1,045	$0.95	46d	1	1.20mi
203 Palmwood Dr Unit B Victoria, TX	3.0	2.0	1110	$1,350	$1.22	46d	1	1.21mi
306 Sam Houston Dr Victoria, TX	1.0–2.0	1.0–2.0	770	$1,370	$1.78	46d	4	1.25mi
308 Westwood St Unit D Victoria, TX	2.0	1.5	1010	$1,175	$1.16	46d	1	1.27mi
2406 E Mockingbird Ln Victoria, TX	1.0–3.0	1.0–2.0	1032	$1,062	$1.03	46d	4	1.27mi
212 Sam Houston Dr Unit 209 Victoria, TX	2.0	1.0	974	$963	$0.99	46d	1	1.29mi
212 Sam Houston Dr Unit 125 Victoria, TX	1.0	1.0	674	$863	$1.28	46d	1	1.29mi
212 Sam Houston Dr Unit 220 Victoria, TX	2.0	1.0	974	$1,013	$1.04	46d	1	1.29mi
2402 N Ben Wilson St Victoria, TX	1.0–2.0	1.0–2.0	987	$1,580	$1.60	46d	20	1.30mi
1002 Pine St Victoria, TX	1.0	1.0	650	$575	$0.88	46d	1	1.44mi
1702 N Moody St Apt C1 Victoria, TX	2.0	1.5	945	$1,050	$1.11	46d	1	1.48mi

Listing history 22 events

1. 2026-06-23
   days on market $55,000 Active 32 DOM
2. 2026-06-21
   days on market $55,000 Active 31 DOM
3. 2026-06-19
   days on market $55,000 Active 29 DOM
4. 2026-06-18
   days on market $55,000 Active 28 DOM
5. 2026-06-17
   days on market $55,000 Active 27 DOM
6. 2026-06-16
   days on market $55,000 Active 26 DOM
7. 2026-06-15
   days on market $55,000 Active 25 DOM
8. 2026-06-14
   days on market $55,000 Active 23 DOM
9. 2026-06-13
   days on market $55,000 Active 22 DOM
10. 2026-06-10
    days on market $55,000 Active 20 DOM
11. 2026-06-09
    days on market $55,000 Active 19 DOM
12. 2026-06-08
    days on market $55,000 Active 18 DOM
13. 2026-06-07
    days on market $55,000 Active 17 DOM
14. 2026-06-03
    days on market $55,000 Active 13 DOM
15. 2026-06-02
    days on market $55,000 Active 12 DOM
16. 2026-06-01
    days on market $55,000 Active 11 DOM
17. 2026-05-31
    days on market $55,000 Active 10 DOM
18. 2026-05-30
    days on market $55,000 Active 9 DOM
19. 2026-05-22
    listed $55,000 Active
20. 2026-03-31
    historical
21. 2026-03-25
    historical Active Under Contract
22. 2026-02-09
    listed $60,000 Active

ⓘ 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: $2,321 · $193/mo
• Projected year-2 tax: $2,321 · $193/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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $13,149
• − Mortgage interest: −$3,081
• − Property taxes: −$2,321
• − Insurance: −$275
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$1,600
• Taxable income: $3,769
• Est. tax owed @ 24.0%: −$904
• After-tax cash flow: $3,426/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: 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

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 · 69,915 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: 1802.0

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%

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%

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

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

-8.3% since first listed

4 events — show timeline

• 2026-05-22 Listed $55,000 FSBO.com
• 2026-03-31 Listing Removed — CTXMLS
• 2026-03-25 Contingent — CTXMLS
• 2026-02-09 Listed $60,000 CTXMLS

Property tax history

+4.8%/yr

Latest (2025): $2,321 · -7.6% YoY. Source: county tax records.