606 Nebraska · Robstown, TX 78380

$9,325

1 bd · 1.0 ba · 744 sqft · SingleFamily public records · 14 Days on market

Built 1970 3,498 sqft lot $13/sqft · 83% below area ↓ 54% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.9/10.0

Listing remarks MLS

Owner financing available! Affordable residential lot with utilities available in Robstown, Texas. Build a home, or hold for future development. Call your real estate agent for more info!

Key facts

• Residential lot
• Utilities available
• Future development

Tags

• RESIDENTIAL LOT
• UTILITIES AVAILABLE
• FUTURE DEVELOPMENT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $9k.

Deal economics

• At list price, monthly cash flow is $2 ($26/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($624 rent vs $9k).
• Cap rate 61.5% 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.
• Robstown ISD (town): math 18% / reading 28% proficiency, ranked #757 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 182 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $65 of loan paydown is wiped out by about $280 of value loss. Plan a longer hold.
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $1k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $9,325

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 6.69% ✓
• Cap rate: 61.47%
• Cash-on-cash: 197.05%
• DSCR: 9.77
• GRM: 1.2

CMA / ARV

• ARV (median comp): $55,263
• List price: $9,325
• Delta: -83.17%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Iowa St	0.24mi	2/1.0 (+1)	825 (+11%)	5mo	$115,000	$139	62
1208 Kansas St	0.45mi	2/1.0 (+1)	792 (+6%)	5mo	$85,700	$108	59

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: -11.3%
• Equity multiple: 0.58×
• Total profit: $-1,099
• Equity at exit: $1,390

10-year hold

• IRR: 1.6%
• Equity multiple: 1.13×
• Total profit: $327
• Equity at exit: $806

Cash invested: $2,611 (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: 1.2×

Monthly cashflow live

• Estimated rent: $624 medium
• Mortgage (P&I): −$49
• Tax est. 1.5%: −$12 /mo · $140/yr
• Insurance: −$4
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$131
• Net cashflow: $2

Break-even live

Break-even rent $621

Max offer price $9,325

Occupancy floor 95%

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: $2,331
• Closing costs: $280
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 East Avenue A #2 Robstown, TX	1.0	1.0	560	$650	$1.16	44d	1	0.36mi
630 Wright St Robstown, TX	1.0–3.0	1.0–2.0	936	$567	$0.61	13d	8	0.85mi

Listing history 22 events

1. 2026-06-18
   days on market $9,325 Active 14 DOM
2. 2026-06-17
   days on market $9,325 Active 13 DOM
3. 2026-06-16
   days on market $9,325 Active 12 DOM
4. 2026-06-15
   days on market $9,325 Active 11 DOM
5. 2026-06-15
   pricedays on market $9,325 Active 10 DOM
6. 2026-06-13
   days on market $9,300 Active 9 DOM
7. 2026-06-09
   days on market $9,300 Active 5 DOM
8. 2026-06-08
   days on market $9,300 Active 4 DOM
9. 2026-06-08
   days on market $9,300 Active 3 DOM
10. 2026-06-07
    days on marketlisting id $9,300 Active 2 DOM
11. 2026-05-31
    days on market $9,300 Active 110 DOM
12. 2026-03-30
    price $9,300 187-char remark

    Show marketing remark (187 chars)

    Owner financing available! Affordable residential lot with utilities available in Robstown, Texas. Build a home, or hold for future development. Call your real estate agent for more info!

13. 2026-02-10
    listed $10,500 Active 187-char remark

    Show marketing remark (187 chars)

    Owner financing available! Affordable residential lot with utilities available in Robstown, Texas. Build a home, or hold for future development. Call your real estate agent for more info!

14. 2026-02-09
    listed $10,500 Active
15. 2026-01-20
    price $10,500
16. 2025-07-24
    listed $15,000 Active
17. 2025-04-02
    price $13,000
18. 2025-01-07
    price $15,000
19. 2024-10-14
    price $17,000
20. 2024-10-09
    price $18,000
21. 2024-09-10
    price $19,000
22. 2024-07-15
    listed $20,000 Active

ⓘ 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 6/10 Major FEMA zone AE · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 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: $7,491
• − Mortgage interest: −$522
• − Property taxes: −$140
• − Insurance: −$5,165
• − Repairs & maintenance: −$599
• − Management: −$599
• − Depreciation: −$271
• Taxable income: $194
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $-20/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: Robstown ISD
• NCES district ID: 4837440
• Math proficiency: 18% ▼ -21.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $33,362
• Composite: 18.77/100
• National rank: #8875
• State rank: #757 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

• Census place: Robstown, TX
• Population (ZIP): 23,752

Population outlook (Nueces County) Hauer SSP2

• Today (2025): 418,037 people
• By 2030: 447,123 · +7.0%
• By 2040: 505,911 · +21.0%
• By 2050: 567,522 · +35.8%
• By 2075: 729,686 · +74.6%
• By 2100: 847,087 · +102.6%

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 · Nueces

• 2024 margin: R (+11.5) · D 43.8% · R 55.3%
• 2008→2024 swing: -7.1pp toward R · 2008: -4.4pp · 2024: -11.5pp
• All cycles: 2024: R+11.5 2020: R+2.9 2016: R+1.5 2012: R+3.2 2008: R+4.4

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

-53.5% since first listed

11 events — show timeline

• 2026-03-30 Price Changed $9,300 CBMLS
• 2026-02-10 Listed $10,500 CBMLS
• 2026-02-09 Listed $10,500 CBMLS
• 2026-01-20 Price Changed $10,500 CBMLS
• 2025-07-24 Listed $15,000 CBMLS
• 2025-04-02 Price Changed $13,000 CBMLS
• 2025-01-07 Price Changed $15,000 CBMLS
• 2024-10-14 Price Changed $17,000 CBMLS
• 2024-10-09 Price Changed $18,000 CBMLS
• 2024-09-10 Price Changed $19,000 CBMLS
• 2024-07-15 Listed $20,000 CBMLS

Property tax history

+17.5%/yr

Latest (2025): $1,369 · -18.5% YoY. Source: county tax records.