709 E Caesar Ave · Kingsville, TX 78363

$114,500

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 108 Days on market

Built 1948 9,975 sqft lot $110/sqft · 9% below area Est $126k · 9% under

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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).

• ARV discount +11.7/15.0
• Cash flow +10.6/30.0
• 1% rule +5.4/10.0
• Rent growth +4.3/5.0
• Livability +3.5/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for a first-time buyer or investor. This 3-bedroom, 1-bath home has seen several updates in recent years and was recently painted inside and out. The home features an eat-in kitchen with a breakfast bar and a functional layout. The primary bedroom offers access to an open deck, and the property includes a large fenced backyard—ideal for outdoor enjoyment. Additional features include central air and heat and a spacious two-car carport.

Key facts

• Open deck
• Eat-in kitchen
• Central air

Tags

• EAT-IN KITCHEN
• BREAKFAST BAR
• OPEN DECK
• LARGE FENCED BACKYARD
• CENTRAL AIR
• SPACIOUS TWO-CAR CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $-57 ($-689/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (8.9% below list).
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $104k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#364 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Kingsville ISD (town): math 13% / reading 22% proficiency, ranked #800 of 826 in TX (top 97%) — 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.
• Zoned schools: Perez El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 422 students, 78% FRL); Gillett Middle (math 10% / reading 17%, grade F, #1,602 of 1,662 statewide, top 97%, 521 students, 83% FRL); H M King H S (math 12% / reading 23%, grade F, #1,451 of 1,632 statewide, top 89%, 892 students, 77% FRL).
• Market conditions: Rents rising fast (+7.2%/yr); 227 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 24 units permitted in Kleberg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $792 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Kleberg County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago 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 3.6% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $104,195 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.04% ✓
• Cap rate: 5.69%
• Cash-on-cash: -2.15%
• DSCR: 0.90
• GRM: 8.0

CMA / ARV

• ARV (median comp): $126,185
• List price: $114,500
• Delta: -9.26%
• 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
703 E Caesar Ave	0.01mi	3/1.0	1,135 (+9%)	10mo	$64,900	$57	77
604 E Warren Ave	0.19mi	2/1.5 (-1)	996 (-5%)	9mo	$175,000	$176	69
713 S 17th St	0.56mi	3/1.5	1,120 (+7%)	1mo	$179,900	$161	59
302 E Hoffman Ave S	0.37mi	2/1.0 (-1)	1,115 (+7%)	20mo	$105,000	$94	50
220 Carol Ave	0.71mi	3/2.0	1,081 (+4%)	10mo	$145,000	$134	48
1316 E Johnston Ave	0.69mi	3/1.0	1,026 (-2%)	22mo	$139,900	$136	46
1127 E Warren	0.41mi	3/2.0	1,176 (+13%)	18mo	$120,000	$102	41
316 E Ragland Ave	0.35mi	2/1.0 (-1)	920 (-12%)	22mo	$64,900	$71	40
928 W Avenue I	0.68mi	3/2.0	1,132 (+8%)	12mo	$180,000	$159	40
406 E Alexander	0.36mi	3/2.0	1,178 (+13%)	22mo	$130,000	$110	40
1332 Lawndale Dr	0.51mi	3/1.0	1,200 (+15%)	18mo	$117,500	$98	36
1301 E Fordyce Ave	0.63mi	2/1.0 (-1)	890 (-15%)	8mo	$57,500	$65	34

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 · 7.18% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.47×
• Total profit: $-16,874
• Equity at exit: $17,072

10-year hold

• IRR: 1.6%
• Equity multiple: 1.14×
• Total profit: $4,418
• Equity at exit: $9,900

Cash invested: $32,060 (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 78363

• Rents YoY: 7.2%
• Active inventory: 227
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,186 high
• Mortgage (P&I): −$600
• Tax from tax record: −$346 /mo · $4,151/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-57

Break-even live

Break-even rent $1,258

Max offer price $104,352

Occupancy floor 100%

Sensitivity live

Price	-10% $7	-5% $-25	+0% $-57	+5% $-90	+10% $-122
Rent	-10% $-151	-5% $-104	+0% $-57	+5% $-11	+10% $36
Rate	-1.0pp $0	-0.5pp $-28	base $-57	+0.5pp $-87	+1.0pp $-117

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 E Doddridge Ave Kingsville, TX	3.0	1.0	1100	$850	$0.77	45d	1	0.27mi
800 General Cavazos Blvd Kingsville, TX	1.0–3.0	1.0–1.5	840	$1,125	$1.34	4d	11	1.01mi
2420 S 6th St Kingsville, TX	2.0	1.0	715	$859	$1.20	23d	1	1.07mi
2420 S 6th St Kingsville, TX	2.0	1.0	715	$859	$1.20	15d	1	1.07mi
2901 S Brahma Blvd Kingsville, TX	1.0–2.0	1.0–2.0	778	$1,075	$1.38	5d	7	1.33mi
710 E C Ave Kingsville, TX	3.0	2.0	1248	$1,250	$1.00	15d	1	1.45mi

Listing history 19 events

1. 2026-05-16
   status Pending 462-char remark

   Show marketing remark (462 chars)

   Great opportunity for a first-time buyer or investor. This 3-bedroom, 1-bath home has seen several updates in recent years and was recently painted inside and out. The home features an eat-in kitchen with a breakfast bar and a functional layout. The primary bedroom offers access to an open deck, and the property includes a large fenced backyard—ideal for outdoor enjoyment. Additional features include central air and heat and a spacious two-car carport.

2. 2026-05-06
   historical 462-char remark

   Show marketing remark (462 chars)

   Great opportunity for a first-time buyer or investor. This 3-bedroom, 1-bath home has seen several updates in recent years and was recently painted inside and out. The home features an eat-in kitchen with a breakfast bar and a functional layout. The primary bedroom offers access to an open deck, and the property includes a large fenced backyard—ideal for outdoor enjoyment. Additional features include central air and heat and a spacious two-car carport.

3. 2026-03-23
   price $114,500 462-char remark

   Show marketing remark (462 chars)

   Great opportunity for a first-time buyer or investor. This 3-bedroom, 1-bath home has seen several updates in recent years and was recently painted inside and out. The home features an eat-in kitchen with a breakfast bar and a functional layout. The primary bedroom offers access to an open deck, and the property includes a large fenced backyard—ideal for outdoor enjoyment. Additional features include central air and heat and a spacious two-car carport.

4. 2026-01-17
   listed $119,000 Active 462-char remark

   Show marketing remark (462 chars)

   Great opportunity for a first-time buyer or investor. This 3-bedroom, 1-bath home has seen several updates in recent years and was recently painted inside and out. The home features an eat-in kitchen with a breakfast bar and a functional layout. The primary bedroom offers access to an open deck, and the property includes a large fenced backyard—ideal for outdoor enjoyment. Additional features include central air and heat and a spacious two-car carport.

5. 2020-12-22
   soldstatus

   Show marketing remark (300 chars)

   Cute and Cozy place to call home that is centrally located in Kingsville and close to everything. Home offers three bedrooms, 1 bath and has an attached 1 car carport. The roof is approx six years old and in the last two years interior AC/Furnace was replaced and so was the electrical service panel.

6. 2020-12-22
   historical 300-char remark

   Show marketing remark (300 chars)

   Cute and Cozy place to call home that is centrally located in Kingsville and close to everything. Home offers three bedrooms, 1 bath and has an attached 1 car carport. The roof is approx six years old and in the last two years interior AC/Furnace was replaced and so was the electrical service panel.

7. 2020-12-18
   soldstatus Closed 300-char remark

   Show marketing remark (300 chars)

   Cute and Cozy place to call home that is centrally located in Kingsville and close to everything. Home offers three bedrooms, 1 bath and has an attached 1 car carport. The roof is approx six years old and in the last two years interior AC/Furnace was replaced and so was the electrical service panel.

8. 2020-11-29
   status Pending 300-char remark

   Show marketing remark (300 chars)

   Cute and Cozy place to call home that is centrally located in Kingsville and close to everything. Home offers three bedrooms, 1 bath and has an attached 1 car carport. The roof is approx six years old and in the last two years interior AC/Furnace was replaced and so was the electrical service panel.

9. 2020-10-24
   price $85,000 300-char remark

   Show marketing remark (300 chars)

   Cute and Cozy place to call home that is centrally located in Kingsville and close to everything. Home offers three bedrooms, 1 bath and has an attached 1 car carport. The roof is approx six years old and in the last two years interior AC/Furnace was replaced and so was the electrical service panel.

10. 2020-10-07
    listed $92,000 Active 300-char remark

    Show marketing remark (300 chars)

    Cute and Cozy place to call home that is centrally located in Kingsville and close to everything. Home offers three bedrooms, 1 bath and has an attached 1 car carport. The roof is approx six years old and in the last two years interior AC/Furnace was replaced and so was the electrical service panel.

11. 2017-06-10
    historical
12. 2017-06-06
    soldstatus Closed
13. 2017-03-09
    status Pending
14. 2017-03-01
    status Active
15. 2017-02-25
    status Pending
16. 2017-02-03
    listed $38,000 Active
17. 2000-03-17
    soldstatus
18. 2000-03-14
    soldstatus
19. 1999-10-15
    listed $35,000

ⓘ 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: $4,151 · $346/mo
• Projected year-2 tax: $4,151 · $346/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $14,227
• − Mortgage interest: −$6,414
• − Property taxes: −$4,151
• − Insurance: −$572
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$3,331
• Taxable loss: −$2,517
• Est. tax savings @ 24.0%: +$604
• After-tax cash flow: $-85/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: Kingsville ISD
• NCES district ID: 4825680
• Math proficiency: 13% ▼ -22.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $36,308
• Composite: 14.5/100
• National rank: #9425
• State rank: #800 of 826 in TX

Livability — Kingsville

• Score: 70/100
• State rank: #364
• US rank: #7787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingsville, TX
• County: Kleberg County · 28,920 people
• City population: 28,920
• Metro: Kingsville, TX
• Population (ZIP): 28,920
• Household income: $60,574
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1663.0

Population outlook (Kleberg County) Hauer SSP2

• Today (2025): 31,615 people
• By 2030: 32,054 · +1.4%
• By 2040: 33,008 · +4.4%
• By 2050: 34,536 · +9.2%
• By 2075: 40,931 · +29.5%
• By 2100: 46,001 · +45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 36% White 20% Black 3% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Italian 2% Slovak 1% Portuguese 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 65% English-only · Spanish 32% Other Indo-European 1%

Political lean MEDSL · Kleberg

• 2024 margin: R (+12.7) · D 43.3% · R 56.1%
• 2008→2024 swing: -20.0pp toward R · 2008: 7.2pp · 2024: -12.7pp
• All cycles: 2024: R+12.7 2020: R+1.7 2016: D+3.7 2012: D+7.8 2008: D+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.12%
• Current HPI: 147.6473
• Rent YoY: ▲ 7.18%
• Metro: Kingsville, 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

+227.1% since first listed

19 events — show timeline

• 2026-05-16 Pending — CBMLS
• 2026-05-06 Delisted — CBMLS
• 2026-03-23 Price Changed $114,500 CBMLS
• 2026-01-17 Listed $119,000 CBMLS
• 2020-12-22 Sold (Public Records) — Public Records
• 2020-12-22 Delisted — CBMLS
• 2020-12-18 Sold (MLS) — CBMLS
• 2020-11-29 Pending — CBMLS
• 2020-10-24 Price Changed $85,000 CBMLS
• 2020-10-07 Listed $92,000 CBMLS
• 2017-06-10 Delisted — CBMLS
• 2017-06-06 Sold (MLS) — CBMLS
• 2017-03-09 Pending — CBMLS
• 2017-03-01 Relisted — CBMLS
• 2017-02-25 Pending — CBMLS
• 2017-02-03 Listed $38,000 CBMLS
• 2000-03-17 Sold (Public Records) — Public Records
• 2000-03-14 Sold (MLS) — CBMLS
• 1999-10-15 Listed $35,000 CBMLS

Property tax history

+7.4%/yr

Latest (2025): $4,151 · +21.0% YoY. Source: county tax records.