6785 Theresia St · South La Paloma, TX 78380

$142,000

4 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 14 Days on market

Built 2005 1.70 ac lot

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Why this score? — see what drove the C+ 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0

Listing remarks MLS

Cute Country Home on 1.7 acres in Robstown, Texas with lots of curb appeal! Inviting Front Porch! Three Bedrooms! Two Full Baths! Cute Kitchen! Nice living area! Minutes to Callalen and the Five Points Shopping Center! Preview Today!

Key facts

• New plumbing
• Galley kitchen
• Hvac system replaced

Tags

• ROOF REPLACED
• HVAC SYSTEM REPLACED
• NEW PLUMBING
• SPLIT BEDROOM FLOOR PLAN
• GALLEY KITCHEN
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).

Location & tenants

• Location reads 56/100 on livability (#1,319 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: health & safety C-, schools F, amenities F.
• Banquete ISD (rural): math 37% / reading 46% proficiency, ranked #338 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 182 active listings in the ZIP; 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 $982 of loan paydown is wiped out by about $4k 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.
• 2 sale attempts since 12y 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.11%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,662
• Equity at exit: $21,173

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $26,117
• Equity at exit: $12,278

Cash invested: $39,760 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,670 medium
• Mortgage (P&I): −$745
• Tax from tax record: −$114 /mo · $1,372/yr
• Insurance: −$59
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $335

Break-even live

Break-even rent $1,246

Max offer price $142,000

Occupancy floor 75%

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-15
   status Pending
2. 2026-04-01
   historical
3. 2026-03-17
   listed $142,000 Active
4. 2014-12-30
   soldstatus 233-char remark

   Show marketing remark (233 chars)

   Cute Country Home on 1.7 acres in Robstown, Texas with lots of curb appeal! Inviting Front Porch! Three Bedrooms! Two Full Baths! Cute Kitchen! Nice living area! Minutes to Callalen and the Five Points Shopping Center! Preview Today!

5. 2014-08-24
   listed $39,995 233-char remark

   Show marketing remark (233 chars)

   Cute Country Home on 1.7 acres in Robstown, Texas with lots of curb appeal! Inviting Front Porch! Three Bedrooms! Two Full Baths! Cute Kitchen! Nice living area! Minutes to Callalen and the Five Points Shopping Center! Preview Today!

ⓘ 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: $1,372 · $114/mo
• Projected year-2 tax: $2,599 · $217/mo
• Expected delta: +$1,227/yr (+$102/mo · 89.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 19 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: $20,041
• − Mortgage interest: −$7,954
• − Property taxes: −$1,372
• − Insurance: −$1,508
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$4,131
• Taxable income: $1,870
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $3,568/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: Banquete ISD
• NCES district ID: 4809410
• Math proficiency: 37% ▼ -28.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $52,281
• Composite: 35.93/100
• National rank: #4804
• State rank: #338 of 826 in TX

Livability — South La Paloma

• Score: 56/100
• State rank: #1319
• US rank: #22732

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+255.0% since first listed

5 events — show timeline

• 2026-04-15 Pending — CBMLS
• 2026-04-01 Delisted — CBMLS
• 2026-03-17 Listed $142,000 CBMLS
• 2014-12-30 Sold (MLS) — CBMLS
• 2014-08-24 Listed $39,995 CBMLS

Property tax history

+1.2%/yr

Latest (2025): $1,372 · +8.8% YoY. Source: county tax records.