323 E Fordyce Ave · Kingsville, TX 78363

$163,900

3 bd · 1.0 ba · 972 sqft · SingleFamily public records · 38 Days on market

Built 1945

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.9/30.0
• Rent growth +4.3/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Schools +1.5/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all Investors! Home sits on 3 lots. .. lots of room to grow! Close to TAMUK, stores, restaurants. Spacious 2 bedroom potentially 3 bedroom/office on front dwelling that consists of 1048 square feet with 1 bathroom on front lot with separate laundry room. Enclosed screened in front porch, high ceilings, newer vinyl wood-appearance flooring, ceramic tile kitchen & bathroom. Water heater 1-year old. AC unit 4-5 years old. Carport 1 year old. There is a structure on back of lot that consists of 840 square feet-No central air or window units on back dwelling. This property is being sold AS IS.

Key facts

• Built 1945
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $-320 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (34.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (31.9% below list).
• Recommended offer: $107k (34.4% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 5.4% in Kingsville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: schools D+, employment D, amenities 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.
• Market conditions: Rents rising fast (+7.2%/yr); 216 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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 38 days — a 3% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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: built in 1945 — 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,458 (34.4% 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 38 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.68% ✗
• Cap rate: 3.95%
• Cash-on-cash: -8.35%
• DSCR: 0.63
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $87,480
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 E Warren Ave	0.28mi	2/1.5 (-1)	996 (+2%)	9mo	$175,000	$176	68
615 E Doddridge Ave	0.28mi	3/1.0	1,024 (+5%)	24mo	$25,000	$24	58
901 E Yoakum Ave	0.64mi	3/1.0	1,008 (+4%)	9mo	$62,000	$62	56
316 E Ragland Ave	0.24mi	2/1.0 (-1)	920 (-5%)	22mo	$64,900	$71	56
302 E Hoffman Ave S	0.38mi	2/1.0 (-1)	1,115 (+15%)	20mo	$105,000	$94	36
1128 E Doddridge Ave	0.73mi	2/1.0 (-1)	833 (-14%)	15mo	$75,000	$90	25
722 E Yoakum Ave	0.57mi	3/3.0	1,109 (+14%)	23mo	$169,900	$153	22

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: -26.1%
• Equity multiple: 0.09×
• Total profit: $-41,956
• Equity at exit: $24,438

10-year hold

• IRR: -12.7%
• Equity multiple: 0.12×
• Total profit: $-40,607
• Equity at exit: $14,171

Cash invested: $45,892 (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: 216
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,117 high
• Mortgage (P&I): −$860
• Tax from tax record: −$274 /mo · $3,286/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-320

Break-even live

Break-even rent $1,521

Max offer price $107,458

Occupancy floor —

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: $40,975
• Closing costs: $4,917
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 E Doddridge Ave Kingsville, TX	3.0	1.0	1100	$850	$0.77	43d	1	0.49mi
910 E Doddridge Ave Unit 1 Kingsville, TX	2.0	1.0	585	$650	$1.11	43d	1	0.50mi
2420 S 6th St Kingsville, TX	2.0	1.0	715	$859	$1.20	21d	1	1.26mi
2420 S 6th St Kingsville, TX	2.0	1.0	715	$859	$1.20	13d	1	1.26mi
800 General Cavazos Blvd Kingsville, TX	1.0–3.0	1.0–1.5	840	$1,125	$1.34	2d	11	1.35mi

Listing history 27 events

1. 2026-06-19
   days on market $163,900 Active 38 DOM
2. 2026-06-18
   days on market $163,900 Active 37 DOM
3. 2026-06-17
   days on market $163,900 Active 36 DOM
4. 2026-06-16
   days on market $163,900 Active 35 DOM
5. 2026-06-15
   days on market $163,900 Active 34 DOM
6. 2026-06-14
   days on market $163,900 Active 32 DOM
7. 2026-06-12
   days on market $163,900 Active 31 DOM
8. 2026-06-09
   days on market $163,900 Active 28 DOM
9. 2026-06-08
   days on market $163,900 Active 27 DOM
10. 2026-06-07
    days on market $163,900 Active 26 DOM
11. 2026-06-05
    days on market $163,900 Active 23 DOM
12. 2026-06-03
    days on market $163,900 Active 22 DOM
13. 2026-06-02
    days on market $163,900 Active 21 DOM
14. 2026-06-01
    days on market $163,900 Active 20 DOM
15. 2026-05-31
    days on market $163,900 Active 19 DOM
16. 2026-05-30
    days on market $163,900 Active 18 DOM
17. 2026-05-12
    listed $163,900 Active 29-char remark
18. 2021-09-14
    historical 609-char remark

    Show marketing remark (609 chars)

    Calling all Investors! Home sits on 3 lots. .. lots of room to grow! Close to TAMUK, stores, restaurants. Spacious 2 bedroom potentially 3 bedroom/office on front dwelling that consists of 1048 square feet with 1 bathroom on front lot with separate laundry room. Enclosed screened in front porch, high ceilings, newer vinyl wood-appearance flooring, ceramic tile kitchen & bathroom. Water heater 1-year old. AC unit 4-5 years old. Carport 1 year old. There is a structure on back of lot that consists of 840 square feet-No central air or window units on back dwelling. This property is being sold AS IS.

19. 2021-09-14
    soldstatus

    Show marketing remark (609 chars)

    Calling all Investors! Home sits on 3 lots. .. lots of room to grow! Close to TAMUK, stores, restaurants. Spacious 2 bedroom potentially 3 bedroom/office on front dwelling that consists of 1048 square feet with 1 bathroom on front lot with separate laundry room. Enclosed screened in front porch, high ceilings, newer vinyl wood-appearance flooring, ceramic tile kitchen & bathroom. Water heater 1-year old. AC unit 4-5 years old. Carport 1 year old. There is a structure on back of lot that consists of 840 square feet-No central air or window units on back dwelling. This property is being sold AS IS.

20. 2021-09-10
    soldstatus Closed 609-char remark

    Show marketing remark (609 chars)

    Calling all Investors! Home sits on 3 lots. .. lots of room to grow! Close to TAMUK, stores, restaurants. Spacious 2 bedroom potentially 3 bedroom/office on front dwelling that consists of 1048 square feet with 1 bathroom on front lot with separate laundry room. Enclosed screened in front porch, high ceilings, newer vinyl wood-appearance flooring, ceramic tile kitchen & bathroom. Water heater 1-year old. AC unit 4-5 years old. Carport 1 year old. There is a structure on back of lot that consists of 840 square feet-No central air or window units on back dwelling. This property is being sold AS IS.

21. 2021-08-07
    status Pending 609-char remark

    Show marketing remark (609 chars)

    Calling all Investors! Home sits on 3 lots. .. lots of room to grow! Close to TAMUK, stores, restaurants. Spacious 2 bedroom potentially 3 bedroom/office on front dwelling that consists of 1048 square feet with 1 bathroom on front lot with separate laundry room. Enclosed screened in front porch, high ceilings, newer vinyl wood-appearance flooring, ceramic tile kitchen & bathroom. Water heater 1-year old. AC unit 4-5 years old. Carport 1 year old. There is a structure on back of lot that consists of 840 square feet-No central air or window units on back dwelling. This property is being sold AS IS.

22. 2021-05-28
    price $78,500 609-char remark

    Show marketing remark (609 chars)

    Calling all Investors! Home sits on 3 lots. .. lots of room to grow! Close to TAMUK, stores, restaurants. Spacious 2 bedroom potentially 3 bedroom/office on front dwelling that consists of 1048 square feet with 1 bathroom on front lot with separate laundry room. Enclosed screened in front porch, high ceilings, newer vinyl wood-appearance flooring, ceramic tile kitchen & bathroom. Water heater 1-year old. AC unit 4-5 years old. Carport 1 year old. There is a structure on back of lot that consists of 840 square feet-No central air or window units on back dwelling. This property is being sold AS IS.

23. 2021-05-12
    status Active 609-char remark

    Show marketing remark (609 chars)

    Calling all Investors! Home sits on 3 lots. .. lots of room to grow! Close to TAMUK, stores, restaurants. Spacious 2 bedroom potentially 3 bedroom/office on front dwelling that consists of 1048 square feet with 1 bathroom on front lot with separate laundry room. Enclosed screened in front porch, high ceilings, newer vinyl wood-appearance flooring, ceramic tile kitchen & bathroom. Water heater 1-year old. AC unit 4-5 years old. Carport 1 year old. There is a structure on back of lot that consists of 840 square feet-No central air or window units on back dwelling. This property is being sold AS IS.

24. 2021-05-07
    status Pending 609-char remark

    Show marketing remark (609 chars)

    Calling all Investors! Home sits on 3 lots. .. lots of room to grow! Close to TAMUK, stores, restaurants. Spacious 2 bedroom potentially 3 bedroom/office on front dwelling that consists of 1048 square feet with 1 bathroom on front lot with separate laundry room. Enclosed screened in front porch, high ceilings, newer vinyl wood-appearance flooring, ceramic tile kitchen & bathroom. Water heater 1-year old. AC unit 4-5 years old. Carport 1 year old. There is a structure on back of lot that consists of 840 square feet-No central air or window units on back dwelling. This property is being sold AS IS.

25. 2021-04-29
    historical Active Under Contract 609-char remark

    Show marketing remark (609 chars)

    Calling all Investors! Home sits on 3 lots. .. lots of room to grow! Close to TAMUK, stores, restaurants. Spacious 2 bedroom potentially 3 bedroom/office on front dwelling that consists of 1048 square feet with 1 bathroom on front lot with separate laundry room. Enclosed screened in front porch, high ceilings, newer vinyl wood-appearance flooring, ceramic tile kitchen & bathroom. Water heater 1-year old. AC unit 4-5 years old. Carport 1 year old. There is a structure on back of lot that consists of 840 square feet-No central air or window units on back dwelling. This property is being sold AS IS.

26. 2021-04-22
    listed $95,000 Active 609-char remark

    Show marketing remark (609 chars)

    Calling all Investors! Home sits on 3 lots. .. lots of room to grow! Close to TAMUK, stores, restaurants. Spacious 2 bedroom potentially 3 bedroom/office on front dwelling that consists of 1048 square feet with 1 bathroom on front lot with separate laundry room. Enclosed screened in front porch, high ceilings, newer vinyl wood-appearance flooring, ceramic tile kitchen & bathroom. Water heater 1-year old. AC unit 4-5 years old. Carport 1 year old. There is a structure on back of lot that consists of 840 square feet-No central air or window units on back dwelling. This property is being sold AS IS.

27. 2005-10-20
    soldstatus

ⓘ 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: $3,286 · $274/mo
• Projected year-2 tax: $3,286 · $274/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 · 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: $13,399
• − Mortgage interest: −$9,181
• − Property taxes: −$3,286
• − Insurance: −$820
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$4,768
• Taxable loss: −$6,799
• Est. tax savings @ 24.0%: +$1,632
• After-tax cash flow: $-2,202/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

+72.5% since first listed

11 events — show timeline

• 2026-05-12 Listed $163,900 FSBO.com
• 2021-09-14 Delisted — CBMLS
• 2021-09-14 Sold (Public Records) — Public Records
• 2021-09-10 Sold (MLS) — CBMLS
• 2021-08-07 Pending — CBMLS
• 2021-05-28 Price Changed $78,500 CBMLS
• 2021-05-12 Relisted — CBMLS
• 2021-05-07 Pending — CBMLS
• 2021-04-29 Contingent — CBMLS
• 2021-04-22 Listed $95,000 CBMLS
• 2005-10-20 Sold (Public Records) — Public Records

Property tax history

+8.5%/yr

Latest (2025): $3,286 · +19.7% YoY. Source: county tax records.