201 S Alta Vista St · Beeville, TX 78102

$78,500

2 bd · 1.5 ba · 936 sqft · SingleFamily public records · 40 Days on market

Built 1967 6,098 sqft lot $84/sqft · at area comps Est $82k · at est.

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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 +21.4/30.0
• ARV discount +9.2/15.0
• DSCR +6.8/10.0
• 1% rule +6.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Corner-Lot Home with Updated Flooring & Investment Potential! Welcome to 201 S. Alta Vista Dr. in Beeville, Texas - a cozy and versatile 2-bedroom, 1.5-bath home situated on a spacious corner lot. With newly updated durable laminate flooring, this 936 sq ft pier-and-beam home blends charm, functionality, and investment opportunity. Whether you're searching for an income-producing rental, a starter home, or a property to personalize, this home offers excellent potential and value. The exterior boasts inviting curb appeal with fresh white paint, blue shutters, and beautifully established landscaping featuring mature palms, sago palms, and blooming yellow Esperanza. Inside, you'll find an inviting layout with an eat-in kitchen, in-home utility area, and attractive wood-look laminate flooring flowing throughout the home. Appliances convey with the sale - including the gas stove, refrigerator, and dryer - making this property move-in or rental-ready. Interior Features: •2 Bedrooms / 1.5 Bathrooms •936 Sq Ft •New durable laminate flooring •Eat-in kitchen •Gas stove, refrigerator, dryer convey •Full bath with shower/tub combo and rain head shower •Interior utility area Exterior Features: •Spacious corner lot •Two storage sheds •Wood privacy fencing •Private rear parking •Mature, lush landscaping with palms and flowering plants Don’t miss this opportunity to own a charming property with flexibility, curb appeal, and strong investment potential in Beeville!

Key facts

• Updated flooring
• Eat-in kitchen
• Two storage sheds

Tags

• CORNER LOT
• UPDATED FLOORING
• MATURE LANDSCAPING
• EAT-IN KITCHEN
• TWO STORAGE SHEDS
• WOOD PRIVACY FENCING

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: City water and sewer
• Home design: Pre-owned home; Approximate age: 59 years
• Construction: Composition roof
• Exterior features: Wood exterior; Lot approximately 0.14 acres

Interior

• Kitchen: Eat-in kitchen (10 x 8); Stove/Range; Refrigerator; Kitchen adjacent to dining area
• Bedrooms: Master bedroom on lower level with ceiling fan (10 x 11); Second bedroom (11 x 11)
• Flooring: Laminate flooring
• Bathrooms: One full bathroom (master bath with tub/shower combination, 5 x 6); One half bathroom
• Heating & cooling: Electric heat; One window air conditioning unit
• Interior features: Ceiling fans; Eat-in kitchen; Utility room inside; All window coverings stay
• Laundry & utility: Washer connection; Dryer connection; Dryer included; Utility room inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($863 rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.4% in Beeville — 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 70/100 on livability (#354 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D-, amenities F.
• Beeville ISD (town): math 23% / reading 37% proficiency, ranked #638 of 826 in TX (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 187 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 15 units permitted in Bee County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($59k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $543 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bee County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 5 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

• 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 $76,145 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.32%
• DSCR: 1.28
• GRM: 7.6

CMA / ARV

• ARV (median comp): $81,591
• List price: $78,500
• Delta: -3.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 S Alta Vista St	0.27mi	2/1.0	964 (+3%)	1mo	$169,000	$175	80
901 W Morales St	0.40mi	2/1.0	898 (-4%)	18mo	$44,936	$50	58
209 N Lightburne St	0.40mi	3/1.0 (+1)	850 (-9%)	6mo	$109,000	$128	54
411 S S. Alta Vis	0.18mi	2/1.0	820 (-12%)	20mo	$68,000	$83	53
1713 W Crockett St	0.43mi	3/1.5 (+1)	1,003 (+7%)	17mo	$99,750	$99	48
507 Ave B	0.59mi	2/1.0	816 (-13%)	3mo	$112,000	$137	46
205 N Jackson St	0.60mi	3/2.0 (+1)	984 (+5%)	17mo	$46,993	$48	42
902 W Flournoy	0.73mi	3/1.0 (+1)	1,070 (+14%)	1mo	$144,400	$135	34
507 W Ireland	0.71mi	3/1.0 (+1)	1,050 (+12%)	11mo	$145,000	$138	30
904 N Morris St	0.71mi	3/1.0 (+1)	825 (-12%)	22mo	$79,500	$96	21

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-5,322
• Equity at exit: $11,705

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $4,968
• Equity at exit: $6,787

Cash invested: $21,980 (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 78102

• Home prices YoY: -34.5%
• Active inventory: 187
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $863 high
• Mortgage (P&I): −$412
• Tax from tax record: −$121 /mo · $1,456/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $116

Break-even live

Break-even rent $716

Max offer price $78,500

Occupancy floor 82%

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: $19,625
• Closing costs: $2,355
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 N Washington St Unit 4 Beeville, TX	1.0	1.0	700	$800	$1.14	43d	1	0.97mi
704 N Washington St Unit 3 Beeville, TX	1.0	1.0	750	$650	$0.87	43d	1	0.98mi
1400 S St Marys St Beeville, TX	2.0	1.0	814	$900	$1.11	43d	1	1.18mi
600 E Crockett St Beeville, TX	2.0	1.0	990	$750	$0.76	43d	1	1.26mi
1400 N Saint Marys St Apt 102 Beeville, TX	2.0	1.0	814	$900	$1.11	43d	1	1.36mi

Listing history 28 events

1. 2026-06-19
   days on market $78,500 Active 40 DOM
2. 2026-06-18
   days on market $78,500 Active 39 DOM
3. 2026-06-17
   days on market $78,500 Active 38 DOM
4. 2026-06-16
   days on market $78,500 Active 37 DOM
5. 2026-06-15
   days on market $78,500 Active 36 DOM
6. 2026-06-14
   days on market $78,500 Active 34 DOM
7. 2026-06-12
   days on market $78,500 Active 33 DOM
8. 2026-06-09
   days on market $78,500 Active 30 DOM
9. 2026-06-08
   days on market $78,500 Active 29 DOM
10. 2026-06-07
    days on market $78,500 Active 28 DOM
11. 2026-06-07
    days on market $78,500 Active 27 DOM
12. 2026-06-03
    days on market $78,500 Active 24 DOM
13. 2026-06-02
    days on market $78,500 Active 23 DOM
14. 2026-06-01
    days on market $78,500 Active 22 DOM
15. 2026-05-31
    days on market $78,500 Active 21 DOM
16. 2026-05-30
    days on market $78,500 Active 20 DOM
17. 2026-05-10
    listed $78,500 New 1547-char remark

    Show marketing remark (1579 chars)

    Charming Corner-Lot Home with Updated Flooring & Investment Potential! Welcome to 201 S. Alta Vista Dr. in Beeville, Texas - a cozy and versatile 2-bedroom, 1.5-bath home situated on a spacious corner lot. With newly updated durable laminate flooring, this 936 sq ft pier-and-beam home blends charm, functionality, and investment opportunity. Whether you're searching for an income-producing rental, a starter home, or a property to personalize, this home offers excellent potential and value. The exterior boasts inviting curb appeal with fresh white paint, blue shutters, and beautifully established landscaping featuring mature palms, sago palms, and blooming yellow Esperanza. Inside, you'll find an inviting layout with an eat-in kitchen, in-home utility area, and attractive wood-look laminate flooring flowing throughout the home. Appliances convey with the sale - including the gas stove, refrigerator, and dryer - making this property move-in or rental-ready. Interior Features: •2 Bedrooms / 1.5 Bathrooms •936 Sq Ft •New durable laminate flooring •Eat-in kitchen •Gas stove, refrigerator, dryer convey •Full bath with shower/tub combo and rain head shower •Interior utility area Exterior Features: •Spacious corner lot •Two storage sheds •Wood privacy fencing •Private rear parking •Mature, lush landscaping with palms and flowering plants Don’t miss this opportunity to own a charming property with flexibility, curb appeal, and strong investment potential in Beeville!

18. 2026-05-10
    listed $78,500 Active 1579-char remark

    Show marketing remark (1579 chars)

    Charming Corner-Lot Home with Updated Flooring & Investment Potential! Welcome to 201 S. Alta Vista Dr. in Beeville, Texas - a cozy and versatile 2-bedroom, 1.5-bath home situated on a spacious corner lot. With newly updated durable laminate flooring, this 936 sq ft pier-and-beam home blends charm, functionality, and investment opportunity. Whether you're searching for an income-producing rental, a starter home, or a property to personalize, this home offers excellent potential and value. The exterior boasts inviting curb appeal with fresh white paint, blue shutters, and beautifully established landscaping featuring mature palms, sago palms, and blooming yellow Esperanza. Inside, you'll find an inviting layout with an eat-in kitchen, in-home utility area, and attractive wood-look laminate flooring flowing throughout the home. Appliances convey with the sale - including the gas stove, refrigerator, and dryer - making this property move-in or rental-ready. Interior Features: •2 Bedrooms / 1.5 Bathrooms •936 Sq Ft •New durable laminate flooring •Eat-in kitchen •Gas stove, refrigerator, dryer convey •Full bath with shower/tub combo and rain head shower •Interior utility area Exterior Features: •Spacious corner lot •Two storage sheds •Wood privacy fencing •Private rear parking •Mature, lush landscaping with palms and flowering plants Don’t miss this opportunity to own a charming property with flexibility, curb appeal, and strong investment potential in Beeville!

19. 2026-01-01
    historical
20. 2025-11-07
    price $72,900
21. 2025-11-06
    price $72,900
22. 2025-08-19
    price $74,900
23. 2025-08-18
    price $74,900
24. 2025-07-10
    listed $78,500 New
25. 2025-06-20
    listed $78,500 Active
26. 2014-10-15
    historical
27. 2014-02-08
    listed $49,900
28. 2004-08-17
    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: $1,456 · $121/mo
• Projected year-2 tax: $1,456 · $121/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 8/10 Severe 7 d/yr ≥110°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: $10,351
• − Mortgage interest: −$4,397
• − Property taxes: −$1,456
• − Insurance: −$392
• − Repairs & maintenance: −$828
• − Management: −$828
• − Depreciation: −$2,284
• Taxable income: $165
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $1,349/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: Beeville ISD
• NCES district ID: 4809720
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 37% ▲ 3.00%
• Median HH income: $40,319
• Composite: 25.23/100
• National rank: #7503
• State rank: #638 of 826 in TX

Livability — Beeville

• Score: 70/100
• State rank: #354
• US rank: #7698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beeville, TX
• County: Bee County · 27,455 people
• City population: 27,455
• Metro: Beeville, TX
• Population (ZIP): 27,455
• Household income: $58,939
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 853.0

Population outlook (Bee County) Hauer SSP2

• Today (2025): 35,003 people
• By 2030: 36,447 · +4.1%
• By 2040: 39,810 · +13.7%
• By 2050: 43,525 · +24.3%
• By 2075: 51,766 · +47.9%
• By 2100: 53,434 · +52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 29% White 27% Black 7%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 66% English-only · Spanish 33%

Political lean MEDSL · Bee

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -29.8pp toward R · 2008: -10.1pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+28.9 2016: R+15.4 2012: R+11.5 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.59%
• Current HPI: 145.1182
• Rent YoY: —
• Metro: Beeville, 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

+57.3% since first listed

12 events — show timeline

• 2026-05-10 Listed $78,500 LERA
• 2026-05-10 Listed $78,500 CBMLS
• 2026-01-01 Listing Removed — LERA
• 2025-11-07 Price Changed $72,900 LERA
• 2025-11-06 Price Changed $72,900 CBMLS
• 2025-08-19 Price Changed $74,900 LERA
• 2025-08-18 Price Changed $74,900 CBMLS
• 2025-07-10 Listed $78,500 LERA
• 2025-06-20 Listed $78,500 CBMLS
• 2014-10-15 Listing Removed — LERA
• 2014-02-08 Listed $49,900 LERA
• 2004-08-17 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,456 · +16.4% YoY. Source: county tax records.