405 Mulberry Dr · Port Lavaca, TX 77979

$80,000

3 bd · 2.0 ba · 1,452 sqft · SingleFamily public records · 77 Days on market

Built 1952 0.95 ac lot $55/sqft · 79% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you been looking for a "fixer-upper" this, is it. A 3-bedroom, 2 baths located out of city limits on almost 1 acre. Home is being SOLD AS IS!! Property has separate 2 car garage, partial fencing, large trees and located close to town.

Key facts

• 0.95 acre lot
• Garage
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 2.2% in Port Lavaca — 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 76/100 on livability (#113 in TX, #3,659 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Calhoun County ISD (town): math 44% / reading 43% proficiency, ranked #293 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 282 active listings in the ZIP; 95 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Calhoun County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 2.5% of price; flood insurance adds $66/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.66% ✓
• Cap rate: 12.67%
• Cash-on-cash: 22.76%
• DSCR: 2.01
• GRM: 5.0

CMA / ARV

• ARV (median comp): $387,810
• List price: $80,000
• Delta: -79.37%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Aggie Ln	0.21mi	3/2.0	1,552 (+7%)	6mo	$395,000	$255	73

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: 11.2%
• Equity multiple: 1.44×
• Total profit: $9,967
• Equity at exit: $11,928

10-year hold

• IRR: 20.3%
• Equity multiple: 2.72×
• Total profit: $38,493
• Equity at exit: $6,917

Cash invested: $22,400 (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 77979

• Home prices YoY: -34.6%
• Active inventory: 282
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$169 /mo · $2,026/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $358

Break-even live

Break-even rent $871

Max offer price $80,000

Occupancy floor 68%

Sensitivity live

Price	-10% $404	-5% $381	+0% $358	+5% $336	+10% $313
Rent	-10% $254	-5% $306	+0% $358	+5% $411	+10% $463
Rate	-1.0pp $399	-0.5pp $379	base $358	+0.5pp $338	+1.0pp $317

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $80,000 Active 77 DOM
2. 2026-06-17
   days on market $80,000 Active 76 DOM
3. 2026-06-16
   days on market $80,000 Active 75 DOM
4. 2026-06-15
   days on market $80,000 Active 74 DOM
5. 2026-06-13
   days on market $80,000 Active 72 DOM
6. 2026-06-12
   days on market $80,000 Active 71 DOM
7. 2026-06-09
   days on market $80,000 Active 68 DOM
8. 2026-06-08
   days on market $80,000 Active 67 DOM
9. 2026-06-08
   days on market $80,000 Active 66 DOM
10. 2026-06-07
    days on market $80,000 Active 65 DOM
11. 2026-06-03
    days on market $80,000 Active 62 DOM
12. 2026-06-02
    days on market $80,000 Active 61 DOM
13. 2026-06-01
    days on market $80,000 Active 60 DOM
14. 2026-05-31
    days on market $80,000 Active 59 DOM
15. 2026-04-08
    status Active 247-char remark

    Show marketing remark (247 chars)

    If you been looking for a "fixer-upper" this, is it. A 3-bedroom, 2 baths located out of city limits on almost 1 acre. Home is being SOLD AS IS!! Property has separate 2 car garage, partial fencing, large trees and located close to town.

16. 2026-04-02
    listed Active Under Contract 247-char remark

    Show marketing remark (247 chars)

    If you been looking for a "fixer-upper" this, is it. A 3-bedroom, 2 baths located out of city limits on almost 1 acre. Home is being SOLD AS IS!! Property has separate 2 car garage, partial fencing, large trees and located close to town.

17. 2026-03-30
    listed $80,000 247-char remark

    Show marketing remark (247 chars)

    If you been looking for a "fixer-upper" this, is it. A 3-bedroom, 2 baths located out of city limits on almost 1 acre. Home is being SOLD AS IS!! Property has separate 2 car garage, partial fencing, large trees and located close to town.

ⓘ 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: $2,026 · $169/mo
• Projected year-2 tax: $2,026 · $169/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥111°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: $15,898
• − Mortgage interest: −$4,481
• − Property taxes: −$2,026
• − Insurance: −$1,198
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$2,327
• Taxable income: $3,322
• Est. tax owed @ 24.0%: −$797
• After-tax cash flow: $3,504/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: Calhoun County ISD
• NCES district ID: 4812480
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $48,588
• Composite: 37.27/100
• National rank: #4453
• State rank: #293 of 826 in TX

Livability — Port Lavaca

• Score: 76/100
• State rank: #113
• US rank: #3659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 16,179
• Population (ZIP): 16,179

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 23,512 people
• By 2030: 24,183 · +2.9%
• By 2040: 25,370 · +7.9%
• By 2050: 26,388 · +12.2%
• By 2075: 28,014 · +19.1%
• By 2100: 26,314 · +11.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 53% White 36% Two or more races 20% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 3% Slovak 1% Serbian 1%
• Foreign-born: 11% · Canada, China, Philippines
• Languages at home: 67% English-only · Spanish 27% Chinese 4% Other Asian/Pacific 2%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+52.2) · D 23.7% · R 75.8%
• 2008→2024 swing: -32.2pp toward R · 2008: -20.0pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+44.5 2016: R+36.2 2012: R+24.2 2008: R+20.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.84%
• Current HPI: 163.8892
• 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

3 events — show timeline

• 2026-04-08 Relisted — CTXMLS
• 2026-04-02 Listed — CTXMLS
• 2026-03-30 Listed $80,000 CTXMLS

Property tax history

+1.5%/yr

Latest (2025): $2,026 · +10.3% YoY. Source: county tax records.