1904 E Red River St · Victoria, TX 77901

$109,900

3 bd · 1.0 ba · 1,201 sqft · SingleFamily public records · 28 Days on market

Built 1953 10,010 sqft lot Est $123k · 10% under

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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 +26.8/30.0
• ARV discount +12.1/15.0
• DSCR +9.2/10.0
• 1% rule +6.6/10.0
• Livability +3.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Great location to the university and college! This 3 bedroom, 1 bathroom home features newer roof updates and vinyl flooring . Conveniently located close to the hospital, restaurants, and shopping, making it a great option for homeowners or investment potential.

Key facts

• Close to hospital
• Close to restaurants
• Vinyl flooring

Tags

• GREAT LOCATION
• NEWER ROOF UPDATES
• VINYL FLOORING
• CLOSE TO HOSPITAL
• CLOSE TO RESTAURANTS
• CLOSE TO SHOPPING

Property features AI

Exterior

• Utilities: Public water; Electricity available; Public trash collection
• Home design: Single-story; Frame construction; Composition/shingle roof; Resale property
• Construction: Built (year per assessor); Pillar/post/pier and slab foundation
• Exterior features: Back yard fencing; No other exterior features listed

Interior

• Bedrooms: 1 bedroom
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Window-unit heating; Wall or window cooling units
• Interior features: Laminate flooring; Tub with shower; No additional interior features listed
• Laundry & utility: Laundry inside; Water heater; Some electric appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.7% in Victoria — 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 71/100 on livability (#309 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools D, amenities F.
• Victoria ISD (urban): math 24% / reading 33% proficiency, ranked #645 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-0.8%/yr); 196 active listings in the ZIP; 23 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; 43 units permitted in Victoria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Victoria County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.70%
• DSCR: 1.52
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $122,502
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2005 Navidad St	0.32mi	3/2.0	1,220 (+2%)	0mo	$170,000	$139	78
2003 E Guadalupe St	0.38mi	3/1.0	1,250 (+4%)	7mo	$55,000	$44	70
2307 E Airline Rd	0.57mi	3/2.0	1,219 (+2%)	6mo	$124,000	$102	62
2306 E Trinity	0.29mi	3/1.0	1,096 (-9%)	15mo	$75,000	$68	59
1308 E Park Ave	0.38mi	3/1.0	1,352 (+13%)	3mo	$138,000	$102	59
2402 E Brazos St	0.33mi	4/2.0 (+1)	1,356 (+13%)	1mo	$140,000	$103	53
2006 N Jecker St	0.61mi	3/1.0	1,094 (-9%)	7mo	$120,000	$110	51
1110 Buena Vista Ave	0.60mi	2/2.0 (-1)	1,288 (+7%)	4mo	$190,000	$148	48
1002 E Park Ave	0.62mi	2/1.0 (-1)	1,077 (-10%)	2mo	$77,000	$71	47
1005 Manor Dr	0.72mi	3/1.0	1,322 (+10%)	5mo	$60,000	$45	46
2907 Cedar St	0.72mi	3/3.0	1,128 (-6%)	3mo	$114,900	$102	45

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,432
• Equity at exit: $16,386

10-year hold

• IRR: 4.1%
• Equity multiple: 1.26×
• Total profit: $8,049
• Equity at exit: $9,502

Cash invested: $30,772 (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 77901

• Rents YoY: -0.8%
• Active inventory: 196
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,270 high
• Mortgage (P&I): −$576
• Tax from tax record: −$81 /mo · $970/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $300

Break-even live

Break-even rent $890

Max offer price $109,900

Occupancy floor 71%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1810 E Colorado St Victoria, TX	1.0–3.0	1.0–2.0	907	$1,425	$1.57	43d	8	0.18mi
1603 E Brazos St Victoria, TX	1.0–2.0	1.0	796	$975	$1.22	43d	6	0.30mi
1709 Navidad St Victoria, TX	4.0	1.0	1457	$1,595	$1.09	43d	1	0.32mi
2303 N Louis St Unit 2307 Victoria, TX	2.0	1.0	820	$850	$1.04	43d	1	0.51mi
2303 N Louis St Unit 2303 Victoria, TX	3.0	1.0	850	$950	$1.12	43d	1	0.51mi
2402 N Ben Wilson St Victoria, TX	1.0–2.0	1.0–2.0	987	$1,580	$1.60	43d	20	0.77mi
3001 Arroyo Dr Victoria, TX	1.0–2.0	1.0–2.0	857	$1,330	$1.55	43d	4	0.90mi
305 E Sabine St Unit A Victoria, TX	2.0	1.0	1224	$1,150	$0.94	43d	1	1.00mi
102 Palmwood Dr Victoria, TX	2.0	2.0	1100	$1,045	$0.95	43d	1	1.01mi
203 Palmwood Dr Unit B Victoria, TX	3.0	2.0	1110	$1,350	$1.22	43d	1	1.06mi
306 Sam Houston Dr Victoria, TX	1.0–2.0	1.0–2.0	770	$1,370	$1.78	43d	4	1.06mi
212 Sam Houston Dr Unit 220 Victoria, TX	2.0	1.0	974	$1,013	$1.04	43d	1	1.08mi
212 Sam Houston Dr Unit 209 Victoria, TX	2.0	1.0	974	$963	$0.99	43d	1	1.08mi
903 Linwood Dr Apt 406 Victoria, TX	2.0	1.0	866	$975	$1.13	43d	1	1.15mi
903 Linwood Dr Victoria, TX	2.0	2.0	950	$1,150	$1.21	43d	1	1.15mi
301 Westwood St Victoria, TX	2.0	1.0	987	$1,145	$1.16	43d	1	1.30mi
301 Westwood St Apt D Victoria, TX	2.0	1.5	987	$1,145	$1.16	43d	1	1.31mi
1906 Sam Houston Dr Victoria, TX	1.0–2.0	1.0–2.0	678	$1,255	$1.85	43d	9	1.32mi
1702 N Moody St Apt C1 Victoria, TX	2.0	1.5	945	$1,050	$1.11	43d	1	1.34mi
602 Sherwood Dr Unit C Victoria, TX	2.0	2.0	1225	$1,250	$1.02	43d	1	1.35mi
308 Westwood St Unit D Victoria, TX	2.0	1.5	1010	$1,175	$1.16	43d	1	1.37mi
1605 Bexar Ave Victoria, TX	3.0	1.0	762	$1,395	$1.83	43d	1	1.38mi
118 Milann St Unit B Victoria, TX	3.0	1.0	936	$1,175	$1.26	43d	1	1.49mi

Listing history 17 events

1. 2026-06-19
   days on market $109,900 Active 28 DOM
2. 2026-06-18
   days on market $109,900 Active 27 DOM
3. 2026-06-17
   days on market $109,900 Active 26 DOM
4. 2026-06-16
   days on market $109,900 Active 25 DOM
5. 2026-06-15
   days on market $109,900 Active 24 DOM
6. 2026-06-14
   days on market $109,900 Active 22 DOM
7. 2026-06-13
   days on market $109,900 Active 21 DOM
8. 2026-06-10
   days on market $109,900 Active 19 DOM
9. 2026-06-09
   days on market $109,900 Active 18 DOM
10. 2026-06-08
    days on market $109,900 Active 17 DOM
11. 2026-06-07
    days on market $109,900 Active 16 DOM
12. 2026-06-03
    days on market $109,900 Active 12 DOM
13. 2026-06-02
    days on market $109,900 Active 11 DOM
14. 2026-06-01
    days on market $109,900 Active 10 DOM
15. 2026-05-31
    days on market $109,900 Active 9 DOM
16. 2026-05-30
    days on market $109,900 Active 8 DOM
17. 2026-05-22
    listed $109,900 Active

ⓘ 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: $970 · $81/mo
• Projected year-2 tax: $2,011 · $168/mo
• Expected delta: +$1,041/yr (+$87/mo · 107.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $15,237
• − Mortgage interest: −$6,156
• − Property taxes: −$970
• − Insurance: −$550
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$3,197
• Taxable income: $1,926
• Est. tax owed @ 24.0%: −$462
• After-tax cash flow: $3,139/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: Victoria ISD
• NCES district ID: 4844150
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 33% ▼ -2.00%
• Median HH income: $50,534
• Composite: 24.98/100
• National rank: #7562
• State rank: #645 of 826 in TX

Livability — Victoria

• Score: 71/100
• State rank: #309
• US rank: #6960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Victoria, TX
• County: Victoria County · 69,915 people
• City population: 69,915
• Metro: Victoria, TX
• Population (ZIP): 39,854
• Household income: $57,923
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 1802.0

Population outlook (Victoria County) Hauer SSP2

• Today (2025): 106,119 people
• By 2030: 113,161 · +6.6%
• By 2040: 127,402 · +20.1%
• By 2050: 141,953 · +33.8%
• By 2075: 179,410 · +69.1%
• By 2100: 200,127 · +88.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 30% White 24% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Serbian 2% Lithuanian 1% Italian 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 64% English-only · Spanish 35% Chinese 1%

Political lean MEDSL · Victoria

• 2024 margin: Solid R (+42.6) · D 28.4% · R 71.0%
• 2008→2024 swing: -9.0pp toward R · 2008: -33.6pp · 2024: -42.6pp
• All cycles: 2024: R+42.6 2020: R+38.0 2016: R+40.0 2012: R+37.8 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -127.62%
• Current HPI: 138.3569
• Rent YoY: ▼ -0.79%
• Metro: Victoria, 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

1 event — show timeline

• 2026-05-22 Listed $109,900 CTXMLS

Property tax history

-3.7%/yr

Latest (2025): $970 · -34.0% YoY. Source: county tax records.