2012 Leon Dr · Port Lavaca, TX 77979

$85,000

3 bd · 2.0 ba · 1,796 sqft · SingleFamily public records · 111 Days on market

Built 1960 8,999 sqft lot $47/sqft · 49% below area Est $166k · 49% under ↓ 15% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investment Opportunity in Port Lavaca! | 3 Bed | 2 Bath | Generous Lot Looking for a project with potential? This 3 bedroom, 2 bathroom home in Port Lavaca, TX is ready for a new vision! Situated on a spacious lot, this property offers plenty of room to reimagine and rebuild to your style. The home requires significant updates and reconstruction, but the bones are there and the possibilities are endless, whether you're a seasoned investor, first-time flipper, or someone looking to create their dream home from the ground up. Highlights: City-maintained road and newly redone sidewalks. Close to schools, dining, and coastal attractions. Great potential for rental, resale, or personal use. This is your chance to bring a once-loved home back to life in a charming Gulf Coast town. Sold as-is. Don’t miss out on this diamond in the rough, schedule a showing today!

Key facts

• Close to schools
• Generous lot
• Coastal attractions

Tags

• GENEROUS LOT
• CITY-MAINTAINED ROAD
• NEWLY REDONE SIDEWALKS
• CLOSE TO SCHOOLS
• DINING
• COASTAL ATTRACTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 2.3% 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: 284 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($77k) 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 2.7% of price.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.61% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.77%
• DSCR: 1.92
• GRM: 5.2

CMA / ARV

• ARV (median comp): $166,000
• List price: $85,000
• Delta: -48.80%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1704 Jackson St	0.24mi	3/2.0	1,834 (+2%)	1mo	$277,000	$151	84
1315 Jackson St	0.48mi	3/2.0	1,710 (-5%)	3mo	$243,500	$142	67
2216 Larry Dr	0.38mi	3/2.0	1,674 (-7%)	15mo	$289,000	$173	59
101 N Bauer Dr	0.70mi	3/2.0	1,810 (+1%)	13mo	$114,459	$63	55

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: 13.2%
• Equity multiple: 1.53×
• Total profit: $12,529
• Equity at exit: $12,674

10-year hold

• IRR: 22.1%
• Equity multiple: 2.89×
• Total profit: $44,977
• Equity at exit: $7,349

Cash invested: $23,800 (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: 284
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,369 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$188 /mo · $2,257/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $412

Break-even live

Break-even rent $847

Max offer price $85,000

Occupancy floor 65%

Sensitivity live

Price	-10% $460	-5% $436	+0% $412	+5% $388	+10% $364
Rent	-10% $304	-5% $358	+0% $412	+5% $466	+10% $520
Rate	-1.0pp $455	-0.5pp $433	base $412	+0.5pp $390	+1.0pp $367

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-04
   status $85,000 Pending 111 DOM
2. 2026-06-03
   days on market $85,000 Active 111 DOM
3. 2026-06-02
   days on market $85,000 Active 110 DOM
4. 2026-06-01
   days on market $85,000 Active 109 DOM
5. 2026-05-31
   days on market $85,000 Active 108 DOM
6. 2026-02-12
   listed $85,000 Active 874-char remark

   Show marketing remark (874 chars)

   Investment Opportunity in Port Lavaca! | 3 Bed | 2 Bath | Generous Lot Looking for a project with potential? This 3 bedroom, 2 bathroom home in Port Lavaca, TX is ready for a new vision! Situated on a spacious lot, this property offers plenty of room to reimagine and rebuild to your style. The home requires significant updates and reconstruction, but the bones are there and the possibilities are endless, whether you're a seasoned investor, first-time flipper, or someone looking to create their dream home from the ground up. Highlights: City-maintained road and newly redone sidewalks. Close to schools, dining, and coastal attractions. Great potential for rental, resale, or personal use. This is your chance to bring a once-loved home back to life in a charming Gulf Coast town. Sold as-is. Don’t miss out on this diamond in the rough, schedule a showing today!

7. 2026-02-06
   historical
8. 2025-10-06
   status Active
9. 2025-09-08
   status Pending
10. 2025-08-08
    listed $100,000 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: $2,257 · $188/mo
• Projected year-2 tax: $2,257 · $188/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 24 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: $16,422
• − Mortgage interest: −$4,761
• − Property taxes: −$2,257
• − Insurance: −$425
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$2,473
• Taxable income: $3,878
• Est. tax owed @ 24.0%: −$931
• After-tax cash flow: $4,012/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

• Census place: Port Lavaca, TX
• 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

-15.0% since first listed

5 events — show timeline

• 2026-02-12 Listed $85,000 CTXMLS
• 2026-02-06 Listing Removed — CTXMLS
• 2025-10-06 Relisted — CTXMLS
• 2025-09-08 Pending — CTXMLS
• 2025-08-08 Listed $100,000 CTXMLS

Property tax history

+0.4%/yr

Latest (2025): $2,257 · +6.1% YoY. Source: county tax records.