706 E Virginia · Victoria, TX 77901

$99,500

2 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 225 Days on market

Built 1949 6,969 sqft lot $69/sqft · 26% below area Est $134k · 26% 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 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 MLS

* * FINANCING AVAILABLE * * 706 Virginia is a great starter home and ready for its new owners to make it theirs. This home has 3 bedrooms, with 2 bathrooms. We recently added new carpet, repainted the interior, and added new light fixtures. This house is clean and move in ready!!

Key facts

• New carpet
• Repainted interior
• New light fixtures

Tags

• NEW CARPET
• REPAINTED INTERIOR
• NEW LIGHT FIXTURES
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 6 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 $688 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 225 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 1.16% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.13%
• DSCR: 1.50
• GRM: 7.2

CMA / ARV

• ARV (median comp): $134,000
• List price: $99,500
• Delta: -25.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1002 E Sabine St	0.21mi	2/1.0	1,448 (+1%)	4mo	$130,000	$90	82
2011 N Jecker	0.12mi	2/1.0	1,525 (+6%)	1mo	$43,000	$28	80
1305 E Virginia Ave	0.38mi	3/2.0 (+1)	1,442 (+0%)	7mo	$160,000	$111	71
1003 Buena Vista Ave	0.29mi	3/2.0 (+1)	1,400 (-3%)	8mo	$165,000	$118	70
1311 E Park Ave	0.42mi	3/2.0 (+1)	1,518 (+5%)	2mo	$170,000	$112	65
702 E Airline Rd	0.45mi	3/1.0 (+1)	1,485 (+3%)	1mo	$211,000	$142	64
705 E Hiller	0.28mi	3/2.0 (+1)	1,293 (-10%)	2mo	$92,000	$71	63
1110 Buena Vista Ave	0.37mi	2/2.0	1,288 (-11%)	4mo	$190,000	$148	62
1308 E Park Ave	0.40mi	3/1.0 (+1)	1,352 (-6%)	3mo	$138,000	$102	60
1005 Manor Dr	0.39mi	3/1.0 (+1)	1,322 (-8%)	5mo	$60,000	$45	56
905 N Navarro St	0.75mi	3/1.5 (+1)	1,406 (-2%)	4mo	$170,000	$121	51
1505 E Park Ave	0.55mi	3/2.0 (+1)	1,650 (+15%)	2mo	$80,000	$48	43

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-3,040
• Equity at exit: $14,836

10-year hold

• IRR: 3.1%
• Equity multiple: 1.20×
• Total profit: $5,501
• Equity at exit: $8,603

Cash invested: $27,860 (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: $1,150 high
• Mortgage (P&I): −$522
• Tax from tax record: −$87 /mo · $1,040/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $258

Break-even live

Break-even rent $823

Max offer price $99,500

Occupancy floor 73%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 E Sabine St Unit A Victoria, TX	2.0	1.0	1224	$1,150	$0.94	44d	1	0.30mi
1603 E Brazos St Victoria, TX	1.0–2.0	1.0	796	$975	$1.22	44d	6	0.59mi
3001 Arroyo Dr Victoria, TX	1.0–2.0	1.0–2.0	857	$1,330	$1.55	44d	4	0.59mi
1702 N Moody St Apt C1 Victoria, TX	2.0	1.5	945	$1,050	$1.11	44d	1	0.65mi
1810 E Colorado St Victoria, TX	1.0–3.0	1.0–2.0	907	$1,112	$1.23	44d	8	0.72mi
2402 N Ben Wilson St Victoria, TX	1.0–2.0	1.0–2.0	987	$1,580	$1.60	44d	20	1.48mi

Listing history 20 events

1. 2026-06-19
   days on market $99,500 Active 225 DOM
2. 2026-06-18
   days on market $99,500 Active 224 DOM
3. 2026-06-17
   days on market $99,500 Active 223 DOM
4. 2026-06-16
   days on market $99,500 Active 222 DOM
5. 2026-06-15
   days on market $99,500 Active 221 DOM
6. 2026-06-14
   days on market $99,500 Active 219 DOM
7. 2026-06-13
   days on market $99,500 Active 218 DOM
8. 2026-06-10
   days on market $99,500 Active 216 DOM
9. 2026-06-09
   days on market $99,500 Active 215 DOM
10. 2026-06-08
    days on market $99,500 Active 214 DOM
11. 2026-06-07
    days on market $99,500 Active 213 DOM
12. 2026-06-03
    days on market $99,500 Active 209 DOM
13. 2026-06-02
    days on market $99,500 Active 208 DOM
14. 2026-06-01
    days on market $99,500 Active 207 DOM
15. 2026-05-31
    days on market $99,500 Active 206 DOM
16. 2026-05-30
    days on market $99,500 Active 205 DOM
17. 2025-11-07
    soldstatus
18. 2025-11-06
    listed $99,500 Active 286-char remark

    Show marketing remark (286 chars)

    * * FINANCING AVAILABLE * * 706 Virginia is a great starter home and ready for its new owners to make it theirs. This home has 3 bedrooms, with 2 bathrooms. We recently added new carpet, repainted the interior, and added new light fixtures. This house is clean and move in ready!!

19. 2019-02-11
    soldstatus
20. 2010-02-24
    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: $1,040 · $87/mo
• Projected year-2 tax: $1,821 · $152/mo
• Expected delta: +$780/yr (+$65/mo · 75.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 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: $13,798
• − Mortgage interest: −$5,574
• − Property taxes: −$1,040
• − Insurance: −$498
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,895
• Taxable income: $1,584
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $2,721/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

4 events — show timeline

• 2025-11-07 Sold (Public Records) — Public Records
• 2025-11-06 Listed $99,500 CTXMLS
• 2019-02-11 Sold (Public Records) — Public Records
• 2010-02-24 Sold (Public Records) — Public Records

Property tax history

-2.4%/yr

Latest (2025): $1,040 · -31.0% YoY. Source: county tax records.