806 E Polk Ave · Victoria, TX 77901

$89,900

2 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 122 Days on market

Built 1955 7,318 sqft lot $72/sqft · 43% below area Est $157k · 43% under ↓ 14% 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +8.2/10.0
• 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

This 3-bedroom, 2-bath home centrally and conveniently situated near shopping, dining, schools, and everyday amenities, this property offers both location and potential. Inside, you’ll find a functional layout with spacious living areas and great bones ready for your personal touch. Whether you’re an investor looking for your next opportunity or a buyer eager to create your dream home, this property presents an excellent chance to add value and make it your own. With a little vision and updating, this home could truly shine. Don’t miss out on this great investment opportunity in a prime location. Schedule your showing today!

Key facts

• 7,318 sq ft lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% 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; 13 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 $622 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 122 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1955 — 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: 1.32% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.72%
• DSCR: 1.52
• GRM: 6.3

CMA / ARV

• ARV (median comp): $157,000
• List price: $89,900
• Delta: -42.74%
• 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
910 E Polk Ave	0.08mi	2/2.0	1,264 (+1%)	4mo	$149,000	$118	91
1304 E Polk Ave	0.30mi	3/2.0 (+1)	1,264 (+1%)	4mo	$210,000	$166	76
4605 Evergreen St	0.31mi	3/1.5 (+1)	1,298 (+4%)	3mo	$175,900	$136	69
4606 Evergreen St	0.31mi	3/1.5 (+1)	1,169 (-6%)	4mo	$159,000	$136	64
808 Fern Ln	0.59mi	2/1.5	1,294 (+4%)	2mo	$146,250	$113	63
4912 Evergreen	0.53mi	3/2.0 (+1)	1,194 (-4%)	5mo	$155,000	$130	59
4713 Dahlia Ln	0.44mi	3/1.0 (+1)	1,140 (-9%)	0mo	$180,000	$158	56
1612 E Mesquite Ln	0.70mi	2/1.0	1,192 (-4%)	0mo	$106,000	$89	56
1003 Fern Ln	0.63mi	3/1.5 (+1)	1,328 (+6%)	2mo	$184,000	$139	52
1310 E Rosebud Ave	0.54mi	3/1.0 (+1)	1,096 (-12%)	1mo	$130,000	$119	45
205 Monterrey Dr	0.74mi	3/2.0 (+1)	1,339 (+7%)	4mo	$240,000	$179	45
205 Lariat Ln	0.67mi	2/1.0	1,080 (-14%)	4mo	$126,500	$117	39

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-2,316
• Equity at exit: $13,404

10-year hold

• IRR: 3.2%
• Equity multiple: 1.20×
• Total profit: $4,980
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,185 high
• Mortgage (P&I): −$471
• Tax from tax record: −$181 /mo · $2,172/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $246

Break-even live

Break-even rent $873

Max offer price $89,900

Occupancy floor 74%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3104 Sam Houston Dr Victoria, TX	2.0–3.0	1.0–1.5	925	$975	$1.05	43d	2	0.63mi
111 Monterrey Dr Unit A Victoria, TX	2.0	2.0	1014	$1,295	$1.28	43d	1	0.65mi
3001 Arroyo Dr Victoria, TX	1.0–2.0	1.0–2.0	857	$1,330	$1.55	43d	4	0.65mi
1906 Sam Houston Dr Victoria, TX	1.0–2.0	1.0–2.0	678	$1,255	$1.85	43d	9	0.82mi
118 Milann St Unit B Victoria, TX	3.0	1.0	936	$1,175	$1.26	43d	1	0.84mi
114 Avant Garde Dr Victoria, TX	3.0	2.0	1382	$1,595	$1.15	43d	1	0.85mi
2406 E Mockingbird Ln Victoria, TX	1.0–3.0	1.0–2.0	1032	$1,062	$1.03	43d	4	1.00mi
2601 Leary Ln #14 Victoria, TX	3.0	2.0	950	$1,195	$1.26	43d	1	1.06mi
2303 N Louis St Unit 2307 Victoria, TX	2.0	1.0	820	$850	$1.04	43d	1	1.09mi
2303 N Louis St Unit 2303 Victoria, TX	3.0	1.0	850	$950	$1.12	43d	1	1.09mi
407 Versailles St Victoria, TX	2.0	2.0	1008	$1,200	$1.19	43d	1	1.09mi
1605 Bexar Ave Victoria, TX	3.0	1.0	762	$1,395	$1.83	43d	1	1.25mi
305 E Sabine St Unit A Victoria, TX	2.0	1.0	1224	$1,150	$0.94	43d	1	1.41mi

Listing history 20 events

1. 2026-06-19
   days on market $89,900 Active 122 DOM
2. 2026-06-18
   days on market $89,900 Active 121 DOM
3. 2026-06-17
   days on market $89,900 Active 120 DOM
4. 2026-06-16
   days on market $89,900 Active 119 DOM
5. 2026-06-15
   days on market $89,900 Active 118 DOM
6. 2026-06-14
   days on market $89,900 Active 116 DOM
7. 2026-06-13
   days on market $89,900 Active 115 DOM
8. 2026-06-10
   days on market $89,900 Active 113 DOM
9. 2026-06-09
   days on market $89,900 Active 112 DOM
10. 2026-06-08
    days on market $89,900 Active 111 DOM
11. 2026-06-07
    days on market $89,900 Active 110 DOM
12. 2026-06-03
    days on market $89,900 Active 106 DOM
13. 2026-06-02
    days on market $89,900 Active 105 DOM
14. 2026-06-01
    days on market $89,900 Active 104 DOM
15. 2026-05-31
    days on market $89,900 Active 103 DOM
16. 2026-05-30
    days on market $89,900 Active 102 DOM
17. 2026-05-11
    price $89,900 650-char remark

    Show marketing remark (650 chars)

    This 3-bedroom, 2-bath home centrally and conveniently situated near shopping, dining, schools, and everyday amenities, this property offers both location and potential. Inside, you’ll find a functional layout with spacious living areas and great bones ready for your personal touch. Whether you’re an investor looking for your next opportunity or a buyer eager to create your dream home, this property presents an excellent chance to add value and make it your own. With a little vision and updating, this home could truly shine. Don’t miss out on this great investment opportunity in a prime location. Schedule your showing today!

18. 2026-03-17
    price $99,000 650-char remark

    Show marketing remark (650 chars)

    This 3-bedroom, 2-bath home centrally and conveniently situated near shopping, dining, schools, and everyday amenities, this property offers both location and potential. Inside, you’ll find a functional layout with spacious living areas and great bones ready for your personal touch. Whether you’re an investor looking for your next opportunity or a buyer eager to create your dream home, this property presents an excellent chance to add value and make it your own. With a little vision and updating, this home could truly shine. Don’t miss out on this great investment opportunity in a prime location. Schedule your showing today!

19. 2026-02-17
    listed $104,900 Active 650-char remark

    Show marketing remark (650 chars)

    This 3-bedroom, 2-bath home centrally and conveniently situated near shopping, dining, schools, and everyday amenities, this property offers both location and potential. Inside, you’ll find a functional layout with spacious living areas and great bones ready for your personal touch. Whether you’re an investor looking for your next opportunity or a buyer eager to create your dream home, this property presents an excellent chance to add value and make it your own. With a little vision and updating, this home could truly shine. Don’t miss out on this great investment opportunity in a prime location. Schedule your showing today!

20. 1997-03-06
    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: $2,172 · $181/mo
• Projected year-2 tax: $2,172 · $181/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 3/10 Moderate FEMA zone X · 20% 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: $14,215
• − Mortgage interest: −$5,036
• − Property taxes: −$2,172
• − Insurance: −$450
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$2,615
• Taxable income: $1,668
• Est. tax owed @ 24.0%: −$400
• After-tax cash flow: $2,551/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

-14.3% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $89,900 CTXMLS
• 2026-03-17 Price Changed $99,000 CTXMLS
• 2026-02-17 Listed $104,900 CTXMLS
• 1997-03-06 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,172 · +1.8% YoY. Source: county tax records.