635 Victoria Ave · Taft, TX 78390

$100,000

3 bd · 2.0 ba · 1,808 sqft · SingleFamily public records · 151 Days on market

Built 1946 Fair condition 8,100 sqft lot $55/sqft · 45% below area Est $181k · 45% under

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Why this score? — see what drove the A- 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
• Appreciation +7.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0

Listing remarks

HUGE REDUCTION!!!! INVESTOR'S SPECIAL!!! YOU NOT ONLY GET ONE PRIMARY RESIDENCE. .. .. . YOU GET A GARAGE APARTMENT WHICH CAN SERVE AS INCOME PRODUCING. BRING THESE PROPERTIES BACK TO THEIR FORMER GLORY!! THE MAIN HOUSE HAS LOTS OF CHARACTER AND CHARM!! GARAGE APARTMENT HAS GREAT BONES. DID I MENTION THE BACK YARD CAN BECOME AN OASIS FOR THE GARDEN ENTHUSIAST!! BRING YOUR INVESTORS AND THEIR IDEAS!!!

Key facts

• Back yard
• Garage apartment
• 8,100 sq ft lot

Tags

• GARAGE APARTMENT
• BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 6.1% in Taft — 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 65/100 on livability (#673 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Taft ISD (town): math 24% / reading 24% proficiency, ranked #727 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Woodroe Petty El (math 18% / reading 22%, grade F, #3,536 of 4,322 statewide, top 83%, 381 students, 92% FRL); Ricardo L Trevino J H (math 28% / reading 26%, grade F, #1,177 of 1,662 statewide, top 72%, 199 students, 90% FRL); Taft H S (math 27% / reading 27%, grade F, #1,204 of 1,632 statewide, top 75%, 242 students, 80% FRL).
• Market conditions: 78 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 344 units permitted in San Patricio County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($691 loan paydown + $4k appreciation (4.4% local appreciation)).
• San Patricio County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 1.91% ✓
• Cap rate: 13.39%
• Cash-on-cash: 25.36%
• DSCR: 2.13
• GRM: 4.4

CMA / ARV

• ARV (median comp): $181,042
• List price: $100,000
• Delta: -44.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
623 Field Ave	0.38mi	3/2.0	1,571 (-13%)	9mo	$174,900	$111	53
918 Tutt Ave	0.47mi	3/2.0	1,652 (-9%)	15mo	$225,900	$137	52
425 Retama Ave	0.59mi	3/2.0	1,680 (-7%)	15mo	$140,092	$83	48
327 Field Ave	0.48mi	3/2.0	1,624 (-10%)	16mo	$139,900	$86	47
7092 County Road 4121	0.54mi	3/2.0	1,537 (-15%)	8mo	$205,000	$133	43
202 Reynolds Ave	0.61mi	2/2.0 (-1)	1,568 (-13%)	10mo	$149,900	$96	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.1%
• Equity multiple: 3.06×
• Total profit: $57,716
• Equity at exit: $53,279

10-year hold

• IRR: 33.0%
• Equity multiple: 6.14×
• Total profit: $143,837
• Equity at exit: $89,266

Cash invested: $28,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 4 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $189,450 ($103/sqft)
• Median days on market: 107 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -2.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78390

• Home prices YoY: 3.7%
• Active inventory: 78
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,907 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$349 /mo · $4,186/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $592

Break-even live

Break-even rent $1,158

Max offer price $100,000

Occupancy floor 64%

Sensitivity live

Price	-10% $648	-5% $620	+0% $592	+5% $563	+10% $535
Rent	-10% $441	-5% $516	+0% $592	+5% $667	+10% $742
Rate	-1.0pp $642	-0.5pp $617	base $592	+0.5pp $566	+1.0pp $539

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: $25,000
• Closing costs: $3,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 Reynolds Ave Taft, TX	3.0	2.0	1482	$1,900	$1.28	1d	1	0.48mi
749 San Patricio Ave Taft, TX	3.0	2.0	2489	$2,000	$0.80	0d	1	0.54mi
414 3rd St Taft, TX	3.0	2.0	1476	$1,800	$1.22	109d	1	0.77mi

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: CarportRear/side/off-street parking
• Utilities: Public waterPublic sewerNet meter electric
• Home design: Single-storyShingle roofPillar/post/pier foundation
• Construction: Pillar/Post/Pier foundationShingle roof
• Exterior features: Interior lot

Interior

• Kitchen: Free-standing range
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingGas heatingCentral air conditioningElectric cooling
• Interior features: Ceramic tile flooringOther interior features
• Laundry & utility: Washer hookupDryer hookup

Listing history 50 events

1. 2026-09-23
   days on market $100,000 Active 151 DOM
2. 2026-09-22
   days on market $100,000 Active 150 DOM
3. 2026-09-21
   days on market $100,000 Active 149 DOM
4. 2026-09-20
   days on market $100,000 Active 148 DOM
5. 2026-09-19
   days on market $100,000 Active 147 DOM
6. 2026-09-18
   days on market $100,000 Active 146 DOM
7. 2026-09-17
   days on market $100,000 Active 145 DOM
8. 2026-09-16
   days on market $100,000 Active 144 DOM
9. 2026-09-15
   days on market $100,000 Active 143 DOM
10. 2026-09-14
    days on market $100,000 Active 142 DOM
11. 2026-09-13
    days on market $100,000 Active 141 DOM
12. 2026-09-12
    days on market $100,000 Active 140 DOM
13. 2026-09-11
    days on market $100,000 Active 139 DOM
14. 2026-09-05
    days on market $100,000 Active 133 DOM
15. 2026-09-04
    days on market $100,000 Active 132 DOM
16. 2026-09-03
    days on market $100,000 Active 131 DOM
17. 2026-08-31
    days on market $100,000 Active 128 DOM
18. 2026-08-30
    days on market $100,000 Active 127 DOM
19. 2026-08-29
    days on market $100,000 Active 126 DOM
20. 2026-08-28
    days on market $100,000 Active 125 DOM
21. 2026-08-27
    days on market $100,000 Active 124 DOM
22. 2026-08-25
    days on market $100,000 Active 122 DOM
23. 2026-08-24
    days on market $100,000 Active 121 DOM
24. 2026-08-23
    days on market $100,000 Active 120 DOM
25. 2026-08-22
    days on market $100,000 Active 119 DOM
26. 2026-08-21
    days on market $100,000 Active 118 DOM
27. 2026-08-20
    days on market $100,000 Active 117 DOM
28. 2026-08-19
    days on market $100,000 Active 116 DOM
29. 2026-08-18
    days on market $100,000 Active 115 DOM
30. 2026-08-17
    days on market $100,000 Active 114 DOM
31. 2026-08-16
    days on market $100,000 Active 113 DOM
32. 2026-08-15
    days on market $100,000 Active 112 DOM
33. 2026-08-15
    days on market $100,000 Active 111 DOM
34. 2026-08-13
    days on market $100,000 Active 110 DOM
35. 2026-08-12
    days on market $100,000 Active 109 DOM
36. 2026-08-11
    days on market $100,000 Active 108 DOM
37. 2026-08-10
    days on market $100,000 Active 107 DOM
38. 2026-08-09
    days on market $100,000 Active 106 DOM
39. 2026-08-08
    days on market $100,000 Active 105 DOM
40. 2026-08-07
    days on market $100,000 Active 104 DOM
41. 2026-08-06
    days on market $100,000 Active 103 DOM
42. 2026-08-05
    days on market $100,000 Active 102 DOM
43. 2026-08-04
    days on market $100,000 Active 101 DOM
44. 2026-08-03
    days on market $100,000 Active 100 DOM
45. 2026-07-31
    days on market $100,000 Active 97 DOM
46. 2026-07-30
    days on market $100,000 Active 96 DOM
47. 2026-07-29
    days on market $100,000 Active 95 DOM
48. 2026-07-27
    days on market $100,000 Active 93 DOM
49. 2026-07-25
    days on market $100,000 Active 91 DOM
50. 2026-07-23
    days on market $100,000 Active 89 DOM

ⓘ 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: $4,186 · $349/mo
• Projected year-2 tax: $4,186 · $349/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 25 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: $22,886
• − Mortgage interest: −$5,602
• − Property taxes: −$4,186
• − Insurance: −$500
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$2,909
• Taxable income: $6,027
• Est. tax owed @ 24.0%: −$1,447
• After-tax cash flow: $5,654/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $45,200–$81,360 screening

The home requires moderate repairs and maintenance to improve its condition and appeal. Painting the exterior and interior, landscaping, and re-carpeting the stairs would significantly enhance its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring wood

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Repairs flagged

• Major Painting the exterior siding — Peeling paint indicates significant deterioration.
• Major Landscaping and trimming vegetation — Overgrown vegetation detracts from curb appeal.
• Minor Re-carpeting the stairs and landing — Worn-out carpet can be easily replaced.

Value-add opportunities

• Both Painting the exterior siding and repainting interior walls — Enhances curb appeal and interior aesthetics, attracting more buyers/renters. ↑
• Both Landscaping and trimming vegetation — Improves curb appeal and creates a more inviting environment. ↑
• Both Re-carpeting the stairs and landing — Enhances the home's appearance and provides a more comfortable experience for potential buyers/renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Woodroe Petty El F TX #3,536/4,322 Nat'l #33,283/41,679 Middle Ricardo L Trevino J H F TX #1,177/1,662 Nat'l #9,793/14,009 High Taft H S F TX #1,204/1,632 Nat'l #11,887/17,239

Schools (NCES district)

• District: Taft ISD
• NCES district ID: 4842060
• Math proficiency: 24% ▼ -6.00%
• Reading proficiency: 24% ▲ 2.00%
• Median HH income: $40,110
• Composite: 20.29/100
• National rank: #8618
• State rank: #727 of 826 in TX

C Composite livability gradescore 65/100

Livability — Taft

• Score: 65/100
• State rank: #673
• US rank: #12651

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taft, TX
• County: San Patricio · 75,538 people
• Metro: Corpus Christi, TX
• Population (ZIP): 5,620
• Household income: $71,940
• Rent vs Own: 30.8% rent · 69.2% own

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Population outlook (San Patricio County) Hauer SSP2

• Today (2025): 75,538 people
• By 2030: 79,575 · +5.3%
• By 2040: 87,670 · +16.1%
• By 2050: 96,107 · +27.2%
• By 2075: 117,984 · +56.2%
• By 2100: 130,010 · +72.1%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 52% White 21%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 61% English-only · Spanish 39%

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Political lean MEDSL · San Patricio

• 2024 margin: Solid R (+36.4) · D 31.4% · R 67.8%
• 2008→2024 swing: -19.8pp toward R · 2008: -16.6pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+29.1 2016: R+24.1 2012: R+20.6 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.44%
• Current HPI: 123.4461
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: CarportRear/side/off-street parking
• Utilities: Public waterPublic sewerNet meter electric
• Home design: Single-storyShingle roofPillar/post/pier foundation
• Construction: Pillar/Post/Pier foundationShingle roof
• Exterior features: Interior lot

Interior

• Kitchen: Free-standing range
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingGas heatingCentral air conditioningElectric cooling
• Interior features: Ceramic tile flooringOther interior features
• Laundry & utility: Washer hookupDryer hookup

Price history

1 event — show timeline

• 2026-04-20 Listed $150,000 CBMLS

Property tax history

+0.9%/yr

Latest (2025): $4,186 · +12.1% YoY. Source: county tax records.