235 2nd St · Van Vleck, TX 77482

$90,000

3 bd · 1.0 ba · 1,494 sqft · SingleFamily public records · 448 Days on market

Built 1960 7,013 sqft lot $60/sqft · 53% below area ↓ 31% 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NEW ROOF PLACED ON 12/28/2025!! This property has much to offer, featuring spacious bedrooms, a handicap assignable bathroom/shower, a fully fenced large backyard, and is located in a great school district. With 3 bedrooms and 2 bathrooms, this home is ideal for a starter home or investment rental. Despite needing a little TLC, this estate sale property is highly negotiable and being sold as-is. Don't miss out on the opportunity to bring this home back to life with your personal touch or make it an amazing rental home!

Key facts

• 7,013 sq ft lot
• Garage
• Built 1960

Tags

• HANDICAP ASSIGNABLE BATHROOM
• FULLY FENCED LARGE BACKYARD
• GREAT SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/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.

Location & tenants

• Location reads 56/100 on livability (#1,294 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: employment D, schools D-, amenities F.
• Van Vleck ISD (town): math 36% / reading 37% proficiency, ranked #492 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP; 153 units permitted in Matagorda County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($622 loan paydown + $3k appreciation (3.9% local appreciation)).
• At projected returns (3.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 448 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 448 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 1960 — 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. 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: 1.38% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.67%
• DSCR: 1.70
• GRM: 6.0

CMA / ARV

• ARV (median comp): $193,064
• List price: $90,000
• Delta: -53.38%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 3rd St	0.04mi	3/1.5	1,349 (-10%)	4mo	$165,000	$122	77
419 5th St N	0.27mi	3/1.0	1,320 (-12%)	14mo	$179,900	$136	56
104 Pecan	0.54mi	3/2.0	1,452 (-3%)	11mo	$235,000	$162	56
102 Live Oak	0.50mi	3/1.5	1,400 (-6%)	18mo	$220,000	$157	49

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

Projected returns pro-forma

3.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.43×
• Total profit: $35,942
• Equity at exit: $44,827

10-year hold

• IRR: 24.2%
• Equity multiple: 4.72×
• Total profit: $93,745
• Equity at exit: $72,685

Cash invested: $25,200 (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 77482

• Home prices YoY: 2.2%
• Active inventory: 27
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$143 /mo · $1,711/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $329

Break-even live

Break-even rent $825

Max offer price $90,000

Occupancy floor 68%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $90,000 Active 448 DOM
2. 2026-06-18
   days on market $90,000 Active 447 DOM
3. 2026-06-17
   days on market $90,000 Active 446 DOM
4. 2026-06-16
   days on market $90,000 Active 445 DOM
5. 2026-06-15
   days on market $90,000 Active 444 DOM
6. 2026-06-14
   days on market $90,000 Active 442 DOM
7. 2026-06-12
   days on market $90,000 Active 441 DOM
8. 2026-06-09
   days on market $90,000 Active 438 DOM
9. 2026-06-08
   days on market $90,000 Active 437 DOM
10. 2026-06-07
    days on market $90,000 Active 436 DOM
11. 2026-06-07
    days on market $90,000 Active 435 DOM
12. 2026-06-03
    days on market $90,000 Active 432 DOM
13. 2026-06-02
    days on market $90,000 Active 431 DOM
14. 2026-06-01
    days on market $90,000 Active 430 DOM
15. 2026-05-31
    days on market $90,000 Active 429 DOM
16. 2026-05-30
    days on market $90,000 Active 428 DOM
17. 2026-05-14
    price $90,000 524-char remark

    Show marketing remark (524 chars)

    NEW ROOF PLACED ON 12/28/2025!! This property has much to offer, featuring spacious bedrooms, a handicap assignable bathroom/shower, a fully fenced large backyard, and is located in a great school district. With 3 bedrooms and 2 bathrooms, this home is ideal for a starter home or investment rental. Despite needing a little TLC, this estate sale property is highly negotiable and being sold as-is. Don't miss out on the opportunity to bring this home back to life with your personal touch or make it an amazing rental home!

18. 2026-03-22
    price $95,000 524-char remark

    Show marketing remark (524 chars)

    NEW ROOF PLACED ON 12/28/2025!! This property has much to offer, featuring spacious bedrooms, a handicap assignable bathroom/shower, a fully fenced large backyard, and is located in a great school district. With 3 bedrooms and 2 bathrooms, this home is ideal for a starter home or investment rental. Despite needing a little TLC, this estate sale property is highly negotiable and being sold as-is. Don't miss out on the opportunity to bring this home back to life with your personal touch or make it an amazing rental home!

19. 2025-10-17
    price $99,000 524-char remark

    Show marketing remark (524 chars)

    NEW ROOF PLACED ON 12/28/2025!! This property has much to offer, featuring spacious bedrooms, a handicap assignable bathroom/shower, a fully fenced large backyard, and is located in a great school district. With 3 bedrooms and 2 bathrooms, this home is ideal for a starter home or investment rental. Despite needing a little TLC, this estate sale property is highly negotiable and being sold as-is. Don't miss out on the opportunity to bring this home back to life with your personal touch or make it an amazing rental home!

20. 2025-05-15
    price $118,000 524-char remark

    Show marketing remark (524 chars)

    NEW ROOF PLACED ON 12/28/2025!! This property has much to offer, featuring spacious bedrooms, a handicap assignable bathroom/shower, a fully fenced large backyard, and is located in a great school district. With 3 bedrooms and 2 bathrooms, this home is ideal for a starter home or investment rental. Despite needing a little TLC, this estate sale property is highly negotiable and being sold as-is. Don't miss out on the opportunity to bring this home back to life with your personal touch or make it an amazing rental home!

21. 2025-03-28
    listed $130,000 Active 524-char remark

    Show marketing remark (524 chars)

    NEW ROOF PLACED ON 12/28/2025!! This property has much to offer, featuring spacious bedrooms, a handicap assignable bathroom/shower, a fully fenced large backyard, and is located in a great school district. With 3 bedrooms and 2 bathrooms, this home is ideal for a starter home or investment rental. Despite needing a little TLC, this estate sale property is highly negotiable and being sold as-is. Don't miss out on the opportunity to bring this home back to life with your personal touch or make it an amazing rental home!

22. 2025-03-27
    soldstatus
23. 2009-06-12
    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: $1,711 · $143/mo
• Projected year-2 tax: $1,711 · $143/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) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,904
• − Mortgage interest: −$5,041
• − Property taxes: −$1,711
• − Insurance: −$450
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$2,618
• Taxable income: $2,699
• Est. tax owed @ 24.0%: −$648
• After-tax cash flow: $3,302/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: Van Vleck ISD
• NCES district ID: 4843950
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 37% ▼ -8.00%
• Median HH income: $43,348
• Composite: 30.96/100
• National rank: #6106
• State rank: #492 of 826 in TX

Livability — Van Vleck

• Score: 56/100
• State rank: #1294
• US rank: #22487

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Van Vleck, TX
• Population (ZIP): 2,047

Population outlook (Matagorda County) Hauer SSP2

• Today (2025): 37,148 people
• By 2030: 37,082 · -0.2%
• By 2040: 36,987 · -0.4%
• By 2050: 36,934 · -0.6%
• By 2075: 37,178 · +0.1%
• By 2100: 35,184 · -5.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 47% Hispanic / Latino 34% Black 17% Two or more races 16%
• Hispanic origin (detail): Mexican 25% Puerto Rican 7% Cuban 2%
• Common ancestry: Lithuanian 3% Serbian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 81% English-only · Spanish 19%

Political lean MEDSL · Matagorda

• 2024 margin: Solid R (+50.5) · D 24.3% · R 74.8%
• 2008→2024 swing: -23.1pp toward R · 2008: -27.4pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+44.5 2016: R+40.7 2012: R+33.5 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.85%
• Current HPI: 181.6798
• 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

-30.8% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $90,000 HARMLS
• 2026-03-22 Price Changed $95,000 HARMLS
• 2025-10-17 Price Changed $99,000 HARMLS
• 2025-05-15 Price Changed $118,000 HARMLS
• 2025-03-28 Listed $130,000 HARMLS
• 2025-03-27 Sold (Public Records) — Public Records
• 2009-06-12 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,711 · -2.2% YoY. Source: county tax records.