120 Crescent Dr · Bloomington, TX 77905

$114,600

2 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 76 Days on market

Built 1959 0.30 ac lot Est $114k · at est. ↓ 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.3/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 1-bath home in established Victoria neighborhood! This single-story residence offers comfortable living spaces, and an open layout on a spacious lot. Enjoy easy access to local amenities, schools and major roadways. Roof replaced in 2019. Perfect for first-time buyers, investors or anyone seeking a solid home with great potential. Don’t miss out on this opportunity!

Key facts

• Open layout
• Spacious lot
• Roof replaced

Tags

• OPEN LAYOUT
• SPACIOUS LOT
• EASY ACCESS TO LOCAL AMENITIES
• ROOF REPLACED

Property features AI

Exterior

• Utilities: Electricity available and on property; Private well water; Septic tank
• Home design: Single-story; Resale property; Entry level: main level; Facing direction: not specified
• Construction: Vinyl siding; Composition/shingle roof; Pillar/post/pier foundation; Built (year source: assessor)
• Exterior features: Covered porch; Porch; Storage; Outbuilding

Interior

• Kitchen: Kitchen island; Pantry; Eat-in kitchen; Breakfast area
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air (one unit)
• Interior features: Open floor plan; Ceiling fans; Tile counters; Vanity; Walk-in closet(s); Breakfast area; Eat-in kitchen; Kitchen island; Kitchen/family room combo; Kitchen/dining combo; Pantry; Shower only; Separate shower; All bedrooms on main level; See remarks
• Laundry & utility: Laundry in utility room; Dedicated laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,163 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: health & safety C-, schools F, 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: 147 active listings in the ZIP; 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 $792 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,724 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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 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?
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: 1.34% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.57%
• DSCR: 1.78
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $114,048
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Crescent Dr	0.00mi	3/1.0 (+1)	1,408 (0%)	1mo	$114,600	$81	94
136 Matchett Dr	0.07mi	3/2.0 (+1)	1,320 (-6%)	20mo	$62,000	$47	60

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: 9.0%
• Equity multiple: 1.35×
• Total profit: $11,354
• Equity at exit: $17,087

10-year hold

• IRR: 18.2%
• Equity multiple: 2.51×
• Total profit: $48,399
• Equity at exit: $9,909

Cash invested: $32,088 (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 77905

• Home prices YoY: -33.0%
• Active inventory: 147
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,535 medium
• Mortgage (P&I): −$601
• Tax from tax record: −$94 /mo · $1,125/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $470

Break-even live

Break-even rent $940

Max offer price $114,600

Occupancy floor 64%

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: $28,650
• Closing costs: $3,438
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-25
   status Pending
2. 2026-04-09
   historical Active Under Contract
3. 2026-04-03
   status Active
4. 2026-02-25
   historical Active Under Contract
5. 2026-02-19
   price $114,600
6. 2026-02-08
   listed $134,000 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: $1,125 · $94/mo
• Projected year-2 tax: $2,097 · $175/mo
• Expected delta: +$972/yr (+$81/mo · 86.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 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: $18,417
• − Mortgage interest: −$6,419
• − Property taxes: −$1,125
• − Insurance: −$573
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$3,334
• Taxable income: $4,019
• Est. tax owed @ 24.0%: −$965
• After-tax cash flow: $4,675/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 — Bloomington

• Score: 59/100
• State rank: #1163
• US rank: #20339

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,442
• Population (ZIP): 16,346

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 30% Two or more races 18% Black 4%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 87% English-only · Spanish 12%

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: ▼ -68.60%
• Current HPI: 139.4036
• 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

-14.5% since first listed

6 events — show timeline

• 2026-04-25 Pending — CTXMLS
• 2026-04-09 Contingent — CTXMLS
• 2026-04-03 Relisted — CTXMLS
• 2026-02-25 Contingent — CTXMLS
• 2026-02-19 Price Changed $114,600 CTXMLS
• 2026-02-08 Listed $134,000 CTXMLS

Property tax history

+2.3%/yr

Latest (2025): $1,125 · +7.7% YoY. Source: county tax records.