526 Dolores St · Taft Southwest, TX 78390

$69,000

3 bd · 1.0 ba · 875 sqft · SingleFamily public records · 148 Days on market

Built 1949 7,650 sqft lot $79/sqft · 8% below area Est $111k · 38% 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 +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Looking for your next investment opportunity? Take a look at this property located in Taft, TX. Not one but TWO properties at ONE great price! The main home features three bedrooms, one bath, a covered parking area, with a large backyard! 526 1/2 is a property all its own with its own unique potential. Call me or your favorite realtor to schedule a showing today.

Key facts

• Large backyard
• Covered parking area
• Unique potential

Tags

• COVERED PARKING AREA
• LARGE BACKYARD
• UNIQUE POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,311 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime B+; 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: 61 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 344 units permitted in San Patricio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($477 loan paydown + $3k 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.86% ✓
• Cap rate: 15.26%
• Cash-on-cash: 32.02%
• DSCR: 2.42
• GRM: 4.5

CMA / ARV

• ARV (median comp): $110,734
• List price: $69,000
• Delta: -37.69%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 Blanco	0.46mi	3/1.0	910 (+4%)	3mo	$67,000	$74	70
665 Davis	0.21mi	3/1.0	768 (-12%)	9mo	$50,000	$65	63
209 Algodon St	0.17mi	2/1.0 (-1)	750 (-14%)	9mo	$60,000	$80	56

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: 36.4%
• Equity multiple: 3.19×
• Total profit: $42,384
• Equity at exit: $36,763

10-year hold

• IRR: 35.2%
• Equity multiple: 6.42×
• Total profit: $104,657
• Equity at exit: $61,593

Cash invested: $19,320 (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 78390

• Home prices YoY: 3.7%
• Active inventory: 61
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$107 /mo · $1,288/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $449

Break-even live

Break-even rent $714

Max offer price $69,000

Occupancy floor 60%

Sensitivity live

Price	-10% $488	-5% $469	+0% $449	+5% $430	+10% $410
Rent	-10% $348	-5% $398	+0% $449	+5% $500	+10% $550
Rate	-1.0pp $484	-0.5pp $467	base $449	+0.5pp $431	+1.0pp $413

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
921 Oak St Taft, TX	2.0	1.0	857	$1,400	$1.63	15d	1	0.98mi
508 Tutt Ave Taft, TX	2.0	1.0	936	$1,150	$1.23	45d	1	1.06mi

Listing history 18 events

1. 2026-06-22
   days on market $69,000 Active 148 DOM
2. 2026-06-18
   days on market $69,000 Active 145 DOM
3. 2026-06-17
   days on market $69,000 Active 144 DOM
4. 2026-06-16
   days on market $69,000 Active 143 DOM
5. 2026-06-15
   days on market $69,000 Active 142 DOM
6. 2026-06-14
   days on market $69,000 Active 140 DOM
7. 2026-06-13
   days on market $69,000 Active 139 DOM
8. 2026-06-10
   days on market $69,000 Active 137 DOM
9. 2026-06-09
   days on market $69,000 Active 136 DOM
10. 2026-06-08
    days on market $69,000 Active 135 DOM
11. 2026-06-07
    days on market $69,000 Active 134 DOM
12. 2026-06-05
    days on market $69,000 Active 131 DOM
13. 2026-06-03
    days on market $69,000 Active 130 DOM
14. 2026-06-02
    days on market $69,000 Active 129 DOM
15. 2026-06-01
    days on market $69,000 Active 128 DOM
16. 2026-05-31
    days on market $69,000 Active 127 DOM
17. 2026-05-30
    days on market $69,000 Active 126 DOM
18. 2026-01-22
    listed $69,000 Active 366-char remark

    Show marketing remark (366 chars)

    Looking for your next investment opportunity? Take a look at this property located in Taft, TX. Not one but TWO properties at ONE great price! The main home features three bedrooms, one bath, a covered parking area, with a large backyard! 526 1/2 is a property all its own with its own unique potential. Call me or your favorite realtor to schedule a showing today.

ⓘ 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: $1,288 · $107/mo
• Projected year-2 tax: $1,288 · $107/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $15,395
• − Mortgage interest: −$3,865
• − Property taxes: −$1,288
• − Insurance: −$1,142
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$2,007
• Taxable income: $4,629
• Est. tax owed @ 24.0%: −$1,111
• After-tax cash flow: $4,279/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: 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

Livability — Taft Southwest

• Score: 56/100
• State rank: #1311
• US rank: #22671

Category grades

Amenities F Commute F Cost of living A+ Crime B+ 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 Southwest, TX
• Population (ZIP): 5,620

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%

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%

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

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

1 event — show timeline

• 2026-01-22 Listed $69,000 CBMLS

Property tax history

+3.8%/yr

Latest (2025): $1,288 · +9.2% YoY. Source: county tax records.