616 E Avenue H · Robstown, TX 78380

$57,500

3 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 49 Days on market

Built 1970 5,401 sqft lot $37/sqft · 52% below area ↓ 36% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.9/10.0

Listing remarks MLS

Presenting a prime investment opportunity at 616 E Avenue H in Robstown, Texas. This property features a 1,536-square-foot residence situated on an expansive 5,401-square-foot lot. The lot provides significant versatility for future improvements, while the spacious two-story layout offers a solid foundation for a value-add project. Ideally suited for investors looking to build equity through renovations, this property is positioned to capture the potential of the Nueces County market.

Key facts

• Expansive lot
• Value add project
• Two story layout

Tags

• EXPANSIVE LOT
• TWO STORY LAYOUT
• VALUE ADD PROJECT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $56k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.6% vs local median 4.0% in Robstown — 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 80/100 on livability (#47 in TX, #1,942 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D-, crime D-, amenities F.
• Robstown ISD (town): math 18% / reading 28% proficiency, ranked #757 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 185 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $398 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $55,775 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 2.86% ✓
• Cap rate: 22.59%
• Cash-on-cash: 58.21%
• DSCR: 3.59
• GRM: 2.9

CMA / ARV

• ARV (median comp): $119,625
• List price: $57,500
• Delta: -51.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 & 420 E Avenue F	0.24mi	4/2.0 (+1)	1,500 (-2%)	5mo	$199,000	$133	72
107 W Avenue E	0.60mi	3/1.0	1,314 (-14%)	13mo	$159,900	$122	37
106 W Main Ave	0.72mi	3/3.0	1,726 (+12%)	23mo	$235,000	$136	18

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: 20.6%
• Equity multiple: 1.85×
• Total profit: $13,620
• Equity at exit: $8,573

10-year hold

• IRR: 29.1%
• Equity multiple: 3.63×
• Total profit: $42,396
• Equity at exit: $4,972

Cash invested: $16,100 (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 78380

• Home prices YoY: -1.9%
• Active inventory: 185
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,643 medium
• Mortgage (P&I): −$302
• Tax from tax record: −$192 /mo · $2,302/yr
• Insurance: −$24
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $354

Break-even live

Break-even rent $1,195

Max offer price $57,500

Occupancy floor 73%

Sensitivity live

Price	-10% $387	-5% $371	+0% $354	+5% $338	+10% $322
Rent	-10% $225	-5% $290	+0% $354	+5% $419	+10% $484
Rate	-1.0pp $383	-0.5pp $369	base $354	+0.5pp $340	+1.0pp $324

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 East Avenue G Unit G Robstown, TX	3.0	2.0	1222	$1,700	$1.39	22d	1	0.34mi
630 Wright St Robstown, TX	1.0–3.0	1.0–2.0	936	$1,479	$1.58	15d	8	0.75mi

Listing history 13 events

1. 2026-06-03
   days on market $57,500 Active 49 DOM
2. 2026-06-02
   days on market $57,500 Active 48 DOM
3. 2026-06-01
   days on market $57,500 Active 47 DOM
4. 2026-05-31
   days on market $57,500 Active 46 DOM
5. 2026-05-14
   price $57,500 489-char remark

   Show marketing remark (489 chars)

   Presenting a prime investment opportunity at 616 E Avenue H in Robstown, Texas. This property features a 1,536-square-foot residence situated on an expansive 5,401-square-foot lot. The lot provides significant versatility for future improvements, while the spacious two-story layout offers a solid foundation for a value-add project. Ideally suited for investors looking to build equity through renovations, this property is positioned to capture the potential of the Nueces County market.

6. 2026-05-06
   price $64,000 489-char remark

   Show marketing remark (489 chars)

   Presenting a prime investment opportunity at 616 E Avenue H in Robstown, Texas. This property features a 1,536-square-foot residence situated on an expansive 5,401-square-foot lot. The lot provides significant versatility for future improvements, while the spacious two-story layout offers a solid foundation for a value-add project. Ideally suited for investors looking to build equity through renovations, this property is positioned to capture the potential of the Nueces County market.

7. 2026-04-15
   listed $89,500 Active 489-char remark

   Show marketing remark (489 chars)

   Presenting a prime investment opportunity at 616 E Avenue H in Robstown, Texas. This property features a 1,536-square-foot residence situated on an expansive 5,401-square-foot lot. The lot provides significant versatility for future improvements, while the spacious two-story layout offers a solid foundation for a value-add project. Ideally suited for investors looking to build equity through renovations, this property is positioned to capture the potential of the Nueces County market.

8. 2022-07-20
   soldstatus
9. 2019-03-05
   soldstatus
10. 2019-03-05
    soldstatus
11. 2016-10-03
    soldstatus
12. 2016-10-03
    soldstatus
13. 2016-10-03
    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: $2,302 · $192/mo
• Projected year-2 tax: $2,302 · $192/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 21 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: $19,721
• − Mortgage interest: −$3,221
• − Property taxes: −$2,302
• − Insurance: −$5,406
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − Depreciation: −$1,673
• Taxable income: $3,965
• Est. tax owed @ 24.0%: −$952
• 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: Robstown ISD
• NCES district ID: 4837440
• Math proficiency: 18% ▼ -21.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $33,362
• Composite: 18.77/100
• National rank: #8875
• State rank: #757 of 826 in TX

Livability — Robstown

• Score: 80/100
• State rank: #47
• US rank: #1942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Robstown, TX
• Population (ZIP): 23,752

Population outlook (Nueces County) Hauer SSP2

• Today (2025): 418,037 people
• By 2030: 447,123 · +7.0%
• By 2040: 505,911 · +21.0%
• By 2050: 567,522 · +35.8%
• By 2075: 729,686 · +74.6%
• By 2100: 847,087 · +102.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 38% White 23%
• Hispanic origin (detail): Mexican 71%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 52% English-only · Spanish 47%

Political lean MEDSL · Nueces

• 2024 margin: R (+11.5) · D 43.8% · R 55.3%
• 2008→2024 swing: -7.1pp toward R · 2008: -4.4pp · 2024: -11.5pp
• All cycles: 2024: R+11.5 2020: R+2.9 2016: R+1.5 2012: R+3.2 2008: R+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.51%
• Current HPI: 286.19
• 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

-35.8% since first listed

9 events — show timeline

• 2026-05-14 Price Changed $57,500 CBMLS
• 2026-05-06 Price Changed $64,000 CBMLS
• 2026-04-15 Listed $89,500 CBMLS
• 2022-07-20 Sold (Public Records) — Public Records
• 2019-03-05 Sold (Public Records) — Public Records
• 2019-03-05 Sold (Public Records) — Public Records
• 2016-10-03 Sold (Public Records) — Public Records
• 2016-10-03 Sold (Public Records) — Public Records
• 2016-10-03 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,302 · +16.6% YoY. Source: county tax records.