816 Mesquite St · North San Pedro, TX 78380

$26,299

5 bd · 4.0 ba · 1,440 sqft · SingleFamily · 21 Days on market

Built 1970 3,001 sqft lot $18/sqft · 80% below area

---

Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.9/10.0

Listing remarks

Attention investors, renovators, and portfolio builders! This unique Robstown property is a true diamond in the rough, offering not just one but two dwellings on a single lot. The main home boasts a spacious 1,440 sq ft layout, primed for a full renovation. With plenty of square footage to reimagine, this house can be transformed into a modern residence, a high demand rental, or even a stylish flip with strong resale potential. Behind it, the bonus 880 sq ft back house offers a functional 2 bedroom, 2bathroom floor plan an instant value add that makes this property stand out from the rest. Whether you restore both homes for maximum rental income, live in one while leasing the other, or desi

Key facts

• 3,001 sq ft lot
• Built 1970
• Listed 21 days

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Front entry parking
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: 2-story home; Shingle roof; Pillar/post/pier foundation
• Construction: Pillar/Post/Pier foundation; Shingle roof; Built on 2 stories
• Exterior features: Lot approximately 0.07 acres

Interior

• Bathrooms: 4 full bathrooms
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $801 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $26k).
• Recommended offer: $26k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#65 in TX, #2,363 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, cost of living A+; Watch: health & safety C-, crime F, 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: 182 active listings in the ZIP; 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 $182 of loan paydown is wiped out by about $789 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $25,904 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is F 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 6.78% ✓
• Cap rate: 62.32%
• Cash-on-cash: 200.09%
• DSCR: 9.90
• GRM: 1.2

CMA / ARV

• ARV (median comp): $132,144
• List price: $26,299
• Delta: -80.10%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.39×
• Total profit: $47,064
• Equity at exit: $3,921

10-year hold

• IRR: —
• Equity multiple: 15.65×
• Total profit: $107,875
• Equity at exit: $2,274

Cash invested: $7,364 (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: 182
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,784 medium
• Mortgage (P&I): −$138
• Tax est. 1.5%: −$33 /mo · $394/yr
• Insurance: −$11
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $801

Break-even live

Break-even rent $770

Max offer price $26,299

Occupancy floor 50%

Sensitivity live

Price	-10% $819	-5% $810	+0% $801	+5% $792	+10% $783
Rent	-10% $660	-5% $731	+0% $801	+5% $872	+10% $942
Rate	-1.0pp $815	-0.5pp $808	base $801	+0.5pp $795	+1.0pp $788

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: $6,575
• Closing costs: $789
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $26,299 Active 21 DOM
2. 2026-06-18
   days on market $26,299 Active 19 DOM
3. 2026-06-17
   days on market $26,299 Active 18 DOM
4. 2026-06-16
   days on market $26,299 Active 17 DOM
5. 2026-06-15
   days on market $26,299 Active 16 DOM
6. 2026-06-15
   days on market $26,299 Active 15 DOM
7. 2026-06-13
   days on market $26,299 Active 14 DOM
8. 2026-06-09
   days on market $26,299 Active 10 DOM
9. 2026-06-08
   days on market $26,299 Active 9 DOM
10. 2026-06-08
    days on market $26,299 Active 8 DOM
11. 2026-06-07
    days on market $26,299 Active 7 DOM
12. 2026-06-03
    days on market $26,299 Active 4 DOM
13. 2026-06-02
    days on market $26,299 Active 3 DOM
14. 2026-06-01
    days on market $26,299 Active 2 DOM
15. 2026-05-31
    days on marketlisting id $26,299 Active 1 DOM
16. 2026-01-01
    listed $26,299 Active 1558-char remark
17. 2025-10-02
    listed $26,299 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $21,412
• − Mortgage interest: −$1,473
• − Property taxes: −$394
• − Insurance: −$5,250
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − Depreciation: −$765
• Taxable income: $10,103
• Est. tax owed @ 24.0%: −$2,425
• After-tax cash flow: $7,191/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 — North San Pedro

• Score: 78/100
• State rank: #65
• US rank: #2363

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North San Pedro, 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

+0.0% since first listed

3 events — show timeline

• 2026-05-30 Listed $26,299 CBMLS
• 2026-01-01 Listed $26,299 CBMLS
• 2025-10-02 Listed $26,299 CBMLS