709 W Lee Ave · Kingsville, TX 78363

$49,000

3 bd · 1.0 ba · 1,428 sqft · MultiFamily public records · 31 Days on market

Built 1940 8,751 sqft lot

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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
• Rent growth +4.3/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Unique opportunity to own this Tudor-style home, one of only two of its kind in Kingsville. Whether you choose to restore its historic charm or start fresh and build something new, this property offers endless potential subject to approval by the Kingsville Historical Board. Located within walking distance to Texas A & M University–Kingsville and surrounded by the beauty and character of historic homes, this property is truly one of a kind. The home is in distressed condition and is being sold as-is. Due to the condition of the property, acceptable financing terms are limited to cash or conventional bank financing not contingent upon the home meeting specific property condition re

Key facts

• Tudor-style home
• Historic homes
• 8,751 sq ft lot

Tags

• TUDOR-STYLE HOME
• HISTORIC HOMES

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Front entry parking
• Utilities: Public water; Public sewer; Utilities available
• Home design: Single-story home; Shingle roof; Frame and stucco construction; Pillar/post/pier foundation
• Construction: Built with frame and stucco; Shingle roof; Pillar/post/pier foundation; 1 story
• Exterior features: Chain link fencing; Interior lot

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Interior features: Hardwood flooring; Fireplace; No additional interior features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $49k.

Deal economics

• At list price, monthly cash flow is $838 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.8% vs local median 5.4% in Kingsville — 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 70/100 on livability (#364 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D, amenities F.
• Kingsville ISD (town): math 13% / reading 22% proficiency, ranked #800 of 826 in TX (top 97%) — 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: Rents rising fast (+7.2%/yr); 216 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; 24 units permitted in Kleberg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $339 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Kleberg County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.05% ✓
• Cap rate: 26.82%
• Cash-on-cash: 73.30%
• DSCR: 4.26
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.18% rent growth · sell at horizon

5-year hold

• IRR: 77.8%
• Equity multiple: 4.79×
• Total profit: $52,007
• Equity at exit: $7,306

10-year hold

• IRR: 82.5%
• Equity multiple: 11.45×
• Total profit: $143,404
• Equity at exit: $4,237

Cash invested: $13,720 (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 78363

• Rents YoY: 7.2%
• Active inventory: 216
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,494 high
• Mortgage (P&I): −$257
• Tax from tax record: −$65 /mo · $778/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $838

Break-even live

Break-even rent $433

Max offer price $49,000

Occupancy floor 39%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
614 W Alice Ave Kingsville, TX	3.0	2.0	1713	$1,599	$0.93	44d	1	0.15mi
629 W Nettie Ave Kingsville, TX	3.0	2.0	1762	$1,495	$0.85	44d	1	0.37mi
307 W Alice Ave Kingsville, TX	3.0	2.0	1600	$1,500	$0.94	44d	1	0.38mi
503 W Mesquite Ave Kingsville, TX	3.0	2.0	1400	$1,500	$1.07	14d	1	0.73mi
704 W Corral Ave Unit 503 Kingsville, TX	2.0	1.0	935	$995	$1.06	44d	1	0.81mi
704 W Corral Ave Unit 402 Kingsville, TX	2.0	1.0	935	$895	$0.96	44d	1	0.81mi
704 W Corral Ave Kingsville, TX	2.0	1.0	935	$865	$0.93	44d	1	0.83mi
704 W Corral Ave Kingsville, TX	1.0–2.0	1.0	814	$995	$1.22	2d	7	0.83mi
710 E C Ave Kingsville, TX	3.0	2.0	1248	$1,250	$1.00	14d	1	1.23mi
908 E Doddridge Ave Kingsville, TX	3.0	1.0	1100	$850	$0.77	44d	1	1.37mi
1107 E Kenedy Ave Kingsville, TX	3.0	2.5	1526	$2,300	$1.51	21d	1	1.43mi

Listing history 19 events

1. 2026-06-19
   days on market $49,000 Active 31 DOM
2. 2026-06-18
   days on market $49,000 Active 30 DOM
3. 2026-06-17
   days on market $49,000 Active 29 DOM
4. 2026-06-16
   days on market $49,000 Active 28 DOM
5. 2026-06-15
   days on market $49,000 Active 27 DOM
6. 2026-06-14
   days on market $49,000 Active 25 DOM
7. 2026-06-12
   days on market $49,000 Active 24 DOM
8. 2026-06-09
   days on market $49,000 Active 21 DOM
9. 2026-06-08
   days on market $49,000 Active 20 DOM
10. 2026-06-07
    days on market $49,000 Active 19 DOM
11. 2026-06-05
    days on market $49,000 Active 16 DOM
12. 2026-06-03
    days on market $49,000 Active 15 DOM
13. 2026-06-02
    days on market $49,000 Active 14 DOM
14. 2026-06-01
    days on market $49,000 Active 13 DOM
15. 2026-05-31
    days on market $49,000 Active 12 DOM
16. 2026-05-30
    days on market $49,000 Active 11 DOM
17. 2026-05-19
    listed $49,000 Active
18. 2017-11-21
    soldstatus
19. 2006-01-04
    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: $778 · $65/mo
• Projected year-2 tax: $897 · $75/mo
• Expected delta: +$119/yr (+$10/mo · 15.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $17,927
• − Mortgage interest: −$2,745
• − Property taxes: −$778
• − Insurance: −$245
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$1,425
• Taxable income: $9,866
• Est. tax owed @ 24.0%: −$2,368
• After-tax cash flow: $7,689/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: Kingsville ISD
• NCES district ID: 4825680
• Math proficiency: 13% ▼ -22.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $36,308
• Composite: 14.5/100
• National rank: #9425
• State rank: #800 of 826 in TX

Livability — Kingsville

• Score: 70/100
• State rank: #364
• US rank: #7787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingsville, TX
• County: Kleberg County · 28,920 people
• City population: 28,920
• Metro: Kingsville, TX
• Population (ZIP): 28,920
• Household income: $60,574
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1663.0

Population outlook (Kleberg County) Hauer SSP2

• Today (2025): 31,615 people
• By 2030: 32,054 · +1.4%
• By 2040: 33,008 · +4.4%
• By 2050: 34,536 · +9.2%
• By 2075: 40,931 · +29.5%
• By 2100: 46,001 · +45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 36% White 20% Black 3% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Italian 2% Slovak 1% Portuguese 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 65% English-only · Spanish 32% Other Indo-European 1%

Political lean MEDSL · Kleberg

• 2024 margin: R (+12.7) · D 43.3% · R 56.1%
• 2008→2024 swing: -20.0pp toward R · 2008: 7.2pp · 2024: -12.7pp
• All cycles: 2024: R+12.7 2020: R+1.7 2016: D+3.7 2012: D+7.8 2008: D+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.12%
• Current HPI: 147.6473
• Rent YoY: ▲ 7.18%
• Metro: Kingsville, TX
• 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

3 events — show timeline

• 2026-05-19 Listed $49,000 CBMLS
• 2017-11-21 Sold (Public Records) — Public Records
• 2006-01-04 Sold (Public Records) — Public Records

Property tax history

-7.7%/yr

Latest (2025): $778 · +19.7% YoY. Source: county tax records.