630 Williams St · Kingsville, TX 78363

$79,900

3 bd · 2.0 ba · 1,534 sqft · SingleFamily public records · 64 Days on market

Built 1967 8,451 sqft lot $52/sqft · 44% below area Est $143k · 44% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

Located on a corner lot, this 3-bedroom, 2-bath home offers a prime opportunity for investors ready to bring their vision to life. This property is ideal for those looking to rehab and flip or create a solid long-term rental investment. Inside, you’ll find a sun-filled open living and dining area with generous space that flows into the kitchen—providing a great foundation for a functional layout. The split bedroom arrangement offers added privacy, a feature today’s buyers and tenants appreciate. An added bonus is the indoor laundry area, enhancing everyday convenience. This home is ready for its next chapter—bring the paint, the plans, and a little elbow grease to unlock its full potential. With its location, layout, and investment potential, this property is a smart addition to any portfolio.

Key facts

• Indoor laundry area
• Corner lot
• 8,451 sq ft lot

Tags

• CORNER LOT
• INDOOR LAUNDRY AREA
• SPLIT BEDROOM ARRANGEMENT
• OPEN LIVING AND DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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); 227 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 24 units permitted in Kleberg County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1967 — 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 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?
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: 2.00% ✓
• Cap rate: 16.97%
• Cash-on-cash: 38.14%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (median comp): $142,636
• List price: $79,900
• Delta: -43.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 W Fordyce Ave	0.36mi	4/3.0 (+1)	1,513 (-1%)	9mo	$168,000	$111	65
609 S Lantana Dr	0.10mi	3/2.0	1,380 (-10%)	22mo	$38,000	$28	60
415 W King Ave	0.54mi	4/2.0 (+1)	1,496 (-2%)	10mo	$179,000	$120	57
409 W King Ave	0.55mi	3/1.5	1,565 (+2%)	14mo	$149,900	$96	57
425 W King Ave W	0.53mi	3/1.0	1,456 (-5%)	16mo	$59,000	$41	50

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 · 7.18% rent growth · sell at horizon

5-year hold

• IRR: 38.9%
• Equity multiple: 2.76×
• Total profit: $39,378
• Equity at exit: $11,913

10-year hold

• IRR: 47.4%
• Equity multiple: 6.55×
• Total profit: $124,061
• Equity at exit: $6,908

Cash invested: $22,372 (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: 227
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,599 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $711

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 51%

Sensitivity live

Price	-10% $766	-5% $739	+0% $711	+5% $684	+10% $656
Rent	-10% $585	-5% $648	+0% $711	+5% $774	+10% $837
Rate	-1.0pp $751	-0.5pp $731	base $711	+0.5pp $690	+1.0pp $669

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 W Lee Ave Kingsville, TX	4.0	2.5	1970	$1,825	$0.93	44d	1	0.68mi
614 W Alice Ave Kingsville, TX	3.0	2.0	1713	$1,599	$0.93	44d	1	0.73mi
307 W Alice Ave Kingsville, TX	3.0	2.0	1600	$1,500	$0.94	44d	1	0.85mi
629 W Nettie Ave Kingsville, TX	3.0	2.0	1762	$1,495	$0.85	44d	1	0.95mi
503 W Mesquite Ave Kingsville, TX	3.0	2.0	1400	$1,500	$1.07	14d	1	1.31mi
908 E Doddridge Ave Kingsville, TX	3.0	1.0	1100	$850	$0.77	44d	1	1.41mi

Listing history 23 events

1. 2026-06-21
   days on market $79,900 Active 64 DOM
2. 2026-06-19
   days on market $79,900 Active 62 DOM
3. 2026-06-18
   days on market $79,900 Active 61 DOM
4. 2026-06-17
   days on market $79,900 Active 60 DOM
5. 2026-06-16
   days on market $79,900 Active 59 DOM
6. 2026-06-15
   days on market $79,900 Active 58 DOM
7. 2026-06-14
   days on market $79,900 Active 56 DOM
8. 2026-06-12
   days on market $79,900 Active 55 DOM
9. 2026-06-09
   days on market $79,900 Active 52 DOM
10. 2026-06-08
    days on market $79,900 Active 51 DOM
11. 2026-06-07
    days on market $79,900 Active 50 DOM
12. 2026-06-05
    days on market $79,900 Active 47 DOM
13. 2026-06-03
    days on market $79,900 Active 46 DOM
14. 2026-06-03
    price $79,900 Active 45 DOM
15. 2026-06-02
    days on market $89,000 Active 45 DOM
16. 2026-06-01
    days on market $89,000 Active 44 DOM
17. 2026-05-31
    days on market $89,000 Active 43 DOM
18. 2026-05-30
    days on market $89,000 Active 42 DOM
19. 2026-04-22
    listed $89,000 Active 828-char remark

    Show marketing remark (828 chars)

    Located on a corner lot, this 3-bedroom, 2-bath home offers a prime opportunity for investors ready to bring their vision to life. This property is ideal for those looking to rehab and flip or create a solid long-term rental investment. Inside, you’ll find a sun-filled open living and dining area with generous space that flows into the kitchen—providing a great foundation for a functional layout. The split bedroom arrangement offers added privacy, a feature today’s buyers and tenants appreciate. An added bonus is the indoor laundry area, enhancing everyday convenience. This home is ready for its next chapter—bring the paint, the plans, and a little elbow grease to unlock its full potential. With its location, layout, and investment potential, this property is a smart addition to any portfolio.

20. 2026-04-18
    historical 828-char remark

    Show marketing remark (828 chars)

    Located on a corner lot, this 3-bedroom, 2-bath home offers a prime opportunity for investors ready to bring their vision to life. This property is ideal for those looking to rehab and flip or create a solid long-term rental investment. Inside, you’ll find a sun-filled open living and dining area with generous space that flows into the kitchen—providing a great foundation for a functional layout. The split bedroom arrangement offers added privacy, a feature today’s buyers and tenants appreciate. An added bonus is the indoor laundry area, enhancing everyday convenience. This home is ready for its next chapter—bring the paint, the plans, and a little elbow grease to unlock its full potential. With its location, layout, and investment potential, this property is a smart addition to any portfolio.

21. 2026-04-14
    listed $89,000 Active 828-char remark

    Show marketing remark (828 chars)

    Located on a corner lot, this 3-bedroom, 2-bath home offers a prime opportunity for investors ready to bring their vision to life. This property is ideal for those looking to rehab and flip or create a solid long-term rental investment. Inside, you’ll find a sun-filled open living and dining area with generous space that flows into the kitchen—providing a great foundation for a functional layout. The split bedroom arrangement offers added privacy, a feature today’s buyers and tenants appreciate. An added bonus is the indoor laundry area, enhancing everyday convenience. This home is ready for its next chapter—bring the paint, the plans, and a little elbow grease to unlock its full potential. With its location, layout, and investment potential, this property is a smart addition to any portfolio.

22. 2012-11-20
    soldstatus
23. 1995-05-18
    soldstatus

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 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: $19,190
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$2,324
• Taxable income: $7,721
• Est. tax owed @ 24.0%: −$1,853
• After-tax cash flow: $6,681/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

+0.0% since first listed

5 events — show timeline

• 2026-04-22 Listed $89,000 CBMLS
• 2026-04-18 Delisted — CBMLS
• 2026-04-14 Listed $89,000 CBMLS
• 2012-11-20 Sold (Public Records) — Public Records
• 1995-05-18 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $4,314 · +15.6% YoY. Source: county tax records.