526 Fairmont St · Port Lavaca, TX 77979

$110,000

3 bd · 2.0 ba · 1,376 sqft · SingleFamily public records · 104 Days on market

Built 1963 9,160 sqft lot $80/sqft · 51% below area ↓ 26% since listing

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Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity at 526 Fairmont Street in Port Lavaca! This property has previously been used as a rental and offers strong potential for investors, flippers, or buyers looking for a value-add opportunity. Situated on a spacious lot with a fenced backyard and mature trees, the property includes a covered back patio and plenty of outdoor space. Inside, the home features a functional layout with some updates already in place, including a refreshed bathroom with built-in storage. While the home could benefit from additional updates and repairs, it presents a great opportunity to renovate, add value, and generate future rental income or resale potential. Conveniently located near schools, parks, shopping, and just minutes from the Port Lavaca waterfront, this property offers solid potential in a growing coastal community. Whether you're looking to expand your rental portfolio or take on your next renovation project, this property is worth a look.

Key facts

• Refreshed bathroom
• Spacious lot
• Covered back patio

Tags

• FENCED BACKYARD
• COVERED BACK PATIO
• REFRESHED BATHROOM
• BUILT-IN STORAGE
• SPACIOUS LOT
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $90k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (4.4% below list).
• Recommended offer: $90k (18.0% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 2.2% in Port Lavaca — 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 76/100 on livability (#113 in TX, #3,659 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Calhoun County ISD (town): math 44% / reading 43% proficiency, ranked #293 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Harrison/Jefferson/Madison El (math 64% / reading 57%, grade B-, #385 of 4,322 statewide, top 9%, 664 students, 69% FRL); Travis Middle (math 26% / reading 34%, grade F, #1,056 of 1,662 statewide, top 65%, 702 students, 74% FRL); Calhoun H S (math 53% / reading 38%, grade D-, #634 of 1,632 statewide, top 39%, 987 students, 51% FRL).
• Market conditions: 284 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 95 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Calhoun County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: 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 $90,157 (18.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 0.96% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.81
• GRM: 8.7

CMA / ARV

• ARV (median comp): $222,366
• List price: $110,000
• Delta: -50.53%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
531 Westwood Dr	0.09mi	3/2.0	1,279 (-7%)	4mo	$200,000	$156	81
118 Holiday Ln	0.27mi	3/2.0	1,541 (+12%)	4mo	$260,000	$169	64
106 Crockett St	0.55mi	3/1.0	1,488 (+8%)	7mo	$140,000	$94	51
105 Massanet St	0.64mi	3/1.0	1,224 (-11%)	2mo	$153,500	$125	45

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: -23.5%
• Equity multiple: 0.19×
• Total profit: $-24,851
• Equity at exit: $16,401

10-year hold

• IRR: -18.0%
• Equity multiple: 0.02×
• Total profit: $-30,331
• Equity at exit: $9,511

Cash invested: $30,800 (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 77979

• Home prices YoY: -34.6%
• Active inventory: 284
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$320 /mo · $3,842/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $-112

Break-even live

Break-even rent $1,193

Max offer price $90,157

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-81	+0% $-112	+5% $-143	+10% $-175
Rent	-10% $-195	-5% $-154	+0% $-112	+5% $-71	+10% $-29
Rate	-1.0pp $-57	-0.5pp $-84	base $-112	+0.5pp $-141	+1.0pp $-170

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Village Rd Unit 1000 Port Lavaca, TX	2.0	1.5	1200	$995	$0.83	45d	1	0.26mi
332 Independence Dr Port Lavaca, TX	1.0–3.0	1.0–2.0	944	$1,237	$1.31	45d	20	0.66mi

Listing history 21 events

1. 2026-06-21
   days on market $110,000 Active 104 DOM
2. 2026-06-21
   days on market $110,000 Active 103 DOM
3. 2026-06-18
   days on market $110,000 Active 101 DOM
4. 2026-06-17
   days on market $110,000 Active 100 DOM
5. 2026-06-16
   days on market $110,000 Active 99 DOM
6. 2026-06-15
   days on market $110,000 Active 98 DOM
7. 2026-06-13
   days on market $110,000 Active 96 DOM
8. 2026-06-12
   pricedays on market $110,000 Active 95 DOM
9. 2026-06-09
   days on market $129,000 Active 92 DOM
10. 2026-06-08
    days on market $129,000 Active 91 DOM
11. 2026-06-08
    days on market $129,000 Active 90 DOM
12. 2026-06-07
    days on market $129,000 Active 89 DOM
13. 2026-06-03
    days on market $129,000 Active 86 DOM
14. 2026-06-02
    days on market $129,000 Active 85 DOM
15. 2026-06-01
    days on market $129,000 Active 84 DOM
16. 2026-05-31
    days on market $129,000 Active 83 DOM
17. 2026-05-17
    price $129,000 961-char remark

    Show marketing remark (961 chars)

    Investor opportunity at 526 Fairmont Street in Port Lavaca! This property has previously been used as a rental and offers strong potential for investors, flippers, or buyers looking for a value-add opportunity. Situated on a spacious lot with a fenced backyard and mature trees, the property includes a covered back patio and plenty of outdoor space. Inside, the home features a functional layout with some updates already in place, including a refreshed bathroom with built-in storage. While the home could benefit from additional updates and repairs, it presents a great opportunity to renovate, add value, and generate future rental income or resale potential. Conveniently located near schools, parks, shopping, and just minutes from the Port Lavaca waterfront, this property offers solid potential in a growing coastal community. Whether you're looking to expand your rental portfolio or take on your next renovation project, this property is worth a look.

18. 2026-04-08
    price $149,900 961-char remark

    Show marketing remark (961 chars)

    Investor opportunity at 526 Fairmont Street in Port Lavaca! This property has previously been used as a rental and offers strong potential for investors, flippers, or buyers looking for a value-add opportunity. Situated on a spacious lot with a fenced backyard and mature trees, the property includes a covered back patio and plenty of outdoor space. Inside, the home features a functional layout with some updates already in place, including a refreshed bathroom with built-in storage. While the home could benefit from additional updates and repairs, it presents a great opportunity to renovate, add value, and generate future rental income or resale potential. Conveniently located near schools, parks, shopping, and just minutes from the Port Lavaca waterfront, this property offers solid potential in a growing coastal community. Whether you're looking to expand your rental portfolio or take on your next renovation project, this property is worth a look.

19. 2026-03-30
    price $169,000 961-char remark

    Show marketing remark (961 chars)

    Investor opportunity at 526 Fairmont Street in Port Lavaca! This property has previously been used as a rental and offers strong potential for investors, flippers, or buyers looking for a value-add opportunity. Situated on a spacious lot with a fenced backyard and mature trees, the property includes a covered back patio and plenty of outdoor space. Inside, the home features a functional layout with some updates already in place, including a refreshed bathroom with built-in storage. While the home could benefit from additional updates and repairs, it presents a great opportunity to renovate, add value, and generate future rental income or resale potential. Conveniently located near schools, parks, shopping, and just minutes from the Port Lavaca waterfront, this property offers solid potential in a growing coastal community. Whether you're looking to expand your rental portfolio or take on your next renovation project, this property is worth a look.

20. 2026-03-09
    listed $175,000 Active 961-char remark

    Show marketing remark (961 chars)

    Investor opportunity at 526 Fairmont Street in Port Lavaca! This property has previously been used as a rental and offers strong potential for investors, flippers, or buyers looking for a value-add opportunity. Situated on a spacious lot with a fenced backyard and mature trees, the property includes a covered back patio and plenty of outdoor space. Inside, the home features a functional layout with some updates already in place, including a refreshed bathroom with built-in storage. While the home could benefit from additional updates and repairs, it presents a great opportunity to renovate, add value, and generate future rental income or resale potential. Conveniently located near schools, parks, shopping, and just minutes from the Port Lavaca waterfront, this property offers solid potential in a growing coastal community. Whether you're looking to expand your rental portfolio or take on your next renovation project, this property is worth a look.

21. 2008-04-01
    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: $3,842 · $320/mo
• Projected year-2 tax: $3,842 · $320/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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: $12,616
• − Mortgage interest: −$6,162
• − Property taxes: −$3,842
• − Insurance: −$550
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$3,200
• Taxable loss: −$3,157
• Est. tax savings @ 24.0%: +$758
• After-tax cash flow: $-590/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: Calhoun County ISD
• NCES district ID: 4812480
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $48,588
• Composite: 37.27/100
• National rank: #4453
• State rank: #293 of 826 in TX

Livability — Port Lavaca

• Score: 76/100
• State rank: #113
• US rank: #3659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Lavaca, TX
• City population: 16,179
• Population (ZIP): 16,179

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 23,512 people
• By 2030: 24,183 · +2.9%
• By 2040: 25,370 · +7.9%
• By 2050: 26,388 · +12.2%
• By 2075: 28,014 · +19.1%
• By 2100: 26,314 · +11.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 53% White 36% Two or more races 20% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 3% Slovak 1% Serbian 1%
• Foreign-born: 11% · Canada, China, Philippines
• Languages at home: 67% English-only · Spanish 27% Chinese 4% Other Asian/Pacific 2%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+52.2) · D 23.7% · R 75.8%
• 2008→2024 swing: -32.2pp toward R · 2008: -20.0pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+44.5 2016: R+36.2 2012: R+24.2 2008: R+20.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.84%
• Current HPI: 163.8892
• 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

-26.3% since first listed

5 events — show timeline

• 2026-05-17 Price Changed $129,000 CTXMLS
• 2026-04-08 Price Changed $149,900 CTXMLS
• 2026-03-30 Price Changed $169,000 CTXMLS
• 2026-03-09 Listed $175,000 CTXMLS
• 2008-04-01 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,842 · +8.4% YoY. Source: county tax records.