226 E Fairview Dr · Kingsville, TX 78363

$182,500

3 bd · 2.0 ba · 2,165 sqft · SingleFamily public records

Built 1955 0.32 ac lot Est $182k · at est.

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Why this score? — see what drove the C- 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 +20.0/30.0
• ARV discount +7.3/15.0
• 1% rule +6.4/10.0
• DSCR +6.3/10.0
• 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

Adorable and well maintained home that has been in the same family since it was built. Over 2100sf with lots of built in storage and gas appliances! This home sits on 2 lots so there is plenty of room outside to entertain and play. You'll love sitting under the pergola or many established trees on the property. Solid home that has had some updates, and is ready for new owners to add their own final touches. Start 2021 in your new home!

Key facts

• 0.32 acre lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $182k).
• Cap rate 7.8% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 24 units permitted in Kleberg County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% 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 $1k of loan paydown is wiped out by about $5k 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 $51k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y ago 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: property tax is 2.6% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $182,500

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.14% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.23%
• DSCR: 1.23
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $181,860
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
226 E Fairview Dr	0.00mi	3/2.0	2,165 (0%)	1mo	$182,500	$84	99

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: -3.0%
• Equity multiple: 0.88×
• Total profit: $-6,118
• Equity at exit: $27,211

10-year hold

• IRR: 11.2%
• Equity multiple: 2.06×
• Total profit: $54,370
• Equity at exit: $15,779

Cash invested: $51,100 (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 78363

• Rents YoY: 7.2%
• Active inventory: 216
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,086 medium
• Mortgage (P&I): −$957
• Tax from tax record: −$393 /mo · $4,710/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $223

Break-even live

Break-even rent $1,805

Max offer price $182,500

Occupancy floor 84%

Sensitivity live

Price	-10% $326	-5% $274	+0% $223	+5% $171	+10% $119
Rent	-10% $58	-5% $140	+0% $223	+5% $305	+10% $387
Rate	-1.0pp $315	-0.5pp $269	base $223	+0.5pp $175	+1.0pp $127

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: $45,625
• Closing costs: $5,475
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1107 E Kenedy Ave Kingsville, TX	3.0	2.5	1526	$2,300	$1.51	21d	1	0.94mi
915 S 23rd St Kingsville, TX	3.0	2.0	1713	$1,900	$1.11	14d	1	1.22mi
1342 Virginia Ave Kingsville, TX	3.0	2.0	1764	$2,500	$1.42	21d	1	1.47mi

Listing history 13 events

1. 2026-05-06
   status Pending
2. 2026-04-26
   historical
3. 2026-04-25
   listed $182,500
4. 2026-04-02
   listed $182,500 Active
5. 2021-02-08
   soldstatus
6. 2021-02-03
   historical 440-char remark

   Show marketing remark (440 chars)

   Adorable and well maintained home that has been in the same family since it was built. Over 2100sf with lots of built in storage and gas appliances! This home sits on 2 lots so there is plenty of room outside to entertain and play. You'll love sitting under the pergola or many established trees on the property. Solid home that has had some updates, and is ready for new owners to add their own final touches. Start 2021 in your new home!

7. 2021-02-01
   soldstatus Closed 440-char remark

   Show marketing remark (440 chars)

   Adorable and well maintained home that has been in the same family since it was built. Over 2100sf with lots of built in storage and gas appliances! This home sits on 2 lots so there is plenty of room outside to entertain and play. You'll love sitting under the pergola or many established trees on the property. Solid home that has had some updates, and is ready for new owners to add their own final touches. Start 2021 in your new home!

8. 2021-01-18
   status Pending 440-char remark

   Show marketing remark (440 chars)

   Adorable and well maintained home that has been in the same family since it was built. Over 2100sf with lots of built in storage and gas appliances! This home sits on 2 lots so there is plenty of room outside to entertain and play. You'll love sitting under the pergola or many established trees on the property. Solid home that has had some updates, and is ready for new owners to add their own final touches. Start 2021 in your new home!

9. 2021-01-04
   historical Active Under Contract 440-char remark

   Show marketing remark (440 chars)

   Adorable and well maintained home that has been in the same family since it was built. Over 2100sf with lots of built in storage and gas appliances! This home sits on 2 lots so there is plenty of room outside to entertain and play. You'll love sitting under the pergola or many established trees on the property. Solid home that has had some updates, and is ready for new owners to add their own final touches. Start 2021 in your new home!

10. 2020-12-17
    price $140,000 440-char remark

    Show marketing remark (440 chars)

    Adorable and well maintained home that has been in the same family since it was built. Over 2100sf with lots of built in storage and gas appliances! This home sits on 2 lots so there is plenty of room outside to entertain and play. You'll love sitting under the pergola or many established trees on the property. Solid home that has had some updates, and is ready for new owners to add their own final touches. Start 2021 in your new home!

11. 2020-12-09
    price $150,000 440-char remark

    Show marketing remark (440 chars)

    Adorable and well maintained home that has been in the same family since it was built. Over 2100sf with lots of built in storage and gas appliances! This home sits on 2 lots so there is plenty of room outside to entertain and play. You'll love sitting under the pergola or many established trees on the property. Solid home that has had some updates, and is ready for new owners to add their own final touches. Start 2021 in your new home!

12. 2020-11-20
    listed $160,000 Active 440-char remark

    Show marketing remark (440 chars)

    Adorable and well maintained home that has been in the same family since it was built. Over 2100sf with lots of built in storage and gas appliances! This home sits on 2 lots so there is plenty of room outside to entertain and play. You'll love sitting under the pergola or many established trees on the property. Solid home that has had some updates, and is ready for new owners to add their own final touches. Start 2021 in your new home!

13. 2008-05-01
    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: $4,710 · $393/mo
• Projected year-2 tax: $4,710 · $393/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $25,036
• − Mortgage interest: −$10,223
• − Property taxes: −$4,710
• − Insurance: −$912
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − Depreciation: −$5,309
• Taxable loss: −$124
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $2,701/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
• 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

+14.1% since first listed

13 events — show timeline

• 2026-05-06 Pending — CBMLS
• 2026-04-26 Delisted — CBMLS
• 2026-04-25 Listed $182,500 CBMLS
• 2026-04-02 Listed $182,500 CBMLS
• 2021-02-08 Sold (Public Records) — Public Records
• 2021-02-03 Delisted — CBMLS
• 2021-02-01 Sold (MLS) — CBMLS
• 2021-01-18 Pending — CBMLS
• 2021-01-04 Contingent — CBMLS
• 2020-12-17 Price Changed $140,000 CBMLS
• 2020-12-09 Price Changed $150,000 CBMLS
• 2020-11-20 Listed $160,000 CBMLS
• 2008-05-01 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $4,710 · +9.8% YoY. Source: county tax records.