1005 E Polk Ave · Victoria, TX 77901

$115,000

2 bd · 1.0 ba · 894 sqft · SingleFamily public records · 296 Days on market

Built 1955 8,041 sqft lot $129/sqft · 9% below area Est $126k · 9% under

---

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 +18.1/30.0
• ARV discount +11.3/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Livability +3.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this inviting 3-bedroom, 1-bath home. It features an attached 1-car garage and thoughtful updates, including an instant hot water heater. As of December 2025 it is freshly painted. Relax on the covered porch overlooking your own koi pond, surrounded by mature trees for shade and privacy. The spacious, fenced backyard is perfect for entertaining, gardening, or pets. Comfort, charm, and convenience all in one place!

Key facts

• Covered porch
• Koi pond
• Attached garage

Tags

• ATTACHED GARAGE
• INSTANT HOT WATER HEATER
• COVERED PORCH
• KOI POND
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (0.7% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.7% in Victoria — 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 71/100 on livability (#309 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools D, amenities F.
• Victoria ISD (urban): math 24% / reading 33% proficiency, ranked #645 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-0.8%/yr); 196 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 43 units permitted in Victoria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Victoria County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 296 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask is 7831% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $80k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. Crime grade is D 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?
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: 0.99% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.75%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (median comp): $125,750
• List price: $115,000
• Delta: -8.55%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
808 E E Polk	0.11mi	3/1.0 (+1)	1,003 (+12%)	4mo	$110,000	$110	66
3401 Redwood Dr	0.69mi	3/1.0 (+1)	956 (+7%)	2mo	$116,000	$121	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.52×
• Total profit: $-15,557
• Equity at exit: $17,147

10-year hold

• IRR: -10.8%
• Equity multiple: 0.44×
• Total profit: $-18,147
• Equity at exit: $9,943

Cash invested: $32,200 (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 77901

• Rents YoY: -0.8%
• Active inventory: 196
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,142 high
• Mortgage (P&I): −$603
• Tax from tax record: −$151 /mo · $1,807/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $101

Break-even live

Break-even rent $1,015

Max offer price $115,000

Occupancy floor 86%

Sensitivity live

Price	-10% $166	-5% $133	+0% $101	+5% $68	+10% $35
Rent	-10% $10	-5% $55	+0% $101	+5% $146	+10% $191
Rate	-1.0pp $158	-0.5pp $130	base $101	+0.5pp $71	+1.0pp $40

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3001 Arroyo Dr Victoria, TX	1.0–2.0	1.0–2.0	857	$1,330	$1.55	44d	4	0.58mi
3104 Sam Houston Dr Victoria, TX	2.0–3.0	1.0–1.5	925	$975	$1.05	44d	2	0.67mi
111 Monterrey Dr Unit A Victoria, TX	2.0	2.0	1014	$1,295	$1.28	44d	1	0.67mi
1906 Sam Houston Dr Victoria, TX	1.0–2.0	1.0–2.0	678	$1,255	$1.85	44d	9	0.77mi
118 Milann St Unit B Victoria, TX	3.0	1.0	936	$1,175	$1.26	44d	1	0.80mi
2303 N Louis St Unit 2307 Victoria, TX	2.0	1.0	820	$850	$1.04	44d	1	1.01mi
2303 N Louis St Unit 2303 Victoria, TX	3.0	1.0	850	$950	$1.12	44d	1	1.01mi
2406 E Mockingbird Ln Victoria, TX	1.0–3.0	1.0–2.0	1032	$1,062	$1.03	44d	4	1.01mi
2601 Leary Ln #14 Victoria, TX	3.0	2.0	950	$1,195	$1.26	44d	1	1.05mi
407 Versailles St Victoria, TX	2.0	2.0	1008	$1,200	$1.19	44d	1	1.12mi
1605 Bexar Ave Victoria, TX	3.0	1.0	762	$1,395	$1.83	44d	1	1.19mi
1603 E Brazos St Victoria, TX	1.0–2.0	1.0	796	$975	$1.22	44d	6	1.49mi
1810 E Colorado St Victoria, TX	1.0–3.0	1.0–2.0	907	$1,112	$1.23	44d	8	1.50mi

Listing history 17 events

1. 2026-05-31
   days on market $115,000 Active 296 DOM
2. 2026-05-30
   days on market $115,000 Active 295 DOM
3. 2026-02-27
   historical $1,450
4. 2026-02-18
   listed $1,450
5. 2026-01-21
   price $115,000 433-char remark

   Show marketing remark (433 chars)

   Welcome home to this inviting 3-bedroom, 1-bath home. It features an attached 1-car garage and thoughtful updates, including an instant hot water heater. As of December 2025 it is freshly painted. Relax on the covered porch overlooking your own koi pond, surrounded by mature trees for shade and privacy. The spacious, fenced backyard is perfect for entertaining, gardening, or pets. Comfort, charm, and convenience all in one place!

6. 2025-11-20
   price $130,000 433-char remark

   Show marketing remark (433 chars)

   Welcome home to this inviting 3-bedroom, 1-bath home. It features an attached 1-car garage and thoughtful updates, including an instant hot water heater. As of December 2025 it is freshly painted. Relax on the covered porch overlooking your own koi pond, surrounded by mature trees for shade and privacy. The spacious, fenced backyard is perfect for entertaining, gardening, or pets. Comfort, charm, and convenience all in one place!

7. 2025-11-13
   price $134,500 433-char remark

   Show marketing remark (433 chars)

   Welcome home to this inviting 3-bedroom, 1-bath home. It features an attached 1-car garage and thoughtful updates, including an instant hot water heater. As of December 2025 it is freshly painted. Relax on the covered porch overlooking your own koi pond, surrounded by mature trees for shade and privacy. The spacious, fenced backyard is perfect for entertaining, gardening, or pets. Comfort, charm, and convenience all in one place!

8. 2025-08-26
   price $136,000 433-char remark

   Show marketing remark (433 chars)

   Welcome home to this inviting 3-bedroom, 1-bath home. It features an attached 1-car garage and thoughtful updates, including an instant hot water heater. As of December 2025 it is freshly painted. Relax on the covered porch overlooking your own koi pond, surrounded by mature trees for shade and privacy. The spacious, fenced backyard is perfect for entertaining, gardening, or pets. Comfort, charm, and convenience all in one place!

9. 2025-08-08
   listed $137,000 Active 433-char remark

   Show marketing remark (433 chars)

   Welcome home to this inviting 3-bedroom, 1-bath home. It features an attached 1-car garage and thoughtful updates, including an instant hot water heater. As of December 2025 it is freshly painted. Relax on the covered porch overlooking your own koi pond, surrounded by mature trees for shade and privacy. The spacious, fenced backyard is perfect for entertaining, gardening, or pets. Comfort, charm, and convenience all in one place!

10. 2025-06-12
    historical $1,450
11. 2025-06-07
    listed $1,450
12. 2018-06-26
    soldstatus
13. 2016-05-02
    soldstatus
14. 2016-04-28
    soldstatus $80,000 473-char remark

    Show marketing remark (473 chars)

    This is a very charming 3 bedroom / 1 bath home! New features include new carpet in bedrooms and vinyl flooring in living areas. A brand new black and stainless stove is also included in the kitchen. There's also a brand new patio in the back that overlooks the spacious back yard! This home has an 8 year old roof, and is move in ready! Fresh landscaping in the front yard and brand new garage door has added great curb appeal! Why pay rent when you can own your own home!

15. 2016-01-20
    listed $82,900 473-char remark

    Show marketing remark (473 chars)

    This is a very charming 3 bedroom / 1 bath home! New features include new carpet in bedrooms and vinyl flooring in living areas. A brand new black and stainless stove is also included in the kitchen. There's also a brand new patio in the back that overlooks the spacious back yard! This home has an 8 year old roof, and is move in ready! Fresh landscaping in the front yard and brand new garage door has added great curb appeal! Why pay rent when you can own your own home!

16. 2015-12-30
    historical
17. 2015-08-24
    listed $82,900

ⓘ 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: $1,807 · $151/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$297/yr (+$25/mo · 16.5%)

ⓘ 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 · 20% 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 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: $13,703
• − Mortgage interest: −$6,442
• − Property taxes: −$1,807
• − Insurance: −$575
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$3,345
• Taxable loss: −$659
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $1,365/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: Victoria ISD
• NCES district ID: 4844150
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 33% ▼ -2.00%
• Median HH income: $50,534
• Composite: 24.98/100
• National rank: #7562
• State rank: #645 of 826 in TX

Livability — Victoria

• Score: 71/100
• State rank: #309
• US rank: #6960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Victoria, TX
• County: Victoria County · 69,915 people
• City population: 69,915
• Metro: Victoria, TX
• Population (ZIP): 39,854
• Household income: $57,923
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 1802.0

Population outlook (Victoria County) Hauer SSP2

• Today (2025): 106,119 people
• By 2030: 113,161 · +6.6%
• By 2040: 127,402 · +20.1%
• By 2050: 141,953 · +33.8%
• By 2075: 179,410 · +69.1%
• By 2100: 200,127 · +88.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 30% White 24% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Serbian 2% Lithuanian 1% Italian 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 64% English-only · Spanish 35% Chinese 1%

Political lean MEDSL · Victoria

• 2024 margin: Solid R (+42.6) · D 28.4% · R 71.0%
• 2008→2024 swing: -9.0pp toward R · 2008: -33.6pp · 2024: -42.6pp
• All cycles: 2024: R+42.6 2020: R+38.0 2016: R+40.0 2012: R+37.8 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -127.62%
• Current HPI: 138.3569
• Rent YoY: ▼ -0.79%
• Metro: Victoria, 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

-98.3% since first listed

15 events — show timeline

• 2026-02-27 Rental Removed $1,450 CTXMLS
• 2026-02-18 Listed for Rent $1,450 CTXMLS
• 2026-01-21 Price Changed $115,000 CTXMLS
• 2025-11-20 Price Changed $130,000 CTXMLS
• 2025-11-13 Price Changed $134,500 CTXMLS
• 2025-08-26 Price Changed $136,000 CTXMLS
• 2025-08-08 Listed $137,000 CTXMLS
• 2025-06-12 Rental Removed $1,450 TURBOTENANT
• 2025-06-07 Listed for Rent $1,450 TURBOTENANT
• 2018-06-26 Sold (Public Records) — Public Records
• 2016-05-02 Sold (Public Records) — Public Records
• 2016-04-28 Sold (MLS) $80,000 CTXMLS
• 2016-01-20 Listed $82,900 CTXMLS
• 2015-12-30 Listing Removed — CTXMLS
• 2015-08-24 Listed $82,900 CTXMLS

Property tax history

+3.1%/yr

Latest (2025): $1,807 · +2.0% YoY. Source: county tax records.