113 Barbara St · Victoria, TX 77901

$79,500

3 bd · 1.0 ba · 928 sqft · SingleFamily public records · 4 Days on market

Built 1954 4,900 sqft lot $86/sqft · 39% below area Est $130k · 39% under ↓ 11% since listing

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

Located on a quiet street directly across from the Victoria Sports Complex, 113 Barbara is a 2 bedroom, 1 bathroom home ideal for investors or buyers ready to add their personal touch. The property features a functional layout, a carport, and a spacious fenced-in backyard with plenty of potential. Renovations have already been started with new flooring and some initial updates, providing a solid head start. With the groundwork underway, this home is ready to be finished out and transformed into a strong investment or personal project.

Key facts

• Quiet street
• New flooring
• Carport

Tags

• QUIET STREET
• FUNCTIONAL LAYOUT
• CARPORT
• FENCED-IN BACKYARD
• NEW FLOORING
• INITIAL UPDATES

Property features AI

Finance

• HOA & community: Curbs

Exterior

• Parking: Has carport with 1 carport space
• Utilities: Natural gas available; Public water; Public sewer
• Home design: Single-story; Resale property
• Construction: Frame construction with wood siding; Composition/shingle roof; Pillar/post/pier foundation; Built (year source: assessor)
• Exterior features: Patio; Storage; Partial picket wood fencing; Mature trees; City lot; Less than quarter acre; City street frontage

Interior

• Kitchen: Electric range; Range; Microwave
• Bedrooms: Other (room type listed)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window unit(s) for cooling
• Interior features: Ceiling fan(s); Separate shower; Shower only; Laminate flooring; Exhaust fan
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 14.1% 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; 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 $550 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: built in 1954 — 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 $79,500

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.70% ✓
• Cap rate: 14.12%
• Cash-on-cash: 27.94%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (median comp): $130,148
• List price: $79,500
• Delta: -35.15%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3105 Gayle St	0.43mi	3/2.0	855 (-8%)	4mo	$165,000	$193	59

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: 18.6%
• Equity multiple: 1.73×
• Total profit: $16,175
• Equity at exit: $11,854

10-year hold

• IRR: 24.8%
• Equity multiple: 2.86×
• Total profit: $41,331
• Equity at exit: $6,874

Cash invested: $22,260 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,355 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$102 /mo · $1,225/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $518

Break-even live

Break-even rent $699

Max offer price $79,500

Occupancy floor 57%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $79,500 Active 4 DOM
2. 2026-06-18
   days on market $79,500 Active 3 DOM
3. 2026-06-17
   days on market $79,500 Active 2 DOM
4. 2026-06-15
   pricedays on marketlisting id $79,500 Active 1 DOM
5. 2026-06-15
   days on market $84,400 Active 40 DOM
6. 2026-06-14
   days on market $84,400 Active 38 DOM
7. 2026-06-13
   days on market $84,400 Active 37 DOM
8. 2026-06-10
   days on market $84,400 Active 35 DOM
9. 2026-06-09
   days on market $84,400 Active 34 DOM
10. 2026-06-09
    price $84,400 Active 33 DOM
11. 2026-06-08
    days on market $84,500 Active 33 DOM
12. 2026-06-07
    days on market $84,500 Active 32 DOM
13. 2026-06-03
    days on market $84,500 Active 28 DOM
14. 2026-06-02
    pricedays on market $84,500 Active 27 DOM
15. 2026-06-01
    days on market $87,500 Active 26 DOM
16. 2026-05-31
    days on market $87,500 Active 25 DOM
17. 2026-05-30
    days on market $87,500 Active 24 DOM
18. 2026-05-18
    price $89,300 540-char remark
19. 2026-05-12
    price $89,400 540-char remark
20. 2026-05-06
    listed $89,500 Active 540-char remark
21. 2021-09-08
    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: $1,225 · $102/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$230/yr (+$19/mo · 18.8%)

ⓘ 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 · 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 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: $16,259
• − Mortgage interest: −$4,453
• − Property taxes: −$1,225
• − Insurance: −$398
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$2,313
• Taxable income: $5,269
• Est. tax owed @ 24.0%: −$1,264
• After-tax cash flow: $4,954/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

-11.2% since first listed

9 events — show timeline

• 2026-06-15 Listing Removed — CTXMLS
• 2026-06-15 Listed $79,500 CTXMLS
• 2026-06-08 Price Changed $84,400 CTXMLS
• 2026-06-01 Price Changed $84,500 CTXMLS
• 2026-05-26 Price Changed $87,500 CTXMLS
• 2026-05-18 Price Changed $89,300 CTXMLS
• 2026-05-12 Price Changed $89,400 CTXMLS
• 2026-05-06 Listed $89,500 CTXMLS
• 2021-09-08 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,225 · +1.0% YoY. Source: county tax records.