113 Barbara St · Victoria, TX 77901

$79,500

3 bd · 1.0 ba · 928 sqft · SingleFamily public records · 17 Days on market

Built 1954 Fair condition 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
• Rent growth +2.3/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• 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

What this means for you Summary

Snapshot

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

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).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 3.5% 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+, amenities F, commute 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.
• Zoned schools: Dudley El (math 14% / reading 21%, grade F, #3,805 of 4,322 statewide, top 89%, 484 students, 88% FRL); Stroman Middle (math 12% / reading 22%, grade F, #1,520 of 1,662 statewide, top 92%, 265 students, 74% FRL); Victoria East H S (math 23% / reading 38%, grade F, #1,085 of 1,632 statewide, top 67%, 1,845 students, 65% FRL) — zoned schools average 76% FRL vs 58% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 263 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

• It's been on market 17 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,307 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.70% ✓
• Cap rate: 14.11%
• Cash-on-cash: 27.92%
• 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 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3205 Gayle St	0.43mi	2/1.5 (-1)	879 (-5%)	1mo	$154,900	$176	63
3105 Gayle St	0.43mi	3/2.0	855 (-8%)	6mo	$165,000	$193	58
1106 Harvey Ln	1.01mi	3/1.0	1,008 (+9%)	0mo	$129,900	$129	50
2808 Meadowlark St	0.92mi	3/1.0	850 (-8%)	3mo	$52,000	$61	48
2909 Meadowlane St	1.12mi	2/1.0 (-1)	988 (+6%)	2mo	$31,000	$31	48
3503 Hanselman Rd	0.46mi	3/2.0	1,105 (+19%)	8mo	$244,500	$221	43
2812 Curlew St	0.86mi	3/1.0	1,056 (+14%)	5mo	$155,000	$147	38
2709 Meadowlark St	0.86mi	2/1.0 (-1)	833 (-10%)	23mo	$129,900	$156	24

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: $16,152
• Equity at exit: $11,854

10-year hold

• IRR: 24.8%
• Equity multiple: 2.85×
• Total profit: $41,284
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 2 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $129,950 ($123/sqft)
• Median days on market: 133 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: +14.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77901

• Rents YoY: -0.8%
• Active inventory: 263
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,354 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$102 /mo · $1,225/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $518

Break-even live

Break-even rent $699

Max offer price $79,500

Occupancy floor 57%

Sensitivity live

Price	-10% $563	-5% $540	+0% $518	+5% $495	+10% $473
Rent	-10% $411	-5% $464	+0% $518	+5% $571	+10% $625
Rate	-1.0pp $558	-0.5pp $538	base $518	+0.5pp $497	+1.0pp $476

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: Curbs

Exterior

• Parking: Has carport with 1 carport space
• Utilities: Natural gas availablePublic waterPublic sewer
• Home design: Single-storyResale property
• Construction: Frame construction with wood sidingComposition/shingle roofPillar/post/pier foundationBuilt (year source: assessor)
• Exterior features: PatioStoragePartial picket wood fencingMature treesCity lotLess than quarter acreCity street frontage

Interior

• Kitchen: Electric rangeRangeMicrowave
• 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 showerShower onlyLaminate flooringExhaust fan
• Laundry & utility: Washer hookupElectric dryer hookupGas water heaterWater heater

Listing history 31 events

1. 2026-07-02
   days on market $79,500 Active 17 DOM
2. 2026-07-01
   days on market $79,500 Active 16 DOM
3. 2026-06-30
   days on market $79,500 Active 15 DOM
4. 2026-06-29
   days on market $79,500 Active 14 DOM
5. 2026-06-28
   days on market $79,500 Active 13 DOM
6. 2026-06-28
   days on market $79,500 Active 12 DOM
7. 2026-06-27
   days on market $79,500 Active 11 DOM
8. 2026-06-26
   days on market $79,500 Active 10 DOM
9. 2026-06-23
   days on market $79,500 Active 7 DOM
10. 2026-06-21
    days on market $79,500 Active 6 DOM
11. 2026-06-19
    days on market $79,500 Active 4 DOM
12. 2026-06-18
    days on market $79,500 Active 3 DOM
13. 2026-06-17
    days on market $79,500 Active 2 DOM
14. 2026-06-15
    pricedays on marketlisting id $79,500 Active 1 DOM
15. 2026-06-15
    days on market $84,400 Active 40 DOM
16. 2026-06-14
    days on market $84,400 Active 38 DOM
17. 2026-06-13
    days on market $84,400 Active 37 DOM
18. 2026-06-10
    days on market $84,400 Active 35 DOM
19. 2026-06-09
    days on market $84,400 Active 34 DOM
20. 2026-06-09
    price $84,400 Active 33 DOM
21. 2026-06-08
    days on market $84,500 Active 33 DOM
22. 2026-06-07
    days on market $84,500 Active 32 DOM
23. 2026-06-03
    days on market $84,500 Active 28 DOM
24. 2026-06-02
    pricedays on market $84,500 Active 27 DOM
25. 2026-06-01
    days on market $87,500 Active 26 DOM
26. 2026-05-31
    days on market $87,500 Active 25 DOM
27. 2026-05-30
    days on market $87,500 Active 24 DOM
28. 2026-05-18
    price $89,300 540-char remark
29. 2026-05-12
    price $89,400 540-char remark
30. 2026-05-06
    listed $89,500 Active 540-char remark
31. 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $16,253
• − Mortgage interest: −$4,453
• − Property taxes: −$1,225
• − Insurance: −$398
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$2,313
• Taxable income: $5,264
• Est. tax owed @ 24.0%: −$1,263
• After-tax cash flow: $4,951/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.

Condition & rehab AI · 9 photos

Fair 45/100 Cosmetic rehab Est. rehab $4,640–$13,920 screening

This home is in fair condition with cosmetic updates and some minor repairs needed. It's ready for a fresh coat of paint and roof repair to enhance its curb appeal and value.

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — roof appears old and damaged
• Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — windows appear old and damaged
• Major Electrical (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — electrical panel appears old and damaged
• Major Plumbing (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — plumbing fixtures appear old and damaged
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — exterior siding appears old and damaged
• Major Other (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — other components appear old and damaged

Repairs flagged

• Minor roof — visible wear
• Minor exterior siding — some discoloration

Value-add opportunities

• Both paint exterior — enhances curb appeal and value ↑
• Both repair roof — prevents further damage and improves value ↑
• Both update kitchen and bath fixtures — modernizes spaces and increases value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Dudley El F TX #3,805/4,322 Nat'l #34,936/41,679 Middle Stroman Middle F TX #1,520/1,662 Nat'l #12,279/14,009 High Victoria East H S F TX #1,085/1,632 Nat'l #10,882/17,239

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

B Composite livability gradescore 71/100

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 · 106,119 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: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Curbs

Exterior

• Parking: Has carport with 1 carport space
• Utilities: Natural gas availablePublic waterPublic sewer
• Home design: Single-storyResale property
• Construction: Frame construction with wood sidingComposition/shingle roofPillar/post/pier foundationBuilt (year source: assessor)
• Exterior features: PatioStoragePartial picket wood fencingMature treesCity lotLess than quarter acreCity street frontage

Interior

• Kitchen: Electric rangeRangeMicrowave
• 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 showerShower onlyLaminate flooringExhaust fan
• Laundry & utility: Washer hookupElectric dryer hookupGas water heaterWater heater

Price history

-11.2% since first listed

10 events — show timeline

• 2026-07-02 Listing Removed — CTXMLS
• 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.