904 W Walton St · Beeville, TX 78102

$110,000

4 bd · 1.0 ba · 1,451 sqft · SingleFamily public records · 178 Days on market

Built 1981 0.26 ac lot $76/sqft · 23% below area Est $143k · 23% under

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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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +7.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 4 bedroom, 2 bath home offering 1,451 square feet of living space and endless potential. Featuring laminate wood flooring throughout, a bright bay window that fills the living area with natural light, and walk-in showers in both bathrooms. The four sided brick exterior provides durability and timeless appeal while the large backyard with a shed offers plenty of space for outdoor living, gardening, or entertaining. This property does need some TLC, making it a great opportunity for buyers looking to customize or invest. Conveniently located near a golf course, schools and dining.

Key facts

• Large backyard
• Bright bay window
• Outdoor living

Tags

• LAMINATE WOOD FLOORING
• BRIGHT BAY WINDOW
• FOUR SIDED BRICK EXTERIOR
• LARGE BACKYARD
• OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $75k (31.6% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $75k (31.6% below list) — sets the bar for cash-flow.
• Cap rate 8.8% vs local median 3.4% in Beeville — 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 (#354 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D-, amenities F.
• Beeville ISD (town): math 23% / reading 37% proficiency, ranked #638 of 826 in TX (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 187 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 15 units permitted in Bee 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.
• Bee County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,186 (31.6% 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 178 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.28% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.94%
• DSCR: 1.40
• GRM: 6.5

CMA / ARV

• ARV (median comp): $143,380
• List price: $110,000
• Delta: -23.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 W Clare	0.24mi	4/2.0	1,596 (+10%)	6mo	$185,000	$116	63
709 N Jefferson	0.64mi	4/2.0	1,508 (+4%)	6mo	$74,900	$50	55
800 W Huntington St	0.40mi	3/2.0 (-1)	1,510 (+4%)	21mo	$237,500	$157	48
802 W Huntington St	0.40mi	3/2.0 (-1)	1,510 (+4%)	21mo	$237,500	$157	48
311 W Huntington	0.54mi	3/2.0 (-1)	1,492 (+3%)	20mo	$179,000	$120	44
806 W Bates	0.58mi	3/2.0 (-1)	1,283 (-12%)	2mo	$242,425	$189	43
1418 W Milam	0.75mi	3/1.5 (-1)	1,353 (-7%)	8mo	$145,000	$107	41
122 Leverman	0.44mi	3/2.0 (-1)	1,316 (-9%)	18mo	$89,999	$68	40
815 W Morales	0.36mi	3/2.5 (-1)	1,268 (-13%)	14mo	$149,000	$118	40
810 W Bates	0.58mi	3/2.0 (-1)	1,294 (-11%)	8mo	$236,500	$183	39
909 W Crockett	0.74mi	3/1.0 (-1)	1,272 (-12%)	2mo	$149,000	$117	38
205 E Carter	0.69mi	3/2.0 (-1)	1,246 (-14%)	9mo	$119,900	$96	28

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: -29.2%
• Equity multiple: 0.03×
• Total profit: $-30,020
• Equity at exit: $16,401

10-year hold

• IRR: -27.6%
• Equity multiple: -0.33×
• Total profit: $-40,855
• 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 78102

• Home prices YoY: -34.5%
• Active inventory: 187
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,404 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$257 /mo · $3,082/yr
• Insurance: −$46
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-197

Break-even live

Break-even rent $1,653

Max offer price $75,186

Occupancy floor —

Sensitivity live

Price	-10% $-135	-5% $-166	+0% $-197	+5% $-228	+10% $-259
Rent	-10% $-308	-5% $-253	+0% $-197	+5% $-142	+10% $-86
Rate	-1.0pp $-142	-0.5pp $-169	base $-197	+0.5pp $-226	+1.0pp $-255

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 W Youst St Beeville, TX	3.0	1.5	1400	$1,150	$0.82	21d	1	0.86mi

Listing history 33 events

1. 2026-06-19
   days on market $110,000 Active 178 DOM
2. 2026-06-18
   days on market $110,000 Active 177 DOM
3. 2026-06-17
   days on market $110,000 Active 176 DOM
4. 2026-06-16
   days on market $110,000 Active 175 DOM
5. 2026-06-15
   days on market $110,000 Active 174 DOM
6. 2026-06-14
   days on market $110,000 Active 172 DOM
7. 2026-06-12
   days on market $110,000 Active 171 DOM
8. 2026-06-09
   days on market $110,000 Active 168 DOM
9. 2026-06-08
   days on market $110,000 Active 167 DOM
10. 2026-06-07
    days on market $110,000 Active 166 DOM
11. 2026-06-07
    days on market $110,000 Active 165 DOM
12. 2026-06-03
    days on market $110,000 Active 162 DOM
13. 2026-06-02
    days on market $110,000 Active 161 DOM
14. 2026-06-01
    days on market $110,000 Active 160 DOM
15. 2026-05-31
    days on market $110,000 Active 159 DOM
16. 2026-05-30
    days on market $110,000 Active 158 DOM
17. 2026-03-04
    price $110,000 610-char remark

    Show marketing remark (610 chars)

    Welcome to this charming 4 bedroom, 2 bath home offering 1,451 square feet of living space and endless potential. Featuring laminate wood flooring throughout, a bright bay window that fills the living area with natural light, and walk-in showers in both bathrooms. The four sided brick exterior provides durability and timeless appeal while the large backyard with a shed offers plenty of space for outdoor living, gardening, or entertaining. This property does need some TLC, making it a great opportunity for buyers looking to customize or invest. Conveniently located near a golf course, schools and dining.

18. 2026-02-23
    price $115,000 610-char remark

    Show marketing remark (610 chars)

    Welcome to this charming 4 bedroom, 2 bath home offering 1,451 square feet of living space and endless potential. Featuring laminate wood flooring throughout, a bright bay window that fills the living area with natural light, and walk-in showers in both bathrooms. The four sided brick exterior provides durability and timeless appeal while the large backyard with a shed offers plenty of space for outdoor living, gardening, or entertaining. This property does need some TLC, making it a great opportunity for buyers looking to customize or invest. Conveniently located near a golf course, schools and dining.

19. 2025-12-23
    listed $120,000 Active 610-char remark

    Show marketing remark (610 chars)

    Welcome to this charming 4 bedroom, 2 bath home offering 1,451 square feet of living space and endless potential. Featuring laminate wood flooring throughout, a bright bay window that fills the living area with natural light, and walk-in showers in both bathrooms. The four sided brick exterior provides durability and timeless appeal while the large backyard with a shed offers plenty of space for outdoor living, gardening, or entertaining. This property does need some TLC, making it a great opportunity for buyers looking to customize or invest. Conveniently located near a golf course, schools and dining.

20. 2025-03-28
    historical
21. 2022-04-15
    listed $165,000
22. 2021-07-15
    historical
23. 2021-07-12
    soldstatus Closed
24. 2021-06-30
    status Pending
25. 2021-06-24
    listed $44,900 Active
26. 2001-06-20
    soldstatus
27. 2001-06-15
    soldstatus
28. 2000-11-01
    listed $45,000
29. 1993-06-08
    soldstatus
30. 1992-08-04
    soldstatus
31. 1988-09-26
    soldstatus
32. 1986-11-26
    soldstatus
33. 1984-07-09
    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: $3,082 · $257/mo
• Projected year-2 tax: $3,082 · $257/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 6/10 Major FEMA zone AE · 72% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 22 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: $16,845
• − Mortgage interest: −$6,162
• − Property taxes: −$3,082
• − Insurance: −$5,668
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$3,200
• Taxable loss: −$3,962
• Est. tax savings @ 24.0%: +$951
• After-tax cash flow: $-1,414/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: Beeville ISD
• NCES district ID: 4809720
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 37% ▲ 3.00%
• Median HH income: $40,319
• Composite: 25.23/100
• National rank: #7503
• State rank: #638 of 826 in TX

Livability — Beeville

• Score: 70/100
• State rank: #354
• US rank: #7698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beeville, TX
• County: Bee County · 27,455 people
• City population: 27,455
• Metro: Beeville, TX
• Population (ZIP): 27,455
• Household income: $58,939
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 853.0

Population outlook (Bee County) Hauer SSP2

• Today (2025): 35,003 people
• By 2030: 36,447 · +4.1%
• By 2040: 39,810 · +13.7%
• By 2050: 43,525 · +24.3%
• By 2075: 51,766 · +47.9%
• By 2100: 53,434 · +52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 29% White 27% Black 7%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 66% English-only · Spanish 33%

Political lean MEDSL · Bee

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -29.8pp toward R · 2008: -10.1pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+28.9 2016: R+15.4 2012: R+11.5 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.59%
• Current HPI: 145.1182
• Rent YoY: —
• Metro: Beeville, 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

+144.4% since first listed

17 events — show timeline

• 2026-03-04 Price Changed $110,000 CBMLS
• 2026-02-23 Price Changed $115,000 CBMLS
• 2025-12-23 Listed $120,000 CBMLS
• 2025-03-28 Listing Removed — LERA
• 2022-04-15 Listed $165,000 LERA
• 2021-07-15 Delisted — CBMLS
• 2021-07-12 Sold (MLS) — CBMLS
• 2021-06-30 Pending — CBMLS
• 2021-06-24 Listed $44,900 CBMLS
• 2001-06-20 Sold (MLS) — LERA
• 2001-06-15 Sold (Public Records) — Public Records
• 2000-11-01 Listed $45,000 LERA
• 1993-06-08 Sold (Public Records) — Public Records
• 1992-08-04 Sold (Public Records) — Public Records
• 1988-09-26 Sold (Public Records) — Public Records
• 1986-11-26 Sold (Public Records) — Public Records
• 1984-07-09 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $3,082 · +5.9% YoY. Source: county tax records.