10610 State Highway 185 · Bloomington, TX 77905

$147,500

3 bd · 2.0 ba · 1,545 sqft · SingleFamily public records · 49 Days on market

Built 1950 1.55 ac lot ↓ 13% since listing

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Why this score? — see what drove the D+ 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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Nestled on a spacious 1.5-acre corner lot, this 3-bedroom, 2-bath home offers the perfect setting for country-style living with room to grow. A covered front porch welcomes you inside, while the covered back deck provides a great space for family gatherings or simply enjoying the outdoors. The home includes a 2-car attached garage and features a blend of laminate, tile, and wood flooring throughout. With a little TLC, this property can be transformed into the ideal family home where memories are made. The generous lot size gives you endless opportunities for play, gardening, or outdoor projects—all while enjoying the comfort of your own home.

Key facts

• Covered front porch
• Covered back deck
• Corner lot

Tags

• CORNER LOT
• COVERED FRONT PORCH
• COVERED BACK DECK
• LAMINATE TILE WOOD FLOORING
• GENEROUS LOT SIZE

Property features AI

Exterior

• Parking: Attached garage; 2-car garage; RV access/parking; Multi-door garage
• Utilities: Private water from well; Septic tank
• Home design: Single-story; Resale property; Pillar/post/pier foundation
• Construction: Frame construction with wood siding; Composition/shingle roof; Year built per assessor
• Exterior features: Covered patio; Deck; Porch; Partial fencing; Pond on lot; Level, open corner lot outside city limits; One to three acre lot (approximately 1.55 acres); Highway road frontage

Interior

• Kitchen: Electric range; Range
• Bedrooms: Other room type (one total room listed)
• Flooring: Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall/window air conditioning units (three or more); Has cooling
• Interior features: Ceiling fans; Multiple closets; Tile counters; Pantry; See remarks
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $143k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,163 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: health & safety C-, schools F, amenities F.
• Bloomington ISD (rural): math 10% / reading 18% proficiency, ranked #814 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 148 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k 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 49 days — a 3% lower offer ($143k) 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $143,075 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 F-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.08% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-11,165
• Equity at exit: $21,993

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $6,823
• Equity at exit: $12,753

Cash invested: $41,300 (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 77905

• Home prices YoY: -33.0%
• Active inventory: 148
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$774
• Tax from tax record: −$230 /mo · $2,759/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $199

Break-even live

Break-even rent $1,348

Max offer price $147,500

Occupancy floor 83%

Sensitivity live

Price	-10% $283	-5% $241	+0% $199	+5% $157	+10% $116
Rent	-10% $73	-5% $136	+0% $199	+5% $262	+10% $326
Rate	-1.0pp $273	-0.5pp $237	base $199	+0.5pp $161	+1.0pp $122

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10704 State Highway 185 S Victoria, TX	3.0	2.0	1360	$1,600	$1.18	45d	1	0.09mi

Listing history 8 events

1. 2026-05-20
   status Pending
2. 2026-05-01
   historical Active Under Contract
3. 2026-04-01
   listed $147,500 Active
4. 2026-03-31
   historical
5. 2026-03-24
   price $147,500
6. 2026-02-26
   price $154,500
7. 2025-11-26
   price $159,900
8. 2025-09-28
   listed $169,900 Active

ⓘ 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: $2,759 · $230/mo
• Projected year-2 tax: $2,759 · $230/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 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 22 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: $19,200
• − Mortgage interest: −$8,262
• − Property taxes: −$2,759
• − Insurance: −$738
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$4,291
• Taxable income: $79
• Est. tax owed @ 24.0%: −$19
• After-tax cash flow: $2,371/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: Bloomington ISD
• NCES district ID: 4810500
• Math proficiency: 10% ▼ -12.00%
• Reading proficiency: 18% ▼ -6.00%
• Median HH income: $44,679
• Composite: 12.4/100
• National rank: #9632
• State rank: #814 of 826 in TX

Livability — Bloomington

• Score: 59/100
• State rank: #1163
• US rank: #20339

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,442
• Population (ZIP): 16,346

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 30% Two or more races 18% Black 4%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 87% English-only · Spanish 12%

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: ▼ -68.60%
• Current HPI: 139.4036
• Rent YoY: —
• Metro: —
• 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

-13.2% since first listed

8 events — show timeline

• 2026-05-20 Pending — CTXMLS
• 2026-05-01 Contingent — CTXMLS
• 2026-04-01 Listed $147,500 CTXMLS
• 2026-03-31 Listing Removed — CTXMLS
• 2026-03-24 Price Changed $147,500 CTXMLS
• 2026-02-26 Price Changed $154,500 CTXMLS
• 2025-11-26 Price Changed $159,900 CTXMLS
• 2025-09-28 Listed $169,900 CTXMLS

Property tax history

+3.7%/yr

Latest (2025): $2,759 · +11.1% YoY. Source: county tax records.