640 Fetick Ave · Taft, TX 78390

$112,000

3 bd · 2.0 ba · 1,953 sqft · SingleFamily public records · 174 Days on market

Built 1931 0.26 ac lot $57/sqft · 38% below area Est $181k · 38% under

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Why this score? — see what drove the A- 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
• Appreciation +7.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Built in 1931, this charming investment property is rich with original character and ready for its next chapter. Featuring original interior doors, classic hardwood floors, and built-in cabinetry, this home offers the kind of architectural details that can’t be replicated today. With over 1,900 square feet, the spacious layout includes generously sized bedrooms and two separate living areas, providing flexibility for redesign, rental optimization, or a thoughtful restoration. Adding to its appeal, the home has already been modernized with a central HVAC system, blending historic charm with today’s essential comfort. The solid footprint and vintage character make this an ideal opportunity for investors, renovators, or buyers looking to add value while preserving historic appeal. Whether you’re envisioning a high-yield rental, a flip with character, or a long-term hold, this property offers the space, structure, and timeless details to bring your vision to life. Opportunities like this don’t come along often—classic character, solid bones, and unlimited potential.

Key facts

• Vintage character
• Built-in cabinetry
• Central hvac system

Tags

• ORIGINAL INTERIOR DOORS
• CLASSIC HARDWOOD FLOORS
• BUILT-IN CABINETRY
• CENTRAL HVAC SYSTEM
• VINTAGE CHARACTER
• TIMELESS DETAILS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#673 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Taft ISD (town): math 24% / reading 24% proficiency, ranked #727 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 60 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 344 units permitted in San Patricio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($774 loan paydown + $5k appreciation (4.4% local appreciation)).
• San Patricio County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $27k; list at $112k implies a 315% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 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 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.68% ✓
• Cap rate: 11.42%
• Cash-on-cash: 18.30%
• DSCR: 1.81
• GRM: 5.0

CMA / ARV

• ARV (median comp): $181,154
• List price: $112,000
• Delta: -38.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 Retama Ave	0.35mi	3/2.0	1,680 (-14%)	12mo	$140,092	$83	51
601 Reynolds Ave	0.19mi	3/2.0	1,679 (-14%)	22mo	$135,000	$80	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.7%
• Equity multiple: 2.69×
• Total profit: $52,874
• Equity at exit: $59,673

10-year hold

• IRR: 27.1%
• Equity multiple: 5.33×
• Total profit: $135,656
• Equity at exit: $99,977

Cash invested: $31,360 (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 78390

• Home prices YoY: 3.7%
• Active inventory: 60
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,880 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$373 /mo · $4,475/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $478

Break-even live

Break-even rent $1,275

Max offer price $112,000

Occupancy floor 70%

Sensitivity live

Price	-10% $542	-5% $510	+0% $478	+5% $446	+10% $415
Rent	-10% $330	-5% $404	+0% $478	+5% $552	+10% $627
Rate	-1.0pp $535	-0.5pp $507	base $478	+0.5pp $449	+1.0pp $420

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 Reynolds Ave Taft, TX	3.0	2.0	1482	$1,900	$1.28	14d	1	0.20mi
414 3rd St Taft, TX	3.0	2.0	1476	$1,800	$1.22	14d	1	0.81mi

Listing history 19 events

1. 2026-06-18
   days on market $112,000 Active 174 DOM
2. 2026-06-17
   days on market $112,000 Active 173 DOM
3. 2026-06-16
   days on market $112,000 Active 172 DOM
4. 2026-06-15
   days on market $112,000 Active 171 DOM
5. 2026-06-14
   days on market $112,000 Active 169 DOM
6. 2026-06-13
   days on market $112,000 Active 168 DOM
7. 2026-06-10
   days on market $112,000 Active 166 DOM
8. 2026-06-09
   days on market $112,000 Active 165 DOM
9. 2026-06-08
   days on market $112,000 Active 164 DOM
10. 2026-06-07
    days on market $112,000 Active 163 DOM
11. 2026-06-05
    days on market $112,000 Active 160 DOM
12. 2026-06-03
    days on market $112,000 Active 159 DOM
13. 2026-06-02
    days on market $112,000 Active 158 DOM
14. 2026-06-01
    days on market $112,000 Active 157 DOM
15. 2026-05-31
    days on market $112,000 Active 156 DOM
16. 2026-05-30
    days on market $112,000 Active 155 DOM
17. 2026-02-10
    price $112,000 1108-char remark

    Show marketing remark (1108 chars)

    Built in 1931, this charming investment property is rich with original character and ready for its next chapter. Featuring original interior doors, classic hardwood floors, and built-in cabinetry, this home offers the kind of architectural details that can’t be replicated today. With over 1,900 square feet, the spacious layout includes generously sized bedrooms and two separate living areas, providing flexibility for redesign, rental optimization, or a thoughtful restoration. Adding to its appeal, the home has already been modernized with a central HVAC system, blending historic charm with today’s essential comfort. The solid footprint and vintage character make this an ideal opportunity for investors, renovators, or buyers looking to add value while preserving historic appeal. Whether you’re envisioning a high-yield rental, a flip with character, or a long-term hold, this property offers the space, structure, and timeless details to bring your vision to life. Opportunities like this don’t come along often—classic character, solid bones, and unlimited potential.

18. 2025-12-26
    listed $117,000 Active 1108-char remark

    Show marketing remark (1108 chars)

    Built in 1931, this charming investment property is rich with original character and ready for its next chapter. Featuring original interior doors, classic hardwood floors, and built-in cabinetry, this home offers the kind of architectural details that can’t be replicated today. With over 1,900 square feet, the spacious layout includes generously sized bedrooms and two separate living areas, providing flexibility for redesign, rental optimization, or a thoughtful restoration. Adding to its appeal, the home has already been modernized with a central HVAC system, blending historic charm with today’s essential comfort. The solid footprint and vintage character make this an ideal opportunity for investors, renovators, or buyers looking to add value while preserving historic appeal. Whether you’re envisioning a high-yield rental, a flip with character, or a long-term hold, this property offers the space, structure, and timeless details to bring your vision to life. Opportunities like this don’t come along often—classic character, solid bones, and unlimited potential.

19. 1988-08-03
    soldstatus $27,000

ⓘ 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: $4,475 · $373/mo
• Projected year-2 tax: $4,475 · $373/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°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: $22,559
• − Mortgage interest: −$6,274
• − Property taxes: −$4,475
• − Insurance: −$560
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − Depreciation: −$3,258
• Taxable income: $4,382
• Est. tax owed @ 24.0%: −$1,052
• After-tax cash flow: $4,686/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: Taft ISD
• NCES district ID: 4842060
• Math proficiency: 24% ▼ -6.00%
• Reading proficiency: 24% ▲ 2.00%
• Median HH income: $40,110
• Composite: 20.29/100
• National rank: #8618
• State rank: #727 of 826 in TX

Livability — Taft

• Score: 65/100
• State rank: #673
• US rank: #12651

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taft, TX
• Population (ZIP): 5,620

Population outlook (San Patricio County) Hauer SSP2

• Today (2025): 75,538 people
• By 2030: 79,575 · +5.3%
• By 2040: 87,670 · +16.1%
• By 2050: 96,107 · +27.2%
• By 2075: 117,984 · +56.2%
• By 2100: 130,010 · +72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 52% White 21%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 61% English-only · Spanish 39%

Political lean MEDSL · San Patricio

• 2024 margin: Solid R (+36.4) · D 31.4% · R 67.8%
• 2008→2024 swing: -19.8pp toward R · 2008: -16.6pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+29.1 2016: R+24.1 2012: R+20.6 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.44%
• Current HPI: 123.4461
• 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

+314.8% since first listed

3 events — show timeline

• 2026-02-10 Price Changed $112,000 CBMLS
• 2025-12-26 Listed $117,000 CBMLS
• 1988-08-03 Sold (Public Records) $27,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $4,475 · +12.1% YoY. Source: county tax records.