1510 E Mimosa Ave · Victoria, TX 77901

$115,000

2 bd · 2.0 ba · 1,376 sqft · SingleFamily public records · 117 Days on market

Built 1954 5,301 sqft lot $84/sqft · 17% below area Est $138k · 17% under

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Why this score? — see what drove the C 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• 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 MLS

Great Investment Opportunity in Victoria, TX! This 3-bedroom, 2-bath home features an open-concept layout with durable vinyl flooring and a convenient indoor laundry room. Updates include paint inside and out, water heater and stove. Perfect for a first-time homebuyer or investor, and ideally located near schools and the heart of Victoria. Don’t miss this one!

Key facts

• water heater
• stove
• Indoor laundry room

Tags

• OPEN-CONCEPT LAYOUT
• DURABLE VINYL FLOORING
• INDOOR LAUNDRY ROOM
• UPDATES INCLUDE PAINT
• WATER HEATER
• STOVE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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); 199 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $795 of loan paydown is wiped out by about $3k 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 117 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $115k implies a 115% gain — meaningful room to come down on a strong offer.

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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.04% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.88%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $138,392
• List price: $115,000
• Delta: -16.90%
• 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
1612 E Mesquite Ln	0.12mi	2/1.0	1,192 (-13%)	0mo	$106,000	$89	68
904 E Mistletoe Ave	0.34mi	2/1.5	1,492 (+8%)	1mo	$129,000	$86	68
2602 Kay Dr	0.53mi	3/2.0 (+1)	1,368 (-1%)	5mo	$169,900	$124	66
2308 Walnut Ave	0.55mi	3/2.0 (+1)	1,320 (-4%)	3mo	$199,900	$151	60
1304 E Polk Ave	0.41mi	3/2.0 (+1)	1,264 (-8%)	4mo	$210,000	$166	60
1110 Buena Vista Ave	0.60mi	2/2.0	1,288 (-6%)	4mo	$190,000	$148	58
910 E Polk Ave	0.53mi	2/2.0	1,264 (-8%)	4mo	$149,000	$118	58
1705 E Poplar Ave	0.30mi	3/1.0 (+1)	1,509 (+10%)	4mo	$145,000	$96	58
2011 Mission Dr	0.66mi	3/2.0 (+1)	1,410 (+2%)	5mo	$170,000	$121	56
705 E Hiller	0.73mi	3/2.0 (+1)	1,293 (-6%)	2mo	$92,000	$71	49
702 E Airline Rd	0.65mi	3/1.0 (+1)	1,485 (+8%)	2mo	$211,000	$142	46
608 E Rosebud Ave	0.58mi	3/1.0 (+1)	1,517 (+10%)	2mo	$222,000	$146	45

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: -10.6%
• Equity multiple: 0.63×
• Total profit: $-12,069
• Equity at exit: $17,147

10-year hold

• IRR: -6.1%
• Equity multiple: 0.66×
• Total profit: $-11,015
• Equity at exit: $9,943

Cash invested: $32,200 (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: 199
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,190 high
• Mortgage (P&I): −$603
• Tax from tax record: −$132 /mo · $1,582/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $158

Break-even live

Break-even rent $991

Max offer price $115,000

Occupancy floor 82%

Sensitivity live

Price	-10% $223	-5% $190	+0% $158	+5% $125	+10% $93
Rent	-10% $64	-5% $111	+0% $158	+5% $205	+10% $252
Rate	-1.0pp $216	-0.5pp $187	base $158	+0.5pp $128	+1.0pp $98

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3001 Arroyo Dr Victoria, TX	1.0–2.0	1.0–2.0	857	$1,330	$1.55	45d	4	0.48mi
1906 Sam Houston Dr Victoria, TX	1.0–2.0	1.0–2.0	678	$1,255	$1.85	45d	9	0.58mi
118 Milann St Unit B Victoria, TX	3.0	1.0	936	$1,175	$1.26	45d	1	0.70mi
114 Avant Garde Dr Victoria, TX	3.0	2.0	1382	$1,595	$1.15	45d	1	0.77mi
111 Monterrey Dr Unit A Victoria, TX	2.0	2.0	1014	$1,295	$1.28	45d	1	0.85mi
3104 Sam Houston Dr Victoria, TX	2.0–3.0	1.0–1.5	925	$975	$1.05	45d	2	0.92mi
2601 Leary Ln #14 Victoria, TX	3.0	2.0	950	$1,195	$1.26	45d	1	0.98mi
2406 E Mockingbird Ln Victoria, TX	1.0–3.0	1.0–2.0	1032	$1,062	$1.03	45d	4	1.09mi
1810 E Colorado St Victoria, TX	1.0–3.0	1.0–2.0	907	$1,112	$1.23	45d	8	1.11mi
1603 E Brazos St Victoria, TX	1.0–2.0	1.0	796	$975	$1.22	45d	6	1.14mi
903 Linwood Dr Victoria, TX	2.0	2.0	950	$1,150	$1.21	45d	1	1.24mi
305 E Sabine St Unit A Victoria, TX	2.0	1.0	1224	$1,150	$0.94	45d	1	1.25mi
407 Versailles St Victoria, TX	2.0	2.0	1008	$1,200	$1.19	45d	1	1.30mi
301 Westwood St Victoria, TX	2.0	1.0	987	$1,145	$1.16	45d	1	1.31mi
301 Westwood St Apt D Victoria, TX	2.0	1.5	987	$1,145	$1.16	45d	1	1.31mi
308 Westwood St Unit D Victoria, TX	2.0	1.5	1010	$1,175	$1.16	45d	1	1.38mi
203 Palmwood Dr Unit B Victoria, TX	3.0	2.0	1110	$1,350	$1.22	45d	1	1.38mi
102 Palmwood Dr Victoria, TX	2.0	2.0	1100	$1,045	$0.95	45d	1	1.39mi
306 Sam Houston Dr Victoria, TX	1.0–2.0	1.0–2.0	770	$1,370	$1.78	45d	4	1.44mi
602 Sherwood Dr Unit C Victoria, TX	2.0	2.0	1225	$1,250	$1.02	45d	1	1.45mi
212 Sam Houston Dr Unit 220 Victoria, TX	2.0	1.0	974	$1,013	$1.04	45d	1	1.48mi
212 Sam Houston Dr Unit 209 Victoria, TX	2.0	1.0	974	$963	$0.99	45d	1	1.48mi

Listing history 41 events

1. 2026-06-21
   days on market $115,000 Active 117 DOM
2. 2026-06-19
   days on market $115,000 Active 115 DOM
3. 2026-06-18
   days on market $115,000 Active 114 DOM
4. 2026-06-17
   days on market $115,000 Active 113 DOM
5. 2026-06-16
   days on market $115,000 Active 112 DOM
6. 2026-06-15
   days on market $115,000 Active 111 DOM
7. 2026-06-14
   days on market $115,000 Active 109 DOM
8. 2026-06-13
   days on market $115,000 Active 108 DOM
9. 2026-06-10
   days on market $115,000 Active 106 DOM
10. 2026-06-09
    days on market $115,000 Active 105 DOM
11. 2026-06-09
    price $115,000 Active 104 DOM
12. 2026-06-08
    days on market $119,000 Active 104 DOM
13. 2026-06-07
    days on market $119,000 Active 103 DOM
14. 2026-06-03
    days on market $119,000 Active 99 DOM
15. 2026-06-02
    days on market $119,000 Active 98 DOM
16. 2026-06-01
    days on market $119,000 Active 97 DOM
17. 2026-05-31
    days on market $119,000 Active 96 DOM
18. 2026-05-30
    days on market $119,000 Active 95 DOM
19. 2026-05-02
    price $119,000 368-char remark

    Show marketing remark (368 chars)

    Great Investment Opportunity in Victoria, TX! This 3-bedroom, 2-bath home features an open-concept layout with durable vinyl flooring and a convenient indoor laundry room. Updates include paint inside and out, water heater and stove. Perfect for a first-time homebuyer or investor, and ideally located near schools and the heart of Victoria. Don’t miss this one!

20. 2026-03-18
    price $125,000 368-char remark

    Show marketing remark (368 chars)

    Great Investment Opportunity in Victoria, TX! This 3-bedroom, 2-bath home features an open-concept layout with durable vinyl flooring and a convenient indoor laundry room. Updates include paint inside and out, water heater and stove. Perfect for a first-time homebuyer or investor, and ideally located near schools and the heart of Victoria. Don’t miss this one!

21. 2026-02-24
    listed $129,900 Active 368-char remark

    Show marketing remark (368 chars)

    Great Investment Opportunity in Victoria, TX! This 3-bedroom, 2-bath home features an open-concept layout with durable vinyl flooring and a convenient indoor laundry room. Updates include paint inside and out, water heater and stove. Perfect for a first-time homebuyer or investor, and ideally located near schools and the heart of Victoria. Don’t miss this one!

22. 2021-06-17
    soldstatus
23. 2021-04-29
    status Pending
24. 2021-04-23
    status Active
25. 2021-04-02
    listed $104,900 Active
26. 2020-02-21
    historical
27. 2019-11-16
    price $104,900
28. 2019-10-22
    listed $110,900 Active
29. 2018-11-17
    historical
30. 2018-10-30
    status Pending with Option
31. 2018-09-27
    price $24,100
32. 2018-08-22
    status Active
33. 2018-07-29
    historical
34. 2018-06-22
    listed $26,100 Active
35. 2017-05-09
    historical
36. 2017-04-24
    listed $59,500
37. 2007-12-13
    soldstatus
38. 2007-12-12
    soldstatus $53,400
39. 2007-10-11
    listed $54,000
40. 2000-08-29
    soldstatus $20,000
41. 2000-06-26
    listed $22,000

ⓘ 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: $1,582 · $132/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$523/yr (+$44/mo · 33.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 19 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: $14,286
• − Mortgage interest: −$6,442
• − Property taxes: −$1,582
• − Insurance: −$575
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$3,345
• Taxable income: $56
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $1,879/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

+440.9% since first listed

23 events — show timeline

• 2026-05-02 Price Changed $119,000 CTXMLS
• 2026-03-18 Price Changed $125,000 CTXMLS
• 2026-02-24 Listed $129,900 CTXMLS
• 2021-06-17 Sold (Public Records) — Public Records
• 2021-04-29 Pending — CTXMLS
• 2021-04-23 Relisted — CTXMLS
• 2021-04-02 Listed $104,900 CTXMLS
• 2020-02-21 Listing Removed — CTXMLS
• 2019-11-16 Price Changed $104,900 CTXMLS
• 2019-10-22 Listed $110,900 CTXMLS
• 2018-11-17 Listing Removed — CTXMLS
• 2018-10-30 Pending — CTXMLS
• 2018-09-27 Price Changed $24,100 CTXMLS
• 2018-08-22 Relisted — CTXMLS
• 2018-07-29 Listing Removed — CTXMLS
• 2018-06-22 Listed $26,100 CTXMLS
• 2017-05-09 Listing Removed — NTREIS
• 2017-04-24 Listed $59,500 NTREIS
• 2007-12-13 Sold (Public Records) — Public Records
• 2007-12-12 Sold (MLS) $53,400 CTXMLS
• 2007-10-11 Listed $54,000 CTXMLS
• 2000-08-29 Sold (MLS) $20,000 CTXMLS
• 2000-06-26 Listed $22,000 CTXMLS

Property tax history

-3.8%/yr

Latest (2025): $1,582 · -30.9% YoY. Source: county tax records.