1805 Rosemary Ave · Victoria, TX 77901

$294,500

8 bd · None ba · 3,612 sqft · Townhouse public records · 18 Days on market

Built 1976 7,954 sqft lot $82/sqft · 6% below area Est $312k · 6% under ↓ 22% since listing

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Why this score? — see what drove the F 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).

• ARV discount +10.0/15.0
• Cash flow +4.4/30.0
• Livability +3.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Excellent investment opportunity at 1805 Rosemary! This fully occupied quadplex offers a great addition to any investor’s portfolio. The property features two 1 bedroom, 1.5 bath units and two 2 bedroom, 1.5 bath units, providing a desirable mix of layouts for tenants. Each unit offers functional living spaces along with convenient half-baths for guests. Recent improvements include a new roof installed in 2025 and HVAC systems from 2019, giving investors added peace of mind on major components. The property also includes a covered carport area for tenant parking, adding extra convenience and value. With all units currently tenant-occupied, this property presents a strong opportunity f

Key facts

• Covered carport area
• Hvac systems
• New roof

Tags

• INVESTMENT OPPORTUNITY
• FULLY OCCUPIED QUADPLEX
• NEW ROOF
• HVAC SYSTEMS
• COVERED CARPORT AREA

Property features AI

Finance

• Other: Four total units (multi-unit property)

Exterior

• Parking: Detached carport; 3-car carport
• Security: Smoke detectors
• Utilities: Electricity available and on property; Public water; Public sewer; Public trash collection
• Home design: Brick construction; 2 stories; Resale property; Slab foundation; Composition/shingle roof
• Construction: Brick exterior; Slab foundation; Composition/shingle roof; Built year per assessor
• Exterior features: Rain gutters; Wood fencing; City lot on a paved city street

Interior

• Kitchen: Dishwasher; Electric range; Range; Exhaust fan
• Flooring: Laminate; Tile; Vinyl
• Heating & cooling: Central heating (electric) with multiple heating units; Central air conditioning (electric) with three or more units
• Interior features: Ceiling fans; Pantry
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater; Multiple water heaters

What this means for you Summary

Snapshot

• This is a 8-bed/?-bath townhouse listed at $294k.

Deal economics

• At list price, monthly cash flow is $-778 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (46.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (42.5% below list).
• Recommended offer: $157k (46.7% below list) — sets the bar for cash-flow.

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); 196 active listings in the ZIP; 43 units permitted in Victoria County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 18 days — a 2% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 4 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

• 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 $157,000 (46.7% 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. Built in 1976 — 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. 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?
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: 0.58% ✗
• Cap rate: 3.12%
• Cash-on-cash: -11.33%
• DSCR: 0.50
• GRM: 14.5

CMA / ARV

• ARV (median comp): $311,955
• List price: $294,500
• Delta: 2.39%
• Verdict: FAIR
• Comps: 5 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -40.4%
• Equity multiple: -0.24×
• Total profit: $-102,183
• Equity at exit: $43,911

10-year hold

• IRR: -88.6%
• Equity multiple: -1.08×
• Total profit: $-171,688
• Equity at exit: $25,463

Cash invested: $82,460 (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: 196
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $1,694 medium
• Mortgage (P&I): −$1,544
• Tax from tax record: −$449 /mo · $5,390/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-778

Break-even live

Break-even rent $2,679

Max offer price $157,000

Occupancy floor —

Sensitivity live

Price	-10% $-612	-5% $-695	+0% $-778	+5% $-862	+10% $-945
Rent	-10% $-912	-5% $-845	+0% $-778	+5% $-711	+10% $-645
Rate	-1.0pp $-630	-0.5pp $-703	base $-778	+0.5pp $-855	+1.0pp $-932

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: $73,625
• Closing costs: $8,835
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $294,500 Active 18 DOM
2. 2026-06-18
   days on market $294,500 Active 17 DOM
3. 2026-06-17
   days on market $294,500 Active 16 DOM
4. 2026-06-16
   days on market $294,500 Active 15 DOM
5. 2026-06-15
   price $294,500 Active 14 DOM
6. 2026-06-15
   days on market $299,500 Active 14 DOM
7. 2026-06-14
   days on market $299,500 Active 12 DOM
8. 2026-06-13
   days on market $299,500 Active 11 DOM
9. 2026-06-10
   days on market $299,500 Active 9 DOM
10. 2026-06-09
    days on market $299,500 Active 8 DOM
11. 2026-06-08
    days on market $299,500 Active 7 DOM
12. 2026-06-07
    days on market $299,500 Active 6 DOM
13. 2026-06-03
    days on market $299,500 Active 2 DOM
14. 2026-06-02
    pricedays on marketlisting id $299,500 Active 1 DOM
15. 2026-06-01
    days on market $319,400 Active 42 DOM
16. 2026-05-31
    days on market $319,400 Active 41 DOM
17. 2026-05-30
    days on market $319,400 Active 40 DOM
18. 2026-05-18
    price $319,500 753-char remark
19. 2026-05-12
    price $329,400 753-char remark
20. 2026-05-04
    price $329,500 753-char remark
21. 2026-04-20
    listed $339,500 Active 753-char remark
22. 2026-04-20
    historical
23. 2026-04-13
    price $348,500
24. 2026-04-07
    listed $349,500 Active
25. 2026-04-07
    historical
26. 2026-03-31
    price $379,300
27. 2026-03-23
    price $379,400
28. 2026-03-19
    listed $379,500 Active
29. 2009-09-21
    soldstatus
30. 2006-01-19
    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: $5,390 · $449/mo
• Projected year-2 tax: $5,390 · $449/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 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: $20,322
• − Mortgage interest: −$16,497
• − Property taxes: −$5,390
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$8,567
• Taxable loss: −$14,855
• Est. tax savings @ 24.0%: +$3,565
• After-tax cash flow: $-5,775/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

-22.4% since first listed

17 events — show timeline

• 2026-06-15 Price Changed $294,500 CTXMLS
• 2026-06-01 Listing Removed — CTXMLS
• 2026-06-01 Listed $299,500 CTXMLS
• 2026-05-26 Price Changed $319,400 CTXMLS
• 2026-05-18 Price Changed $319,500 CTXMLS
• 2026-05-12 Price Changed $329,400 CTXMLS
• 2026-05-04 Price Changed $329,500 CTXMLS
• 2026-04-20 Listing Removed — CTXMLS
• 2026-04-20 Listed $339,500 CTXMLS
• 2026-04-13 Price Changed $348,500 CTXMLS
• 2026-04-07 Listing Removed — CTXMLS
• 2026-04-07 Listed $349,500 CTXMLS
• 2026-03-31 Price Changed $379,300 CTXMLS
• 2026-03-23 Price Changed $379,400 CTXMLS
• 2026-03-19 Listed $379,500 CTXMLS
• 2009-09-21 Sold (Public Records) — Public Records
• 2006-01-19 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $5,390 · +1.2% YoY. Source: county tax records.