826 E Lott Ave · Kingsville, TX 78363

$109,900

3 bd · 2.0 ba · 1,591 sqft · SingleFamily public records · 250 Days on market

Built 1955 7,000 sqft lot $69/sqft · 40% below area Est $184k · 40% under ↓ 8% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.3/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all Investors! This property is a perfect INVESTMENT OPPORTUNITY! 3 bedroom, 1 bathroom home with a large covered patio. Property is being sold "AS IS". Must see to appreciate!

Key facts

• 7,000 sq ft lot
• 2 garage spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 5.4% in Kingsville — 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 (#364 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D, amenities F.
• Kingsville ISD (town): math 13% / reading 22% proficiency, ranked #800 of 826 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.2%/yr); 227 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 24 units permitted in Kleberg County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($61k/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 $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Kleberg County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 250 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 250 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 1955 — 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. 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: 1.59% ✓
• Cap rate: 12.43%
• Cash-on-cash: 21.93%
• DSCR: 1.98
• GRM: 5.2

CMA / ARV

• ARV (median comp): $183,691
• List price: $109,900
• Delta: -40.17%
• 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
423 S 13th St	0.07mi	4/2.0 (+1)	1,616 (+2%)	11mo	$48,500	$30	80
434 E County Rd 2090	0.17mi	3/2.0	1,581 (-1%)	14mo	$230,000	$145	79
622 S 12th St	0.21mi	3/2.0	1,368 (-14%)	2mo	$24,950	$18	65
1021 Hall	0.62mi	3/2.0	1,594 (+0%)	16mo	$195,000	$122	58
427 E Johnston	0.42mi	3/3.0	1,544 (-3%)	18mo	$245,000	$159	57
726 Lyndale St	0.59mi	3/2.0	1,484 (-7%)	14mo	$255,900	$172	50
1111 La Esmeralda Dr	0.75mi	3/2.0	1,556 (-2%)	15mo	$315,900	$203	49
1019 E Lee Ave	0.42mi	3/3.0	1,446 (-9%)	16mo	$85,000	$59	48
903 Lyndale St	0.60mi	4/2.0 (+1)	1,785 (+12%)	1mo	$177,500	$99	46
512 E Shelton	0.68mi	3/2.5	1,664 (+5%)	17mo	$265,000	$159	45
1102 S 11th St	0.54mi	3/1.0	1,434 (-10%)	12mo	$135,900	$95	44
315 E Alice Ave	0.65mi	3/1.0	1,462 (-8%)	20mo	$124,800	$85	36

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 · 7.18% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 1.84×
• Total profit: $25,715
• Equity at exit: $16,386

10-year hold

• IRR: 30.6%
• Equity multiple: 4.35×
• Total profit: $102,971
• Equity at exit: $9,502

Cash invested: $30,772 (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 78363

• Rents YoY: 7.2%
• Active inventory: 227
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,745 high
• Mortgage (P&I): −$576
• Tax from tax record: −$194 /mo · $2,331/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $562

Break-even live

Break-even rent $1,033

Max offer price $109,900

Occupancy floor 63%

Sensitivity live

Price	-10% $625	-5% $593	+0% $562	+5% $531	+10% $500
Rent	-10% $424	-5% $493	+0% $562	+5% $631	+10% $700
Rate	-1.0pp $618	-0.5pp $590	base $562	+0.5pp $534	+1.0pp $505

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1107 E Kenedy Ave Kingsville, TX	3.0	2.5	1526	$2,300	$1.51	22d	1	0.23mi
908 E Doddridge Ave Kingsville, TX	3.0	1.0	1100	$850	$0.77	44d	1	0.29mi
307 W Alice Ave Kingsville, TX	3.0	2.0	1600	$1,500	$0.94	44d	1	0.92mi
915 S 23rd St Kingsville, TX	3.0	2.0	1713	$1,900	$1.11	14d	1	0.94mi
710 E C Ave Kingsville, TX	3.0	2.0	1248	$1,250	$1.00	14d	1	0.97mi
1342 Virginia Ave Kingsville, TX	3.0	2.0	1764	$2,500	$1.42	22d	1	0.99mi
614 W Alice Ave Kingsville, TX	3.0	2.0	1713	$1,599	$0.93	44d	1	1.19mi
629 W Nettie Ave Kingsville, TX	3.0	2.0	1762	$1,495	$0.85	44d	1	1.33mi
503 W Mesquite Ave Kingsville, TX	3.0	2.0	1400	$1,500	$1.07	14d	1	1.44mi

Listing history 19 events

1. 2026-06-21
   days on market $109,900 Active 250 DOM
2. 2026-06-19
   days on market $109,900 Active 248 DOM
3. 2026-06-18
   days on market $109,900 Active 247 DOM
4. 2026-06-17
   days on market $109,900 Active 246 DOM
5. 2026-06-16
   days on market $109,900 Active 245 DOM
6. 2026-06-15
   days on market $109,900 Active 244 DOM
7. 2026-06-14
   days on market $109,900 Active 242 DOM
8. 2026-06-12
   days on market $109,900 Active 241 DOM
9. 2026-06-09
   days on market $109,900 Active 238 DOM
10. 2026-06-08
    days on market $109,900 Active 237 DOM
11. 2026-06-07
    days on market $109,900 Active 236 DOM
12. 2026-06-05
    days on market $109,900 Active 233 DOM
13. 2026-06-03
    days on market $109,900 Active 232 DOM
14. 2026-06-02
    days on market $109,900 Active 231 DOM
15. 2026-06-01
    days on market $109,900 Active 230 DOM
16. 2026-05-31
    days on market $109,900 Active 229 DOM
17. 2026-05-30
    days on market $109,900 Active 228 DOM
18. 2026-01-29
    price $109,900 194-char remark

    Show marketing remark (194 chars)

    Calling all Investors! This property is a perfect INVESTMENT OPPORTUNITY! 3 bedroom, 1 bathroom home with a large covered patio. Property is being sold "AS IS". Must see to appreciate!

19. 2025-10-14
    listed $119,500 Active 194-char remark

    Show marketing remark (194 chars)

    Calling all Investors! This property is a perfect INVESTMENT OPPORTUNITY! 3 bedroom, 1 bathroom home with a large covered patio. Property is being sold "AS IS". Must see to appreciate!

ⓘ 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: $2,331 · $194/mo
• Projected year-2 tax: $2,331 · $194/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 X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $20,942
• − Mortgage interest: −$6,156
• − Property taxes: −$2,331
• − Insurance: −$550
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$3,197
• Taxable income: $5,358
• Est. tax owed @ 24.0%: −$1,286
• After-tax cash flow: $5,462/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: Kingsville ISD
• NCES district ID: 4825680
• Math proficiency: 13% ▼ -22.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $36,308
• Composite: 14.5/100
• National rank: #9425
• State rank: #800 of 826 in TX

Livability — Kingsville

• Score: 70/100
• State rank: #364
• US rank: #7787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingsville, TX
• County: Kleberg County · 28,920 people
• City population: 28,920
• Metro: Kingsville, TX
• Population (ZIP): 28,920
• Household income: $60,574
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1663.0

Population outlook (Kleberg County) Hauer SSP2

• Today (2025): 31,615 people
• By 2030: 32,054 · +1.4%
• By 2040: 33,008 · +4.4%
• By 2050: 34,536 · +9.2%
• By 2075: 40,931 · +29.5%
• By 2100: 46,001 · +45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 36% White 20% Black 3% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Italian 2% Slovak 1% Portuguese 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 65% English-only · Spanish 32% Other Indo-European 1%

Political lean MEDSL · Kleberg

• 2024 margin: R (+12.7) · D 43.3% · R 56.1%
• 2008→2024 swing: -20.0pp toward R · 2008: 7.2pp · 2024: -12.7pp
• All cycles: 2024: R+12.7 2020: R+1.7 2016: D+3.7 2012: D+7.8 2008: D+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.12%
• Current HPI: 147.6473
• Rent YoY: ▲ 7.18%
• Metro: Kingsville, 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

-8.0% since first listed

2 events — show timeline

• 2026-01-29 Price Changed $109,900 CBMLS
• 2025-10-14 Listed $119,500 CBMLS

Property tax history

+4.5%/yr

Latest (2025): $2,331 · +19.4% YoY. Source: county tax records.