523 Frances St · Kingsville, TX 78363

$85,000

3 bd · 1.0 ba · 952 sqft · SingleFamily public records · 102 Days on market

Built 1955 8,289 sqft lot $89/sqft · 15% below area Est $100k · 15% under ↓ 11% 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 +29.6/30.0
• ARV discount +14.2/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

Price Improvement! Now offered at $85,000. 523 Frances St offers an affordable opportunity to add value and make it your own. This 3 bedroom, 1 bath home with a 1-car garage features a reroof completed in 2023, newer water heater and a recently updated electrical panel. Now vacant, the home is easy to show and envision. Other property features include a concrete patio, window A/C units and laundry hookups in the garage. The large backyard allows for future additions to the home, space the the hobbyist gardener or create your outdoor living and entertaining spaces. A solid opportunity for buyers seeking value, flexibility, and potential. Located in Kingsville, Texas near Texas A & M University–Kingsville and Naval Air Station Kingsville, with convenient access to shopping, dining, and everyday amenities. Selling As Is, Where Is.

Key facts

• Large pantry cabinet
• Newer roof
• Convenient access

Tags

• WOOD SIDING
• NEWER ROOF
• LARGE PANTRY CABINET
• GAS STOVE
• VIBRANT UNIVERSITY TOWN
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 24 units permitted in Kleberg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 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 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: 1.35% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.49%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (median comp): $99,750
• List price: $85,000
• Delta: -14.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 Francis	0.05mi	3/1.0	946 (-1%)	16mo	$67,500	$71	84
332 Francis St	0.12mi	3/1.0	972 (+2%)	12mo	$130,000	$134	81
401 S Wanda Dr	0.12mi	3/1.0	900 (-6%)	20mo	$139,900	$155	69
923 N Lantana Dr	0.51mi	3/1.0	948 (-0%)	12mo	$137,900	$145	66
930 W Kenedy Ave	0.23mi	2/1.0 (-1)	1,014 (+6%)	22mo	$99,900	$99	55
932 N Lantana Dr	0.55mi	2/1.0 (-1)	944 (-1%)	21mo	$139,900	$148	50
934 W Alice	0.68mi	2/1.0 (-1)	908 (-5%)	20mo	$117,500	$129	39

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: 11.0%
• Equity multiple: 1.46×
• Total profit: $10,849
• Equity at exit: $12,674

10-year hold

• IRR: 23.2%
• Equity multiple: 3.41×
• Total profit: $57,239
• Equity at exit: $7,349

Cash invested: $23,800 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,147 high
• Mortgage (P&I): −$446
• Tax from tax record: −$118 /mo · $1,416/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $307

Break-even live

Break-even rent $758

Max offer price $85,000

Occupancy floor 68%

Sensitivity live

Price	-10% $355	-5% $331	+0% $307	+5% $283	+10% $259
Rent	-10% $217	-5% $262	+0% $307	+5% $353	+10% $398
Rate	-1.0pp $350	-0.5pp $329	base $307	+0.5pp $285	+1.0pp $263

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 E Doddridge Ave Kingsville, TX	3.0	1.0	1100	$850	$0.77	44d	1	1.29mi
704 W Corral Ave Unit 503 Kingsville, TX	2.0	1.0	935	$995	$1.06	44d	1	1.30mi
704 W Corral Ave Unit 402 Kingsville, TX	2.0	1.0	935	$895	$0.96	44d	1	1.30mi
910 E Doddridge Ave Unit 1 Kingsville, TX	2.0	1.0	585	$650	$1.11	44d	1	1.30mi
704 W Corral Ave Kingsville, TX	1.0–2.0	1.0	814	$995	$1.22	3d	7	1.32mi
704 W Corral Ave Kingsville, TX	2.0	1.0	935	$865	$0.93	44d	1	1.32mi
2420 S 6th St Kingsville, TX	2.0	1.0	715	$859	$1.20	14d	1	1.48mi
2420 S 6th St Kingsville, TX	2.0	1.0	715	$859	$1.20	22d	1	1.48mi

Listing history 9 events

1. 2026-06-01
   days on market $85,000 Active 102 DOM
2. 2026-05-31
   days on market $85,000 Active 101 DOM
3. 2026-05-30
   days on market $85,000 Active 100 DOM
4. 2026-05-19
   price $85,000 849-char remark

   Show marketing remark (849 chars)

   Price Improvement! Now offered at $85,000. 523 Frances St offers an affordable opportunity to add value and make it your own. This 3 bedroom, 1 bath home with a 1-car garage features a reroof completed in 2023, newer water heater and a recently updated electrical panel. Now vacant, the home is easy to show and envision. Other property features include a concrete patio, window A/C units and laundry hookups in the garage. The large backyard allows for future additions to the home, space the the hobbyist gardener or create your outdoor living and entertaining spaces. A solid opportunity for buyers seeking value, flexibility, and potential. Located in Kingsville, Texas near Texas A & M University–Kingsville and Naval Air Station Kingsville, with convenient access to shopping, dining, and everyday amenities. Selling As Is, Where Is.

5. 2026-03-16
   price $90,000 849-char remark

   Show marketing remark (849 chars)

   Price Improvement! Now offered at $85,000. 523 Frances St offers an affordable opportunity to add value and make it your own. This 3 bedroom, 1 bath home with a 1-car garage features a reroof completed in 2023, newer water heater and a recently updated electrical panel. Now vacant, the home is easy to show and envision. Other property features include a concrete patio, window A/C units and laundry hookups in the garage. The large backyard allows for future additions to the home, space the the hobbyist gardener or create your outdoor living and entertaining spaces. A solid opportunity for buyers seeking value, flexibility, and potential. Located in Kingsville, Texas near Texas A & M University–Kingsville and Naval Air Station Kingsville, with convenient access to shopping, dining, and everyday amenities. Selling As Is, Where Is.

6. 2026-03-09
   listed $95,000 Active 849-char remark

   Show marketing remark (849 chars)

   Price Improvement! Now offered at $85,000. 523 Frances St offers an affordable opportunity to add value and make it your own. This 3 bedroom, 1 bath home with a 1-car garage features a reroof completed in 2023, newer water heater and a recently updated electrical panel. Now vacant, the home is easy to show and envision. Other property features include a concrete patio, window A/C units and laundry hookups in the garage. The large backyard allows for future additions to the home, space the the hobbyist gardener or create your outdoor living and entertaining spaces. A solid opportunity for buyers seeking value, flexibility, and potential. Located in Kingsville, Texas near Texas A & M University–Kingsville and Naval Air Station Kingsville, with convenient access to shopping, dining, and everyday amenities. Selling As Is, Where Is.

7. 2026-03-04
   historical 849-char remark

   Show marketing remark (849 chars)

   Price Improvement! Now offered at $85,000. 523 Frances St offers an affordable opportunity to add value and make it your own. This 3 bedroom, 1 bath home with a 1-car garage features a reroof completed in 2023, newer water heater and a recently updated electrical panel. Now vacant, the home is easy to show and envision. Other property features include a concrete patio, window A/C units and laundry hookups in the garage. The large backyard allows for future additions to the home, space the the hobbyist gardener or create your outdoor living and entertaining spaces. A solid opportunity for buyers seeking value, flexibility, and potential. Located in Kingsville, Texas near Texas A & M University–Kingsville and Naval Air Station Kingsville, with convenient access to shopping, dining, and everyday amenities. Selling As Is, Where Is.

8. 2026-02-10
   listed $95,000 Active 849-char remark

   Show marketing remark (849 chars)

   Price Improvement! Now offered at $85,000. 523 Frances St offers an affordable opportunity to add value and make it your own. This 3 bedroom, 1 bath home with a 1-car garage features a reroof completed in 2023, newer water heater and a recently updated electrical panel. Now vacant, the home is easy to show and envision. Other property features include a concrete patio, window A/C units and laundry hookups in the garage. The large backyard allows for future additions to the home, space the the hobbyist gardener or create your outdoor living and entertaining spaces. A solid opportunity for buyers seeking value, flexibility, and potential. Located in Kingsville, Texas near Texas A & M University–Kingsville and Naval Air Station Kingsville, with convenient access to shopping, dining, and everyday amenities. Selling As Is, Where Is.

9. 2006-07-26
   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: $1,416 · $118/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$140/yr (+$12/mo · 9.9%)

ⓘ 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 (unshaded) · 20% 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: $13,768
• − Mortgage interest: −$4,761
• − Property taxes: −$1,416
• − Insurance: −$425
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$2,473
• Taxable income: $2,491
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $3,089/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

-10.5% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $85,000 CBMLS
• 2026-03-16 Price Changed $90,000 CBMLS
• 2026-03-09 Listed $95,000 CBMLS
• 2026-03-04 Delisted — CBMLS
• 2026-02-10 Listed $95,000 CBMLS
• 2006-07-26 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,416 · +9.8% YoY. Source: county tax records.