1013 Huntington · Beeville, TX 78102

$79,000

3 bd · 1.0 ba · 1,046 sqft · SingleFamily public records · 132 Days on market

Built 1966 7,405 sqft lot $76/sqft · 45% below area Est $145k · 45% under

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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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +8.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Did you say "Fixer-Upper"? Well-here it is! Located at 1013 E. Huntington, this 3 bedroom, 1 bath, 1 car carport would make a nice investment property: fix it up=rent it, fix it up-live in it, fix it up- sell it. Either way, you need to check out this home! It has a nice location and is in walking distance to the high school. The floor plan has a kitchen which is open to the living room.

Key facts

• Open to living room
• 7,405 sq ft lot
• Garage

Tags

• OPEN TO LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.4% in Beeville — 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 (#354 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D-, amenities F.
• Beeville ISD (town): math 23% / reading 37% proficiency, ranked #638 of 826 in TX (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 187 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 15 units permitted in Bee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bee County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago 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

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 1966 — 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 9.48%
• Cash-on-cash: 11.38%
• DSCR: 1.51
• GRM: 6.2

CMA / ARV

• ARV (median comp): $144,815
• List price: $79,000
• Delta: -45.45%
• 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
1014 E Huntington St	0.03mi	3/1.0	1,066 (+2%)	6mo	$114,900	$108	90
1400 N Hackberry St	0.05mi	3/1.0	1,066 (+2%)	15mo	$159,900	$150	82
1003 E Hutchinson St	0.08mi	3/1.0	1,025 (-2%)	16mo	$145,000	$141	79
1404 Glendale	0.55mi	3/1.0	1,021 (-2%)	3mo	$135,000	$132	68
1102 Saint Marys	0.69mi	3/1.0	1,056 (+1%)	1mo	$135,000	$128	65
1301 Glendale Dr	0.49mi	3/2.0	1,085 (+4%)	2mo	$74,900	$69	65
710 N Filmore	0.50mi	3/1.0	1,034 (-1%)	12mo	$100,000	$97	65
707 E Fannin St	0.27mi	3/1.0	1,188 (+14%)	0mo	$155,000	$130	64
604 E Hutchinson	0.33mi	3/1.0	986 (-6%)	13mo	$85,000	$86	64
411 E Hutchinson St	0.44mi	3/2.0	1,110 (+6%)	12mo	$79,500	$72	55
1600 N Fowler	0.22mi	3/2.0	1,176 (+12%)	17mo	$142,500	$121	51
602 N Filmore	0.58mi	2/1.0 (-1)	912 (-13%)	10mo	$79,000	$87	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $626
• Equity at exit: $11,779

10-year hold

• IRR: 10.5%
• Equity multiple: 1.82×
• Total profit: $18,032
• Equity at exit: $6,830

Cash invested: $22,120 (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 78102

• Home prices YoY: -34.5%
• Active inventory: 187
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,070 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$189 /mo · $2,263/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $210

Break-even live

Break-even rent $805

Max offer price $79,000

Occupancy floor 75%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 N Tyler St Beeville, TX	2.0	1.0	944	$950	$1.01	43d	1	0.32mi
1400 N Saint Marys St Apt 102 Beeville, TX	2.0	1.0	814	$900	$1.11	43d	1	0.63mi
3101 N Saint Marys St Unit 3103 Beeville, TX	3.0	2.0	1433	$1,433	$1.00	21d	1	1.09mi
600 E Crockett St Beeville, TX	2.0	1.0	990	$750	$0.76	43d	1	1.15mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $79,000 Pending 132 DOM
2. 2026-06-03
   days on market $79,000 Active 131 DOM
3. 2026-06-02
   days on market $79,000 Active 130 DOM
4. 2026-06-01
   days on market $79,000 Active 129 DOM
5. 2026-05-31
   days on market $79,000 Active 128 DOM
6. 2026-05-30
   days on market $79,000 Active 127 DOM
7. 2026-03-20
   listed $79,000 Active 401-char remark

   Show marketing remark (401 chars)

   Did you say "Fixer-Upper"? Well-here it is! Located at 1013 E. Huntington, this 3 bedroom, 1 bath, 1 car carport would make a nice investment property: fix it up=rent it, fix it up-live in it, fix it up- sell it. Either way, you need to check out this home! It has a nice location and is in walking distance to the high school. The floor plan has a kitchen which is open to the living room.

8. 2026-03-04
   price $79,000 400-char remark

   Show marketing remark (400 chars)

   Did you say "Fixer-Upper"? Well-here it is! Located at 1013 E. Huntington, this 3 bedroom, 1 bath,1 car carport would make a nice investment property: fix it up=rent it, fix it up-live in it, fix it up- sell it. Either way, you need to check out this home! It has a nice location and is in walking distance to the high school. The floor plan has a kitchen which is open to the living room.

9. 2026-01-23
   listed $91,000 New 400-char remark

   Show marketing remark (400 chars)

   Did you say "Fixer-Upper"? Well-here it is! Located at 1013 E. Huntington, this 3 bedroom, 1 bath,1 car carport would make a nice investment property: fix it up=rent it, fix it up-live in it, fix it up- sell it. Either way, you need to check out this home! It has a nice location and is in walking distance to the high school. The floor plan has a kitchen which is open to the living room.

10. 2008-05-05
    soldstatus
11. 2008-05-02
    soldstatus
12. 2007-11-09
    listed $49,500
13. 1981-05-27
    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: $2,263 · $189/mo
• Projected year-2 tax: $2,263 · $189/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $12,842
• − Mortgage interest: −$4,425
• − Property taxes: −$2,263
• − Insurance: −$395
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$2,298
• Taxable income: $1,406
• Est. tax owed @ 24.0%: −$338
• After-tax cash flow: $2,179/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: Beeville ISD
• NCES district ID: 4809720
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 37% ▲ 3.00%
• Median HH income: $40,319
• Composite: 25.23/100
• National rank: #7503
• State rank: #638 of 826 in TX

Livability — Beeville

• Score: 70/100
• State rank: #354
• US rank: #7698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beeville, TX
• County: Bee County · 27,455 people
• City population: 27,455
• Metro: Beeville, TX
• Population (ZIP): 27,455
• Household income: $58,939
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 853.0

Population outlook (Bee County) Hauer SSP2

• Today (2025): 35,003 people
• By 2030: 36,447 · +4.1%
• By 2040: 39,810 · +13.7%
• By 2050: 43,525 · +24.3%
• By 2075: 51,766 · +47.9%
• By 2100: 53,434 · +52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 29% White 27% Black 7%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 66% English-only · Spanish 33%

Political lean MEDSL · Bee

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -29.8pp toward R · 2008: -10.1pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+28.9 2016: R+15.4 2012: R+11.5 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.59%
• Current HPI: 145.1182
• Rent YoY: —
• Metro: Beeville, 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

+59.6% since first listed

7 events — show timeline

• 2026-03-20 Listed $79,000 CBMLS
• 2026-03-04 Price Changed $79,000 LERA
• 2026-01-23 Listed $91,000 LERA
• 2008-05-05 Sold (Public Records) — Public Records
• 2008-05-02 Sold (MLS) — LERA
• 2007-11-09 Listed $49,500 LERA
• 1981-05-27 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,263 · +4.8% YoY. Source: county tax records.