714 Reynolds Ave · Taft, TX 78390

$165,000

2 bd · 2.0 ba · 1,472 sqft · SingleFamily public records · 211 Days on market

Built 1960 10,563 sqft lot Est $169k · at est.

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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 +17.5/30.0
• ARV discount +8.6/15.0
• Appreciation +7.2/10.0
• 1% rule +5.6/10.0
• DSCR +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

THIS IS A LARGE 2 BEDROOM, HAS A LARGE DINING AREA. IT IS IN A QUIET NEIGHBORHOOD AND HAS A NICE YARD, ALSO HAS PATIO. VACANT AND EASY TO SHOW WITH LOCK BOX. THIS HOME HAS A HMS HOME WARRANTY INCLUDED.

Key facts

• Nicely sized kitchen
• Large living area
• Carpet replacement

Tags

• RECENT INTERIOR PAINTING
• CARPET REPLACEMENT
• A C INSTALLATION
• LARGE LIVING AREA
• NICELY SIZED KITCHEN
• EXTRA LARGE BACK YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#673 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Taft ISD (town): math 24% / reading 24% proficiency, ranked #727 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 60 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 344 units permitted in San Patricio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.4% local appreciation)).
• San Patricio County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 30y 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.
• Current owner paid $56k; list at $165k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 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 1960 — 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 F-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: 1.06% ✓
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $169,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 Reynolds Ave	0.00mi	2/2.0	1,472 (0%)	1mo	$165,000	$112	99
808 Fetick Ave	0.24mi	2/2.0	1,432 (-3%)	2mo	$163,900	$114	83
623 Field Ave	0.14mi	3/2.0 (+1)	1,571 (+7%)	6mo	$174,900	$111	72
401 Field Ave	0.37mi	3/2.0 (+1)	1,396 (-5%)	5mo	$159,900	$115	65
621 Tutt Ave	0.20mi	3/2.0 (+1)	1,324 (-10%)	6mo	$189,000	$143	64
202 Reynolds Ave	0.48mi	2/2.0	1,568 (+6%)	7mo	$149,900	$96	61
914 Fetick Ave	0.33mi	3/2.0 (+1)	1,412 (-4%)	16mo	$239,900	$170	60
407 Reynolds Ave	0.35mi	3/2.0 (+1)	1,318 (-10%)	4mo	$244,900	$186	58
918 Tutt Ave	0.28mi	3/2.0 (+1)	1,652 (+12%)	12mo	$225,900	$137	52
402 Reynolds Ave	0.37mi	3/1.0 (+1)	1,389 (-6%)	16mo	$219,000	$158	51
425 Retama Ave	0.28mi	3/2.0 (+1)	1,680 (+14%)	11mo	$140,092	$83	49
327 Field Ave	0.39mi	3/2.0 (+1)	1,624 (+10%)	13mo	$139,900	$86	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.89×
• Total profit: $40,928
• Equity at exit: $87,911

10-year hold

• IRR: 15.3%
• Equity multiple: 3.59×
• Total profit: $119,637
• Equity at exit: $147,288

Cash invested: $46,200 (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 78390

• Home prices YoY: 3.7%
• Active inventory: 60
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,755 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$326 /mo · $3,914/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $126

Break-even live

Break-even rent $1,595

Max offer price $165,000

Occupancy floor 88%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 Reynolds Ave Taft, TX	3.0	2.0	1482	$1,900	$1.28	14d	1	0.08mi
508 Tutt Ave Taft, TX	2.0	1.0	936	$1,150	$1.23	44d	1	0.26mi
414 3rd St Taft, TX	3.0	2.0	1476	$1,800	$1.22	14d	1	0.91mi

Listing history 13 events

1. 2026-04-26
   status Pending
2. 2026-04-16
   historical
3. 2025-09-16
   listed $165,000 Active
4. 2025-05-27
   historical $1,150
5. 2025-05-06
   listed $1,150
6. 2024-10-16
   historical $1,150
7. 2024-10-05
   listed $1,150
8. 2024-09-26
   historical $1,150
9. 2024-09-14
   listed $1,150
10. 1996-09-13
    soldstatus 202-char remark

    Show marketing remark (202 chars)

    THIS IS A LARGE 2 BEDROOM, HAS A LARGE DINING AREA. IT IS IN A QUIET NEIGHBORHOOD AND HAS A NICE YARD, ALSO HAS PATIO. VACANT AND EASY TO SHOW WITH LOCK BOX. THIS HOME HAS A HMS HOME WARRANTY INCLUDED.

11. 1996-09-13
    soldstatus $56,000

    Show marketing remark (202 chars)

    THIS IS A LARGE 2 BEDROOM, HAS A LARGE DINING AREA. IT IS IN A QUIET NEIGHBORHOOD AND HAS A NICE YARD, ALSO HAS PATIO. VACANT AND EASY TO SHOW WITH LOCK BOX. THIS HOME HAS A HMS HOME WARRANTY INCLUDED.

12. 1996-06-03
    listed $59,500 202-char remark

    Show marketing remark (202 chars)

    THIS IS A LARGE 2 BEDROOM, HAS A LARGE DINING AREA. IT IS IN A QUIET NEIGHBORHOOD AND HAS A NICE YARD, ALSO HAS PATIO. VACANT AND EASY TO SHOW WITH LOCK BOX. THIS HOME HAS A HMS HOME WARRANTY INCLUDED.

13. 1992-12-10
    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: $3,914 · $326/mo
• Projected year-2 tax: $3,914 · $326/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $21,063
• − Mortgage interest: −$9,243
• − Property taxes: −$3,914
• − Insurance: −$825
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$4,800
• Taxable loss: −$1,089
• Est. tax savings @ 24.0%: +$261
• After-tax cash flow: $1,779/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: Taft ISD
• NCES district ID: 4842060
• Math proficiency: 24% ▼ -6.00%
• Reading proficiency: 24% ▲ 2.00%
• Median HH income: $40,110
• Composite: 20.29/100
• National rank: #8618
• State rank: #727 of 826 in TX

Livability — Taft

• Score: 65/100
• State rank: #673
• US rank: #12651

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taft, TX
• Population (ZIP): 5,620

Population outlook (San Patricio County) Hauer SSP2

• Today (2025): 75,538 people
• By 2030: 79,575 · +5.3%
• By 2040: 87,670 · +16.1%
• By 2050: 96,107 · +27.2%
• By 2075: 117,984 · +56.2%
• By 2100: 130,010 · +72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 52% White 21%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 61% English-only · Spanish 39%

Political lean MEDSL · San Patricio

• 2024 margin: Solid R (+36.4) · D 31.4% · R 67.8%
• 2008→2024 swing: -19.8pp toward R · 2008: -16.6pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+29.1 2016: R+24.1 2012: R+20.6 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.44%
• Current HPI: 123.4461
• Rent YoY: —
• Metro: —
• 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

+177.3% since first listed

13 events — show timeline

• 2026-04-26 Pending — CBMLS
• 2026-04-16 Delisted — CBMLS
• 2025-09-16 Listed $165,000 CBMLS
• 2025-05-27 Rental Removed $1,150 CBMLS
• 2025-05-06 Listed for Rent $1,150 CBMLS
• 2024-10-16 Rental Removed $1,150 CBMLS
• 2024-10-05 Listed for Rent $1,150 CBMLS
• 2024-09-26 Rental Removed $1,150 CBMLS
• 2024-09-14 Listed for Rent $1,150 CBMLS
• 1996-09-13 Sold (Public Records) $56,000 Public Records
• 1996-09-13 Sold (MLS) — CBMLS
• 1996-06-03 Listed $59,500 CBMLS
• 1992-12-10 Sold (Public Records) — Public Records

Property tax history

+9.8%/yr

Latest (2025): $3,914 · +22.3% YoY. Source: county tax records.