1408 Holloman Dr · Port Lavaca, TX 77979

$135,000

3 bd · 3.0 ba · 1,664 sqft · SingleFamily public records · 202 Days on market

Built 1955 7,440 sqft lot $81/sqft · 15% below area Est $159k · 15% under ↓ 10% since listing

---

Why this score? — see what drove the D+ 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 +14.4/15.0
• Cash flow +13.7/30.0
• 1% rule +5.0/10.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a prime investment opportunity at 1408 Holloman Dr in the heart of Port Lavaca. This property is being offered cash only and is ideal for investors, flippers, or buyers looking for their next project. Situated in an established neighborhood with steady rental demand, this home offers solid potential for renovation and long-term return. The structure needs updates and repairs, making it well-suited for buyers who are ready to bring tools, vision, and resources. With the right improvements, this property could serve as a profitable rental, resale flip, or future homestead. NOTW: PET GOOSE IN THE BACKYARD, GOOSE CAN BE AGGRESSIVE. Let me know if client needs the goose removed to see the property. It can be viewed from the inside glass doors.

Key facts

• Profitable rental
• Updates and repairs
• Steady rental demand

Tags

• ESTABLISHED NEIGHBORHOOD
• STEADY RENTAL DEMAND
• POTENTIAL FOR RENOVATION
• UPDATES AND REPAIRS
• PROFITABLE RENTAL

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $9 ($113/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 2.2% in Port Lavaca — 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 76/100 on livability (#113 in TX, #3,659 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Calhoun County ISD (town): math 44% / reading 43% proficiency, ranked #293 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jackson/Roosevelt El (math 51% / reading 49%, grade D+, #849 of 4,322 statewide, top 20%, 852 students, 68% FRL); Travis Middle (math 26% / reading 34%, grade F, #1,056 of 1,662 statewide, top 65%, 702 students, 74% FRL); Calhoun H S (math 53% / reading 38%, grade D-, #634 of 1,632 statewide, top 39%, 987 students, 51% FRL).
• Market conditions: 284 active listings in the ZIP; 95 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Calhoun County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 2.6% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 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. 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. 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: 1.00% ✓
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 8.3

CMA / ARV

• ARV (median comp): $159,269
• List price: $135,000
• Delta: -15.24%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1315 Jackson St	0.25mi	3/2.0	1,710 (+3%)	3mo	$243,500	$142	77
1704 Jackson St	0.35mi	3/2.0	1,834 (+10%)	1mo	$277,000	$151	62
1922 Shofner Dr	0.38mi	3/1.0	1,488 (-11%)	5mo	$172,000	$116	52
101 N Bauer Dr	0.45mi	3/2.0	1,810 (+9%)	13mo	$114,459	$63	50

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-21,175
• Equity at exit: $20,129

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-17,260
• Equity at exit: $11,672

Cash invested: $37,800 (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 77979

• Home prices YoY: -34.6%
• Active inventory: 284
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$298 /mo · $3,577/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $9

Break-even live

Break-even rent $1,345

Max offer price $135,000

Occupancy floor 94%

Sensitivity live

Price	-10% $86	-5% $48	+0% $9	+5% $-29	+10% $-67
Rent	-10% $-98	-5% $-44	+0% $9	+5% $63	+10% $117
Rate	-1.0pp $77	-0.5pp $44	base $9	+0.5pp $-26	+1.0pp $-61

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $135,000 Active 202 DOM
2. 2026-06-21
   days on market $135,000 Active 201 DOM
3. 2026-06-21
   days on market $135,000 Active 200 DOM
4. 2026-06-18
   days on market $135,000 Active 198 DOM
5. 2026-06-17
   days on market $135,000 Active 197 DOM
6. 2026-06-16
   days on market $135,000 Active 196 DOM
7. 2026-06-15
   days on market $135,000 Active 195 DOM
8. 2026-06-13
   days on market $135,000 Active 193 DOM
9. 2026-06-12
   days on market $135,000 Active 192 DOM
10. 2026-06-09
    days on market $135,000 Active 189 DOM
11. 2026-06-08
    days on market $135,000 Active 188 DOM
12. 2026-06-08
    days on market $135,000 Active 187 DOM
13. 2026-06-07
    days on market $135,000 Active 186 DOM
14. 2026-06-03
    days on market $135,000 Active 183 DOM
15. 2026-06-02
    days on market $135,000 Active 182 DOM
16. 2026-06-01
    days on market $135,000 Active 181 DOM
17. 2026-05-31
    days on market $135,000 Active 180 DOM
18. 2026-03-26
    status Active 757-char remark

    Show marketing remark (757 chars)

    Discover a prime investment opportunity at 1408 Holloman Dr in the heart of Port Lavaca. This property is being offered cash only and is ideal for investors, flippers, or buyers looking for their next project. Situated in an established neighborhood with steady rental demand, this home offers solid potential for renovation and long-term return. The structure needs updates and repairs, making it well-suited for buyers who are ready to bring tools, vision, and resources. With the right improvements, this property could serve as a profitable rental, resale flip, or future homestead. NOTW: PET GOOSE IN THE BACKYARD, GOOSE CAN BE AGGRESSIVE. Let me know if client needs the goose removed to see the property. It can be viewed from the inside glass doors.

19. 2026-03-25
    historical 757-char remark

    Show marketing remark (757 chars)

    Discover a prime investment opportunity at 1408 Holloman Dr in the heart of Port Lavaca. This property is being offered cash only and is ideal for investors, flippers, or buyers looking for their next project. Situated in an established neighborhood with steady rental demand, this home offers solid potential for renovation and long-term return. The structure needs updates and repairs, making it well-suited for buyers who are ready to bring tools, vision, and resources. With the right improvements, this property could serve as a profitable rental, resale flip, or future homestead. NOTW: PET GOOSE IN THE BACKYARD, GOOSE CAN BE AGGRESSIVE. Let me know if client needs the goose removed to see the property. It can be viewed from the inside glass doors.

20. 2025-11-26
    listed $135,000 Active 757-char remark

    Show marketing remark (757 chars)

    Discover a prime investment opportunity at 1408 Holloman Dr in the heart of Port Lavaca. This property is being offered cash only and is ideal for investors, flippers, or buyers looking for their next project. Situated in an established neighborhood with steady rental demand, this home offers solid potential for renovation and long-term return. The structure needs updates and repairs, making it well-suited for buyers who are ready to bring tools, vision, and resources. With the right improvements, this property could serve as a profitable rental, resale flip, or future homestead. NOTW: PET GOOSE IN THE BACKYARD, GOOSE CAN BE AGGRESSIVE. Let me know if client needs the goose removed to see the property. It can be viewed from the inside glass doors.

21. 2025-07-11
    historical
22. 2023-01-11
    listed $149,900 Active
23. 2012-11-09
    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: $3,577 · $298/mo
• Projected year-2 tax: $3,577 · $298/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 5/10 Major FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 23 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: $16,279
• − Mortgage interest: −$7,562
• − Property taxes: −$3,577
• − Insurance: −$675
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$3,927
• Taxable loss: −$2,067
• Est. tax savings @ 24.0%: +$496
• After-tax cash flow: $609/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: Calhoun County ISD
• NCES district ID: 4812480
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $48,588
• Composite: 37.27/100
• National rank: #4453
• State rank: #293 of 826 in TX

Livability — Port Lavaca

• Score: 76/100
• State rank: #113
• US rank: #3659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Lavaca, TX
• City population: 16,179
• Population (ZIP): 16,179

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 23,512 people
• By 2030: 24,183 · +2.9%
• By 2040: 25,370 · +7.9%
• By 2050: 26,388 · +12.2%
• By 2075: 28,014 · +19.1%
• By 2100: 26,314 · +11.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 53% White 36% Two or more races 20% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 3% Slovak 1% Serbian 1%
• Foreign-born: 11% · Canada, China, Philippines
• Languages at home: 67% English-only · Spanish 27% Chinese 4% Other Asian/Pacific 2%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+52.2) · D 23.7% · R 75.8%
• 2008→2024 swing: -32.2pp toward R · 2008: -20.0pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+44.5 2016: R+36.2 2012: R+24.2 2008: R+20.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.84%
• Current HPI: 163.8892
• 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

-9.9% since first listed

6 events — show timeline

• 2026-03-26 Relisted — CTXMLS
• 2026-03-25 Listing Removed — CTXMLS
• 2025-11-26 Listed $135,000 CTXMLS
• 2025-07-11 Listing Removed — CTXMLS
• 2023-01-11 Listed $149,900 CTXMLS
• 2012-11-09 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $3,577 · +68.5% YoY. Source: county tax records.