829 E Hoffman Ave · Kingsville, TX 78363

$97,500

3 bd · 2.0 ba · 1,262 sqft · SingleFamily public records · 58 Days on market

Built 1948 0.26 ac lot $77/sqft · 36% below area Est $151k · 36% under ↓ 39% 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

Welcome home! Located in the Sarita Park subdivision, this three-bedroom, two-bath home is ready for a new homeowner. Hardwood floors throughout the living areas and bedrooms, tile floors in the bathrooms. The kitchen comes equipped with an electric range, vent hood, and refrigerator. Enjoy gatherings in the large backyard with alley access. Contact your favorite Realtor and come check this one out today! This is a Fannie Mae HomePath property.

Key facts

• Tile floors
• Alley entrance
• Large backyard

Tags

• HARDWOOD FLOORS
• TILE FLOORS
• LARGE BACKYARD
• ALLEY ENTRANCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: employment D, amenities F, commute 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.
• Zoned schools: Perez El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 422 students, 78% FRL); Gillett Middle (math 10% / reading 17%, grade F, #1,602 of 1,662 statewide, top 97%, 521 students, 83% FRL); H M King H S (math 12% / reading 23%, grade F, #1,451 of 1,632 statewide, top 89%, 892 students, 77% FRL).
• Market conditions: Rents rising fast (+7.2%/yr); 227 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 24 units permitted in Kleberg County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $674 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 3.1% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $94,575 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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: 1.61% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.04%
• DSCR: 1.85
• GRM: 5.2

CMA / ARV

• ARV (median comp): $151,447
• List price: $97,500
• Delta: -35.62%
• 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
1210 E Warren Ave	0.38mi	3/1.0	1,249 (-1%)	4mo	$209,000	$167	74
622 S 12th St	0.38mi	3/2.0	1,368 (+8%)	2mo	$24,950	$18	66
219 E Warren Ave	0.59mi	3/2.0	1,231 (-2%)	4mo	$220,000	$179	65
1215 E Fordyce Ave E	0.52mi	3/2.0	1,332 (+6%)	6mo	$159,900	$120	62
1513 E Warren Ave	0.69mi	3/2.0	1,218 (-4%)	2mo	$139,000	$114	61
725 S 19th St	0.68mi	3/2.0	1,178 (-7%)	2mo	$137,500	$117	56
1406 S 11th St	0.26mi	4/1.5 (+1)	1,426 (+13%)	4mo	$169,900	$119	56
713 S 17th St	0.49mi	3/1.5	1,120 (-11%)	1mo	$179,900	$161	56
829 Inez St	0.70mi	3/2.0	1,342 (+6%)	2mo	$185,000	$138	56
230 Carol Ave	0.70mi	3/2.0	1,346 (+7%)	5mo	$123,000	$91	52
1414 E Ailsie Ave	0.64mi	3/2.0	1,448 (+15%)	8mo	$220,000	$152	39
1525 E Warren Ave	0.73mi	3/2.5	1,440 (+14%)	7mo	$229,000	$159	35

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: 16.1%
• Equity multiple: 1.69×
• Total profit: $18,754
• Equity at exit: $14,538

10-year hold

• IRR: 27.9%
• Equity multiple: 4.04×
• Total profit: $82,978
• Equity at exit: $8,430

Cash invested: $27,300 (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: $1,566 high
• Mortgage (P&I): −$511
• Tax from tax record: −$252 /mo · $3,027/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $433

Break-even live

Break-even rent $1,018

Max offer price $97,500

Occupancy floor 67%

Sensitivity live

Price	-10% $488	-5% $461	+0% $433	+5% $406	+10% $378
Rent	-10% $309	-5% $371	+0% $433	+5% $495	+10% $557
Rate	-1.0pp $482	-0.5pp $458	base $433	+0.5pp $408	+1.0pp $382

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: $24,375
• Closing costs: $2,925
• 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	45d	1	0.27mi
1107 E Kenedy Ave Kingsville, TX	3.0	2.5	1526	$2,300	$1.51	23d	1	0.63mi
1342 Virginia Ave Kingsville, TX	3.0	2.0	1764	$2,500	$1.42	23d	1	0.76mi
915 S 23rd St Kingsville, TX	3.0	2.0	1713	$1,900	$1.11	15d	1	0.87mi
800 General Cavazos Blvd Kingsville, TX	1.0–3.0	1.0–1.5	840	$1,125	$1.34	4d	11	0.93mi
2901 S Brahma Blvd Kingsville, TX	1.0–2.0	1.0–2.0	778	$1,075	$1.38	4d	7	1.24mi
307 W Alice Ave Kingsville, TX	3.0	2.0	1600	$1,500	$0.94	45d	1	1.28mi
614 W Alice Ave Kingsville, TX	3.0	2.0	1713	$1,599	$0.93	45d	1	1.49mi

Listing history 11 events

1. 2026-05-18
   status Pending 448-char remark

   Show marketing remark (448 chars)

   Welcome home! Located in the Sarita Park subdivision, this three-bedroom, two-bath home is ready for a new homeowner. Hardwood floors throughout the living areas and bedrooms, tile floors in the bathrooms. The kitchen comes equipped with an electric range, vent hood, and refrigerator. Enjoy gatherings in the large backyard with alley access. Contact your favorite Realtor and come check this one out today! This is a Fannie Mae HomePath property.

2. 2026-05-07
   historical 448-char remark

   Show marketing remark (448 chars)

   Welcome home! Located in the Sarita Park subdivision, this three-bedroom, two-bath home is ready for a new homeowner. Hardwood floors throughout the living areas and bedrooms, tile floors in the bathrooms. The kitchen comes equipped with an electric range, vent hood, and refrigerator. Enjoy gatherings in the large backyard with alley access. Contact your favorite Realtor and come check this one out today! This is a Fannie Mae HomePath property.

3. 2026-03-30
   price $97,500 448-char remark

   Show marketing remark (448 chars)

   Welcome home! Located in the Sarita Park subdivision, this three-bedroom, two-bath home is ready for a new homeowner. Hardwood floors throughout the living areas and bedrooms, tile floors in the bathrooms. The kitchen comes equipped with an electric range, vent hood, and refrigerator. Enjoy gatherings in the large backyard with alley access. Contact your favorite Realtor and come check this one out today! This is a Fannie Mae HomePath property.

4. 2026-03-10
   listed $100,000 Active 448-char remark

   Show marketing remark (448 chars)

   Welcome home! Located in the Sarita Park subdivision, this three-bedroom, two-bath home is ready for a new homeowner. Hardwood floors throughout the living areas and bedrooms, tile floors in the bathrooms. The kitchen comes equipped with an electric range, vent hood, and refrigerator. Enjoy gatherings in the large backyard with alley access. Contact your favorite Realtor and come check this one out today! This is a Fannie Mae HomePath property.

5. 2022-09-30
   historical 556-char remark

   Show marketing remark (556 chars)

   This newly renovated open floor plan home is looking for a new owner. It offers 3 bedrooms/ 2 baths and beautiful hardwood floors which catch your attention as soon as you walk in. New Central Air and Heat has been installed along with blown- in insulation in the attic to help beat these terribly hot temperatures in South Texas. So many extras come with this house. How about making it your home? You won't be disappointed. Supra is located on the kitchen door off of garage. * * * House is currently having some touchup paint. Be careful! * * * *

6. 2022-09-29
   soldstatus Closed 556-char remark

   Show marketing remark (556 chars)

   This newly renovated open floor plan home is looking for a new owner. It offers 3 bedrooms/ 2 baths and beautiful hardwood floors which catch your attention as soon as you walk in. New Central Air and Heat has been installed along with blown- in insulation in the attic to help beat these terribly hot temperatures in South Texas. So many extras come with this house. How about making it your home? You won't be disappointed. Supra is located on the kitchen door off of garage. * * * House is currently having some touchup paint. Be careful! * * * *

7. 2022-09-29
   soldstatus

   Show marketing remark (556 chars)

   This newly renovated open floor plan home is looking for a new owner. It offers 3 bedrooms/ 2 baths and beautiful hardwood floors which catch your attention as soon as you walk in. New Central Air and Heat has been installed along with blown- in insulation in the attic to help beat these terribly hot temperatures in South Texas. So many extras come with this house. How about making it your home? You won't be disappointed. Supra is located on the kitchen door off of garage. * * * House is currently having some touchup paint. Be careful! * * * *

8. 2022-09-17
   status Pending 556-char remark

   Show marketing remark (556 chars)

   This newly renovated open floor plan home is looking for a new owner. It offers 3 bedrooms/ 2 baths and beautiful hardwood floors which catch your attention as soon as you walk in. New Central Air and Heat has been installed along with blown- in insulation in the attic to help beat these terribly hot temperatures in South Texas. So many extras come with this house. How about making it your home? You won't be disappointed. Supra is located on the kitchen door off of garage. * * * House is currently having some touchup paint. Be careful! * * * *

9. 2022-09-02
   historical Active Under Contract 556-char remark

   Show marketing remark (556 chars)

   This newly renovated open floor plan home is looking for a new owner. It offers 3 bedrooms/ 2 baths and beautiful hardwood floors which catch your attention as soon as you walk in. New Central Air and Heat has been installed along with blown- in insulation in the attic to help beat these terribly hot temperatures in South Texas. So many extras come with this house. How about making it your home? You won't be disappointed. Supra is located on the kitchen door off of garage. * * * House is currently having some touchup paint. Be careful! * * * *

10. 2022-08-07
    listed $159,900 Active 556-char remark

    Show marketing remark (556 chars)

    This newly renovated open floor plan home is looking for a new owner. It offers 3 bedrooms/ 2 baths and beautiful hardwood floors which catch your attention as soon as you walk in. New Central Air and Heat has been installed along with blown- in insulation in the attic to help beat these terribly hot temperatures in South Texas. So many extras come with this house. How about making it your home? You won't be disappointed. Supra is located on the kitchen door off of garage. * * * House is currently having some touchup paint. Be careful! * * * *

11. 2003-09-29
    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: $3,027 · $252/mo
• Projected year-2 tax: $3,027 · $252/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 4/10 Moderate
• 🌡 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: $18,795
• − Mortgage interest: −$5,462
• − Property taxes: −$3,027
• − Insurance: −$488
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$2,836
• Taxable income: $3,975
• Est. tax owed @ 24.0%: −$954
• After-tax cash flow: $4,243/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

-39.0% since first listed

11 events — show timeline

• 2026-05-18 Pending — CBMLS
• 2026-05-07 Delisted — CBMLS
• 2026-03-30 Price Changed $97,500 CBMLS
• 2026-03-10 Listed $100,000 CBMLS
• 2022-09-30 Delisted — CBMLS
• 2022-09-29 Sold (Public Records) — Public Records
• 2022-09-29 Sold (MLS) — CBMLS
• 2022-09-17 Pending — CBMLS
• 2022-09-02 Contingent — CBMLS
• 2022-08-07 Listed $159,900 CBMLS
• 2003-09-29 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $3,027 · +19.7% YoY. Source: county tax records.