431 W King Ave · Kingsville, TX 78363

$110,000

2 bd · 2.0 ba · 1,339 sqft · SingleFamily public records · 97 Days on market

Built 1940 8,751 sqft lot $82/sqft · 20% above area Est $92k · 20% over ↓ 12% since listing

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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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Rent growth +4.3/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

RIGHT ON THE CORNER; RIGHT ON THE PRICE! Charming 2 bedroom, 2 bath home with a bonus room- Perfect as an investment or your next home. Whether you are looking to continue its strong Airbnb performance or transition it into your personal residence, this home offers exceptional versatility. Move in ready, fully functional, and full of charm, it's a rare opportunity to own a property that fits your lifestyle.

Key facts

• 8,751 sq ft lot
• Built 1940
• Listed 96 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $761 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 1940 — 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: 1.25% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.47%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

• ARV (median comp): $91,616
• List price: $110,000
• Delta: 20.07%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
629 W Fordyce Ave	0.32mi	3/2.0 (+1)	1,218 (-9%)	1mo	$49,000	$40	64
425 W King Ave W	0.01mi	3/1.0 (+1)	1,456 (+9%)	16mo	$59,000	$41	63
616 S Wanda Dr	0.46mi	3/1.0 (+1)	1,267 (-5%)	6mo	$139,900	$110	56
332 William St	0.43mi	3/2.0 (+1)	1,165 (-13%)	2mo	$135,000	$116	51
503 N 2nd St	0.39mi	3/2.0 (+1)	1,188 (-11%)	9mo	$42,500	$36	51
219 E Warren Ave	0.62mi	3/2.0 (+1)	1,231 (-8%)	4mo	$220,000	$179	49
207 W Avenue A	0.73mi	3/2.0 (+1)	1,305 (-2%)	10mo	$209,900	$161	48
609 S Lantana Dr	0.57mi	3/2.0 (+1)	1,380 (+3%)	22mo	$38,000	$28	45
421 W Alice Ave	0.36mi	3/2.0 (+1)	1,528 (+14%)	23mo	$150,000	$98	36
907 W Alice	0.56mi	3/1.0 (+1)	1,156 (-14%)	12mo	$145,000	$125	32
315 E Alice Ave	0.60mi	3/1.0 (+1)	1,462 (+9%)	20mo	$124,800	$85	31
924 W Lee Ave	0.57mi	2/1.0	1,190 (-11%)	23mo	$140,000	$118	31

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: 8.1%
• Equity multiple: 1.33×
• Total profit: $10,262
• Equity at exit: $16,401

10-year hold

• IRR: 20.7%
• Equity multiple: 3.09×
• Total profit: $64,403
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,380 high
• Mortgage (P&I): −$577
• Tax from tax record: −$122 /mo · $1,462/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $346

Break-even live

Break-even rent $942

Max offer price $110,000

Occupancy floor 70%

Sensitivity live

Price	-10% $408	-5% $377	+0% $346	+5% $315	+10% $284
Rent	-10% $237	-5% $291	+0% $346	+5% $400	+10% $455
Rate	-1.0pp $401	-0.5pp $374	base $346	+0.5pp $317	+1.0pp $288

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 W Alice Ave Kingsville, TX	3.0	2.0	1600	$1,500	$0.94	44d	1	0.40mi
614 W Alice Ave Kingsville, TX	3.0	2.0	1713	$1,599	$0.93	44d	1	0.44mi
629 W Nettie Ave Kingsville, TX	3.0	2.0	1762	$1,495	$0.85	44d	1	0.67mi
503 W Mesquite Ave Kingsville, TX	3.0	2.0	1400	$1,500	$1.07	14d	1	0.99mi
908 E Doddridge Ave Kingsville, TX	3.0	1.0	1100	$850	$0.77	44d	1	1.04mi
704 W Corral Ave Unit 503 Kingsville, TX	2.0	1.0	935	$995	$1.06	44d	1	1.11mi
704 W Corral Ave Unit 402 Kingsville, TX	2.0	1.0	935	$895	$0.96	44d	1	1.11mi
704 W Corral Ave Kingsville, TX	1.0–2.0	1.0	814	$995	$1.22	3d	7	1.13mi
704 W Corral Ave Kingsville, TX	2.0	1.0	935	$865	$0.93	44d	1	1.13mi
1107 E Kenedy Ave Kingsville, TX	3.0	2.5	1526	$2,300	$1.51	22d	1	1.15mi
710 E C Ave Kingsville, TX	3.0	2.0	1248	$1,250	$1.00	14d	1	1.21mi

Listing history 22 events

1. 2026-06-21
   days on market $110,000 Active 97 DOM
2. 2026-06-19
   days on market $110,000 Active 95 DOM
3. 2026-06-18
   days on market $110,000 Active 94 DOM
4. 2026-06-17
   days on market $110,000 Active 93 DOM
5. 2026-06-16
   days on market $110,000 Active 92 DOM
6. 2026-06-15
   days on market $110,000 Active 91 DOM
7. 2026-06-14
   days on market $110,000 Active 89 DOM
8. 2026-06-12
   days on market $110,000 Active 88 DOM
9. 2026-06-09
   days on market $110,000 Active 85 DOM
10. 2026-06-08
    days on market $110,000 Active 84 DOM
11. 2026-06-07
    days on market $110,000 Active 83 DOM
12. 2026-06-05
    days on market $110,000 Active 80 DOM
13. 2026-06-03
    days on market $110,000 Active 79 DOM
14. 2026-06-02
    days on market $110,000 Active 78 DOM
15. 2026-06-01
    days on market $110,000 Active 77 DOM
16. 2026-05-31
    days on market $110,000 Active 76 DOM
17. 2026-05-30
    days on market $110,000 Active 75 DOM
18. 2026-04-25
    price $110,000 410-char remark

    Show marketing remark (410 chars)

    RIGHT ON THE CORNER; RIGHT ON THE PRICE! Charming 2 bedroom, 2 bath home with a bonus room- Perfect as an investment or your next home. Whether you are looking to continue its strong Airbnb performance or transition it into your personal residence, this home offers exceptional versatility. Move in ready, fully functional, and full of charm, it's a rare opportunity to own a property that fits your lifestyle.

19. 2026-04-01
    price $112,500 410-char remark

    Show marketing remark (410 chars)

    RIGHT ON THE CORNER; RIGHT ON THE PRICE! Charming 2 bedroom, 2 bath home with a bonus room- Perfect as an investment or your next home. Whether you are looking to continue its strong Airbnb performance or transition it into your personal residence, this home offers exceptional versatility. Move in ready, fully functional, and full of charm, it's a rare opportunity to own a property that fits your lifestyle.

20. 2026-03-16
    listed $125,000 Active 410-char remark

    Show marketing remark (410 chars)

    RIGHT ON THE CORNER; RIGHT ON THE PRICE! Charming 2 bedroom, 2 bath home with a bonus room- Perfect as an investment or your next home. Whether you are looking to continue its strong Airbnb performance or transition it into your personal residence, this home offers exceptional versatility. Move in ready, fully functional, and full of charm, it's a rare opportunity to own a property that fits your lifestyle.

21. 2025-09-10
    listed $125,000 Active
22. 2011-07-28
    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: $1,462 · $122/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$551/yr (+$46/mo · 37.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 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: $16,563
• − Mortgage interest: −$6,162
• − Property taxes: −$1,462
• − Insurance: −$550
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$3,200
• Taxable income: $2,539
• Est. tax owed @ 24.0%: −$609
• After-tax cash flow: $3,541/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

-12.0% since first listed

5 events — show timeline

• 2026-04-25 Price Changed $110,000 CBMLS
• 2026-04-01 Price Changed $112,500 CBMLS
• 2026-03-16 Listed $125,000 CBMLS
• 2025-09-10 Listed $125,000 MCALLENMLS
• 2011-07-28 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,462 · +19.7% YoY. Source: county tax records.