205 E Elliott St · Beeville, TX 78102

$45,000

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 233 Days on market

Built 1940 0.48 ac lot $54/sqft · 55% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Non-Livable Fixer Upper. Home needs construction to be completed. No back neighbors home nested in a small Texas Town. A Southern Charm, located in almost half an acre. Large Sun-Filled Yard, perfect for family and friends gatherings. Close to Coastal Bend College, CHRISTUS Spohn Hospital, Beeville Art Museum, Barnhart Q5 Ranch and Recognized Beeville I.S.D. HEB, Walmart, Fast Foods and Restaurants located nearby. Population: 13,669. Room sizes are approximate.

Key facts

• Almost half an acre
• 0.48 acre lot
• Built 1940

Tags

• LARGE SUN FILLED YARD
• ALMOST HALF AN ACRE
• CLOSE TO COASTAL BEND COLLEGE
• CLOSE TO BEEVILLE ART MUSEUM
• CLOSE TO BARNHART Q5 RANCH
• RECOGNIZED BEEVILLE ISD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.2% 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; 2 comparable units currently listed for rent nearby; 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: built in 1940 — 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 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 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. 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?
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: 2.41% ✓
• Cap rate: 20.19%
• Cash-on-cash: 49.64%
• DSCR: 3.21
• GRM: 3.5

CMA / ARV

• ARV (median comp): $100,466
• List price: $45,000
• Delta: -55.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 47.3%
• Equity multiple: 3.06×
• Total profit: $25,936
• Equity at exit: $6,710

10-year hold

• IRR: 53.0%
• Equity multiple: 6.19×
• Total profit: $65,456
• Equity at exit: $3,891

Cash invested: $12,600 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,082 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $521

Break-even live

Break-even rent $422

Max offer price $45,000

Occupancy floor 47%

Sensitivity live

Price	-10% $547	-5% $534	+0% $521	+5% $509	+10% $496
Rent	-10% $436	-5% $478	+0% $521	+5% $564	+10% $607
Rate	-1.0pp $544	-0.5pp $533	base $521	+0.5pp $510	+1.0pp $498

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 S St Marys St Beeville, TX	2.0	1.0	814	$900	$1.11	44d	1	0.26mi
600 E Crockett St Beeville, TX	2.0	1.0	990	$750	$0.76	44d	1	0.53mi

Listing history 20 events

1. 2026-06-19
   days on market $45,000 Active 233 DOM
2. 2026-06-18
   days on market $45,000 Active 232 DOM
3. 2026-06-17
   days on market $45,000 Active 231 DOM
4. 2026-06-16
   days on market $45,000 Active 230 DOM
5. 2026-06-15
   days on market $45,000 Active 229 DOM
6. 2026-06-14
   days on market $45,000 Active 227 DOM
7. 2026-06-12
   days on market $45,000 Active 226 DOM
8. 2026-06-09
   days on market $45,000 Active 223 DOM
9. 2026-06-08
   days on market $45,000 Active 222 DOM
10. 2026-06-07
    days on market $45,000 Active 221 DOM
11. 2026-06-07
    days on market $45,000 Active 220 DOM
12. 2026-06-03
    days on market $45,000 Active 217 DOM
13. 2026-06-02
    days on market $45,000 Active 216 DOM
14. 2026-06-01
    days on market $45,000 Active 215 DOM
15. 2026-05-31
    days on market $45,000 Active 214 DOM
16. 2026-05-30
    days on market $45,000 Active 213 DOM
17. 2025-10-29
    listed $45,000 Active 473-char remark

    Show marketing remark (473 chars)

    Non-Livable Fixer Upper. Home needs construction to be completed. No back neighbors home nested in a small Texas Town. A Southern Charm, located in almost half an acre. Large Sun-Filled Yard, perfect for family and friends gatherings. Close to Coastal Bend College, CHRISTUS Spohn Hospital, Beeville Art Museum, Barnhart Q5 Ranch and Recognized Beeville I.S.D. HEB, Walmart, Fast Foods and Restaurants located nearby. Population: 13,669. Room sizes are approximate.

18. 2024-08-16
    historical
19. 2024-08-04
    listed $150,000 Active
20. 1990-11-14
    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: $948 · $79/mo
• Projected year-2 tax: $948 · $79/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) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $12,987
• − Mortgage interest: −$2,521
• − Property taxes: −$948
• − Insurance: −$225
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$1,309
• Taxable income: $5,906
• Est. tax owed @ 24.0%: −$1,418
• After-tax cash flow: $4,837/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

-70.0% since first listed

4 events — show timeline

• 2025-10-29 Listed $45,000 HARMLS
• 2024-08-16 Listing Removed — HARMLS
• 2024-08-04 Listed $150,000 HARMLS
• 1990-11-14 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $948 · +4.8% YoY. Source: county tax records.