801 Ruben Chavez · Robstown, TX 78380

$85,000

3 bd · 1.0 ba · 1,266 sqft · SingleFamily public records · 30 Days on market

Built 1970 10,001 sqft lot Est $141k · 40% under

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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
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.9/10.0

Listing remarks MLS

3 bedroom 1 bath home sitting on a large corner lot. Fully fenced in. Home is handicap assessable with a ramp at side entrance and a walk in shower. The home is across the street from fields and farm land to allow for a more open feel. Large detached garage with extra storage room and a bathroom that was stated and appears to be easy to complete. Home is being sold AS IS only. Seller is unaware of condition but does state that the AC does not work at all and needs to be entirely replaced (home has had HVAC/AC before and home has ducts and vents already, some foundation shifting work needed. Extent unknown. There are no appliances and roof is old. People were living in it as recent of May 2023. Bedrooms are spacious in size and the closets are large. There are 2 living and 2 dining areas. Seller will make NO REPAIRS and no seller financing available.

Key facts

• Fully fenced
• Handicap accessible
• Solar panels

Tags

• CORNER LOT
• FULLY FENCED
• HANDICAP ACCESSIBLE
• AIR-CONDITIONING WALL UNITS
• DETACHED GARAGE
• SOLAR PANELS

Property features AI

Exterior

• Parking: Detached garage with 2 covered spaces; Rear/side/off-street parking; RV access/parking
• Utilities: Natural gas available; Public water; Public sewer
• Home design: Single-story; Pillar/post/pier foundation
• Construction: Vinyl siding; Wood siding; Shingle roof; Built as single-story construction
• Exterior features: Deck; Open deck/porch; Storage; Handicap accessible exterior; Chain link fencing

Interior

• Kitchen: Electric oven; Electric range
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling; Window unit heating
• Interior features: Handicap accessible; Primary bedroom on the ground floor; Split bedroom layout
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 4.0% in Robstown — 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 80/100 on livability (#47 in TX, #1,942 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D-, crime D-, amenities F.
• Robstown ISD (town): math 18% / reading 28% proficiency, ranked #757 of 826 in TX (top 92%) — 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: 182 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.67% ✓
• Cap rate: 13.79%
• Cash-on-cash: 26.78%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $140,526
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1032 Illinois St	0.38mi	3/1.0	1,171 (-8%)	8mo	$130,000	$111	63
203 N First St	0.68mi	2/1.0 (-1)	1,201 (-5%)	7mo	$39,900	$33	49
507 Dakota St	0.18mi	3/1.5	1,097 (-13%)	22mo	$175,000	$160	49
806 Washington Ave	0.40mi	4/2.0 (+1)	1,160 (-8%)	17mo	$99,900	$86	44

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: -7.7%
• Equity multiple: 0.71×
• Total profit: $-6,822
• Equity at exit: $12,674

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $3,804
• Equity at exit: $7,349

Cash invested: $23,800 (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 78380

• Home prices YoY: -1.9%
• Active inventory: 182
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,421 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$110 /mo · $1,323/yr
• Insurance: −$35
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $105

Break-even live

Break-even rent $1,289

Max offer price $85,000

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Lopez St Robstown, TX	3.0	1.0	886	$1,000	$1.13	43d	1	0.96mi
630 Wright St Robstown, TX	1.0–3.0	1.0–2.0	936	$1,479	$1.58	13d	8	0.97mi
228 East Avenue G Unit G Robstown, TX	3.0	2.0	1222	$1,700	$1.39	21d	1	1.02mi

Listing history 20 events

1. 2026-06-18
   days on market $85,000 Active 30 DOM
2. 2026-06-17
   days on market $85,000 Active 29 DOM
3. 2026-06-16
   days on market $85,000 Active 28 DOM
4. 2026-06-15
   days on market $85,000 Active 27 DOM
5. 2026-06-15
   days on market $85,000 Active 26 DOM
6. 2026-06-13
   days on market $85,000 Active 25 DOM
7. 2026-06-09
   days on market $85,000 Active 21 DOM
8. 2026-06-08
   days on market $85,000 Active 20 DOM
9. 2026-06-08
   days on market $85,000 Active 19 DOM
10. 2026-06-07
    days on market $85,000 Active 18 DOM
11. 2026-06-03
    days on market $85,000 Active 15 DOM
12. 2026-06-02
    days on market $85,000 Active 14 DOM
13. 2026-06-01
    days on market $85,000 Active 13 DOM
14. 2026-05-31
    days on market $85,000 Active 12 DOM
15. 2026-05-19
    listed $85,000 Active
16. 2023-10-25
    soldstatus Closed 861-char remark

    Show marketing remark (861 chars)

    3 bedroom 1 bath home sitting on a large corner lot. Fully fenced in. Home is handicap assessable with a ramp at side entrance and a walk in shower. The home is across the street from fields and farm land to allow for a more open feel. Large detached garage with extra storage room and a bathroom that was stated and appears to be easy to complete. Home is being sold AS IS only. Seller is unaware of condition but does state that the AC does not work at all and needs to be entirely replaced (home has had HVAC/AC before and home has ducts and vents already, some foundation shifting work needed. Extent unknown. There are no appliances and roof is old. People were living in it as recent of May 2023. Bedrooms are spacious in size and the closets are large. There are 2 living and 2 dining areas. Seller will make NO REPAIRS and no seller financing available.

17. 2023-10-25
    soldstatus

    Show marketing remark (861 chars)

    3 bedroom 1 bath home sitting on a large corner lot. Fully fenced in. Home is handicap assessable with a ramp at side entrance and a walk in shower. The home is across the street from fields and farm land to allow for a more open feel. Large detached garage with extra storage room and a bathroom that was stated and appears to be easy to complete. Home is being sold AS IS only. Seller is unaware of condition but does state that the AC does not work at all and needs to be entirely replaced (home has had HVAC/AC before and home has ducts and vents already, some foundation shifting work needed. Extent unknown. There are no appliances and roof is old. People were living in it as recent of May 2023. Bedrooms are spacious in size and the closets are large. There are 2 living and 2 dining areas. Seller will make NO REPAIRS and no seller financing available.

18. 2023-10-17
    status Pending 861-char remark

    Show marketing remark (861 chars)

    3 bedroom 1 bath home sitting on a large corner lot. Fully fenced in. Home is handicap assessable with a ramp at side entrance and a walk in shower. The home is across the street from fields and farm land to allow for a more open feel. Large detached garage with extra storage room and a bathroom that was stated and appears to be easy to complete. Home is being sold AS IS only. Seller is unaware of condition but does state that the AC does not work at all and needs to be entirely replaced (home has had HVAC/AC before and home has ducts and vents already, some foundation shifting work needed. Extent unknown. There are no appliances and roof is old. People were living in it as recent of May 2023. Bedrooms are spacious in size and the closets are large. There are 2 living and 2 dining areas. Seller will make NO REPAIRS and no seller financing available.

19. 2023-10-06
    historical Active Under Contract 861-char remark

    Show marketing remark (861 chars)

    3 bedroom 1 bath home sitting on a large corner lot. Fully fenced in. Home is handicap assessable with a ramp at side entrance and a walk in shower. The home is across the street from fields and farm land to allow for a more open feel. Large detached garage with extra storage room and a bathroom that was stated and appears to be easy to complete. Home is being sold AS IS only. Seller is unaware of condition but does state that the AC does not work at all and needs to be entirely replaced (home has had HVAC/AC before and home has ducts and vents already, some foundation shifting work needed. Extent unknown. There are no appliances and roof is old. People were living in it as recent of May 2023. Bedrooms are spacious in size and the closets are large. There are 2 living and 2 dining areas. Seller will make NO REPAIRS and no seller financing available.

20. 2023-10-02
    listed $49,900 Active 861-char remark

    Show marketing remark (861 chars)

    3 bedroom 1 bath home sitting on a large corner lot. Fully fenced in. Home is handicap assessable with a ramp at side entrance and a walk in shower. The home is across the street from fields and farm land to allow for a more open feel. Large detached garage with extra storage room and a bathroom that was stated and appears to be easy to complete. Home is being sold AS IS only. Seller is unaware of condition but does state that the AC does not work at all and needs to be entirely replaced (home has had HVAC/AC before and home has ducts and vents already, some foundation shifting work needed. Extent unknown. There are no appliances and roof is old. People were living in it as recent of May 2023. Bedrooms are spacious in size and the closets are large. There are 2 living and 2 dining areas. Seller will make NO REPAIRS and no seller financing available.

ⓘ 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: $1,323 · $110/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$232/yr (+$19/mo · 17.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $17,052
• − Mortgage interest: −$4,761
• − Property taxes: −$1,323
• − Insurance: −$5,544
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$2,473
• Taxable income: $223
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $1,202/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: Robstown ISD
• NCES district ID: 4837440
• Math proficiency: 18% ▼ -21.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $33,362
• Composite: 18.77/100
• National rank: #8875
• State rank: #757 of 826 in TX

Livability — Robstown

• Score: 80/100
• State rank: #47
• US rank: #1942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Robstown, TX
• Population (ZIP): 23,752

Population outlook (Nueces County) Hauer SSP2

• Today (2025): 418,037 people
• By 2030: 447,123 · +7.0%
• By 2040: 505,911 · +21.0%
• By 2050: 567,522 · +35.8%
• By 2075: 729,686 · +74.6%
• By 2100: 847,087 · +102.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 38% White 23%
• Hispanic origin (detail): Mexican 71%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 52% English-only · Spanish 47%

Political lean MEDSL · Nueces

• 2024 margin: R (+11.5) · D 43.8% · R 55.3%
• 2008→2024 swing: -7.1pp toward R · 2008: -4.4pp · 2024: -11.5pp
• All cycles: 2024: R+11.5 2020: R+2.9 2016: R+1.5 2012: R+3.2 2008: R+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.51%
• Current HPI: 286.19
• 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

+70.3% since first listed

6 events — show timeline

• 2026-05-19 Listed $85,000 CBMLS
• 2023-10-25 Sold (Public Records) — Public Records
• 2023-10-25 Sold (MLS) — CBMLS
• 2023-10-17 Pending — CBMLS
• 2023-10-06 Contingent — CBMLS
• 2023-10-02 Listed $49,900 CBMLS

Property tax history

-3.5%/yr

Latest (2025): $1,323 · +11.5% YoY. Source: county tax records.