310 E Rachal · Beeville, TX 78102

$87,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 227 Days on market

Built 1971 7,840 sqft lot $101/sqft · 25% below area Est $117k · 25% under

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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 +16.2/30.0
• ARV discount +15.0/15.0
• 1% rule +5.3/10.0
• DSCR +5.0/10.0
• 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

Introducing 310 E Rachal St, Beeville - a charming 2-bedroom, 1-bath home perfectly situated on a large corner lot. This well-maintained property features a spacious living and dining area, central air and heat, and a convenient Jack-and-Jill bathroom connecting the bedrooms. Outside, you'll find a 2-car detached garage/workshop offering plenty of room for storage, hobbies, or projects. This home is move-in ready and full of potential! Don't miss your chance to make it yours

Key facts

• Large corner lot
• 7,840 sq ft lot
• 2 garage spots

Tags

• LARGE CORNER LOT
• JACK-AND-JILL BATHROOM
• DETACHED GARAGE/WORKSHOP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $47 ($558/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($898 rent vs $87k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: crime D-, amenities F, commute 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.
• Zoned schools: Fadden-Mckeown-Chambliss El (math 28% / reading 26%, grade F, #2,791 of 4,322 statewide, top 68%, 562 students, 79% FRL); Moreno J H (math 10% / reading 29%, grade F, #1,445 of 1,662 statewide, top 88%, 705 students, 84% FRL); A C Jones H S (math 22% / reading 42%, grade F, #1,044 of 1,632 statewide, top 66%, 1,041 students, 81% FRL).
• Market conditions: 185 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $601 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $23k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $76,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 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 1971 — 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: 1.03% ✓
• Cap rate: 6.93%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 8.1

CMA / ARV

• ARV (median comp): $116,559
• List price: $87,000
• Delta: -25.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1805 Lucy Ln	0.27mi	3/1.0 (+1)	972 (+12%)	23mo	$111,400	$115	42

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-11,083
• Equity at exit: $12,972

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-5,626
• Equity at exit: $7,522

Cash invested: $24,360 (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: 185
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $898 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$170 /mo · $2,046/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $47

Break-even live

Break-even rent $839

Max offer price $87,000

Occupancy floor 90%

Sensitivity live

Price	-10% $96	-5% $71	+0% $47	+5% $22	+10% $-3
Rent	-10% $-24	-5% $11	+0% $47	+5% $82	+10% $117
Rate	-1.0pp $90	-0.5pp $69	base $47	+0.5pp $24	+1.0pp $1

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	45d	1	0.19mi
600 E Crockett St Beeville, TX	2.0	1.0	990	$750	$0.76	45d	1	0.68mi
700 N Washington St Unit 4 Beeville, TX	1.0	1.0	700	$800	$1.14	45d	1	1.31mi
704 N Washington St Unit 3 Beeville, TX	1.0	1.0	750	$650	$0.87	45d	1	1.33mi

Listing history 7 events

1. 2026-04-08
   price $87,000 479-char remark

   Show marketing remark (479 chars)

   Introducing 310 E Rachal St, Beeville - a charming 2-bedroom, 1-bath home perfectly situated on a large corner lot. This well-maintained property features a spacious living and dining area, central air and heat, and a convenient Jack-and-Jill bathroom connecting the bedrooms. Outside, you'll find a 2-car detached garage/workshop offering plenty of room for storage, hobbies, or projects. This home is move-in ready and full of potential! Don't miss your chance to make it yours

2. 2026-03-11
   price $90,000 479-char remark

   Show marketing remark (479 chars)

   Introducing 310 E Rachal St, Beeville - a charming 2-bedroom, 1-bath home perfectly situated on a large corner lot. This well-maintained property features a spacious living and dining area, central air and heat, and a convenient Jack-and-Jill bathroom connecting the bedrooms. Outside, you'll find a 2-car detached garage/workshop offering plenty of room for storage, hobbies, or projects. This home is move-in ready and full of potential! Don't miss your chance to make it yours

3. 2026-01-29
   price $99,500 479-char remark

   Show marketing remark (479 chars)

   Introducing 310 E Rachal St, Beeville - a charming 2-bedroom, 1-bath home perfectly situated on a large corner lot. This well-maintained property features a spacious living and dining area, central air and heat, and a convenient Jack-and-Jill bathroom connecting the bedrooms. Outside, you'll find a 2-car detached garage/workshop offering plenty of room for storage, hobbies, or projects. This home is move-in ready and full of potential! Don't miss your chance to make it yours

4. 2025-11-22
   price $105,000 479-char remark

   Show marketing remark (479 chars)

   Introducing 310 E Rachal St, Beeville - a charming 2-bedroom, 1-bath home perfectly situated on a large corner lot. This well-maintained property features a spacious living and dining area, central air and heat, and a convenient Jack-and-Jill bathroom connecting the bedrooms. Outside, you'll find a 2-car detached garage/workshop offering plenty of room for storage, hobbies, or projects. This home is move-in ready and full of potential! Don't miss your chance to make it yours

5. 2025-10-14
   listed $110,000 New 479-char remark

   Show marketing remark (479 chars)

   Introducing 310 E Rachal St, Beeville - a charming 2-bedroom, 1-bath home perfectly situated on a large corner lot. This well-maintained property features a spacious living and dining area, central air and heat, and a convenient Jack-and-Jill bathroom connecting the bedrooms. Outside, you'll find a 2-car detached garage/workshop offering plenty of room for storage, hobbies, or projects. This home is move-in ready and full of potential! Don't miss your chance to make it yours

6. 2018-11-10
   historical
7. 2018-09-08
   listed $78,500

ⓘ 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: $2,046 · $170/mo
• Projected year-2 tax: $2,046 · $170/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 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: $10,777
• − Mortgage interest: −$4,873
• − Property taxes: −$2,046
• − Insurance: −$435
• − Repairs & maintenance: −$862
• − Management: −$862
• − Depreciation: −$2,531
• Taxable loss: −$832
• Est. tax savings @ 24.0%: +$200
• After-tax cash flow: $758/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

+10.8% since first listed

7 events — show timeline

• 2026-04-08 Price Changed $87,000 LERA
• 2026-03-11 Price Changed $90,000 LERA
• 2026-01-29 Price Changed $99,500 LERA
• 2025-11-22 Price Changed $105,000 LERA
• 2025-10-14 Listed $110,000 LERA
• 2018-11-10 Listing Removed — LERA
• 2018-09-08 Listed $78,500 LERA

Property tax history

+8.6%/yr

Latest (2025): $2,046 · +4.8% YoY. Source: county tax records.