245 E Fm 772 · Ricardo, TX 78363

$134,900

3 bd · 2.0 ba · 2,104 sqft · SingleFamily public records · 134 Days on market

Built 1980 2.00 ac lot $64/sqft · 58% below area ↓ 52% since listing

---

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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Rent growth +4.3/5.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 2 bath home on 2 acres outside city limits. No utilities will be turned on by any party for inspections or appraisals. This property has now been entered into an online auction. The first online event will begin on4-5-26 thru 4-7-26.

Key facts

• 2 acre lot
• 4 parking spots
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,151 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, schools D+, employment D+.
• Ricardo ISD (rural): math 37% / reading 50% proficiency, ranked #277 of 826 in TX (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.2%/yr); 216 active listings in the ZIP; 24 units permitted in Kleberg County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $65k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 F 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: 1.20% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 6.9

CMA / ARV

• ARV (median comp): $322,705
• List price: $134,900
• Delta: -58.20%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 N County Road 1060	0.32mi	4/3.0 (+1)	1,906 (-9%)	6mo	$435,000	$228	56
195 E Fm 772	0.50mi	3/3.0	1,920 (-9%)	22mo	$275,000	$143	40

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-6,976
• Equity at exit: $20,114

10-year hold

• IRR: 10.1%
• Equity multiple: 1.96×
• Total profit: $36,136
• Equity at exit: $11,664

Cash invested: $37,772 (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: 216
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,618 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$270 /mo · $3,236/yr
• Insurance: −$56
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $120

Break-even live

Break-even rent $1,466

Max offer price $134,900

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-19
   days on market $134,900 Active 134 DOM
2. 2026-06-18
   days on market $134,900 Active 133 DOM
3. 2026-06-17
   days on market $134,900 Active 132 DOM
4. 2026-06-16
   days on market $134,900 Active 131 DOM
5. 2026-06-15
   days on market $134,900 Active 130 DOM
6. 2026-06-14
   days on market $134,900 Active 128 DOM
7. 2026-06-12
   days on market $134,900 Active 127 DOM
8. 2026-06-09
   days on market $134,900 Active 124 DOM
9. 2026-06-08
   days on market $134,900 Active 123 DOM
10. 2026-06-07
    days on market $134,900 Active 122 DOM
11. 2026-06-05
    pricedays on market $134,900 Active 119 DOM
12. 2026-06-03
    days on market $144,900 Active 118 DOM
13. 2026-06-02
    days on market $144,900 Active 117 DOM
14. 2026-06-01
    days on market $144,900 Active 116 DOM
15. 2026-05-31
    days on market $144,900 Active 115 DOM
16. 2026-05-30
    days on market $144,900 Active 114 DOM
17. 2026-05-15
    price $144,900 244-char remark

    Show marketing remark (245 chars)

    3 bedroom, 2 bath home on 2 acres outside city limits. No utilities will be turned on by any party for inspections or appraisals. This property has now been entered into an online auction. The first online event will begin on 4-5-26 thru 4-7-26.

18. 2026-05-15
    price $144,900 245-char remark

    Show marketing remark (245 chars)

    3 bedroom, 2 bath home on 2 acres outside city limits. No utilities will be turned on by any party for inspections or appraisals. This property has now been entered into an online auction. The first online event will begin on 4-5-26 thru 4-7-26.

19. 2026-03-20
    price $154,900 244-char remark

    Show marketing remark (245 chars)

    3 bedroom, 2 bath home on 2 acres outside city limits. No utilities will be turned on by any party for inspections or appraisals. This property has now been entered into an online auction. The first online event will begin on 4-5-26 thru 4-7-26.

20. 2026-03-20
    price $154,900 245-char remark

    Show marketing remark (245 chars)

    3 bedroom, 2 bath home on 2 acres outside city limits. No utilities will be turned on by any party for inspections or appraisals. This property has now been entered into an online auction. The first online event will begin on 4-5-26 thru 4-7-26.

21. 2026-03-16
    price $164,900 244-char remark

    Show marketing remark (245 chars)

    3 bedroom, 2 bath home on 2 acres outside city limits. No utilities will be turned on by any party for inspections or appraisals. This property has now been entered into an online auction. The first online event will begin on 4-5-26 thru 4-7-26.

22. 2026-03-16
    price $164,900 245-char remark

    Show marketing remark (245 chars)

    3 bedroom, 2 bath home on 2 acres outside city limits. No utilities will be turned on by any party for inspections or appraisals. This property has now been entered into an online auction. The first online event will begin on 4-5-26 thru 4-7-26.

23. 2026-03-07
    price $174,900 244-char remark

    Show marketing remark (244 chars)

    3 bedroom, 2 bath home on 2 acres outside city limits. No utilities will be turned on by any party for inspections or appraisals. This property has now been entered into an online auction. The first online event will begin on4-5-26 thru 4-7-26.

24. 2026-03-06
    price $174,900 245-char remark

    Show marketing remark (245 chars)

    3 bedroom, 2 bath home on 2 acres outside city limits. No utilities will be turned on by any party for inspections or appraisals. This property has now been entered into an online auction. The first online event will begin on 4-5-26 thru 4-7-26.

25. 2026-02-21
    price $189,900 244-char remark

    Show marketing remark (245 chars)

    3 bedroom, 2 bath home on 2 acres outside city limits. No utilities will be turned on by any party for inspections or appraisals. This property has now been entered into an online auction. The first online event will begin on 4-5-26 thru 4-7-26.

26. 2026-02-21
    price $189,900 245-char remark

    Show marketing remark (245 chars)

    3 bedroom, 2 bath home on 2 acres outside city limits. No utilities will be turned on by any party for inspections or appraisals. This property has now been entered into an online auction. The first online event will begin on 4-5-26 thru 4-7-26.

27. 2026-02-05
    listed $199,900 Active 244-char remark

    Show marketing remark (245 chars)

    3 bedroom, 2 bath home on 2 acres outside city limits. No utilities will be turned on by any party for inspections or appraisals. This property has now been entered into an online auction. The first online event will begin on 4-5-26 thru 4-7-26.

28. 2026-02-05
    listed $199,900 Active 245-char remark

    Show marketing remark (245 chars)

    3 bedroom, 2 bath home on 2 acres outside city limits. No utilities will be turned on by any party for inspections or appraisals. This property has now been entered into an online auction. The first online event will begin on 4-5-26 thru 4-7-26.

29. 2025-12-29
    price $209,900
30. 2025-11-27
    price $229,900
31. 2025-10-28
    price $239,900
32. 2025-10-02
    price $259,900
33. 2025-09-17
    price $269,900
34. 2025-08-04
    price $279,900
35. 2025-06-18
    listed $299,900 Active
36. 1997-09-15
    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: $3,236 · $270/mo
• Projected year-2 tax: $3,236 · $270/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 4/10 Moderate FEMA zone A · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥111°F today · 18 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: $19,417
• − Mortgage interest: −$7,556
• − Property taxes: −$3,236
• − Insurance: −$2,177
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$3,924
• Taxable loss: −$583
• Est. tax savings @ 24.0%: +$140
• After-tax cash flow: $1,577/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: Ricardo ISD
• NCES district ID: 4836930
• Math proficiency: 37% ▼ -25.00%
• Reading proficiency: 50% ▼ -9.00%
• Median HH income: $57,642
• Composite: 38.08/100
• National rank: #4280
• State rank: #277 of 826 in TX

Livability — Ricardo

• Score: 59/100
• State rank: #1151
• US rank: #20217

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kleberg County · 28,920 people
• 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

-51.7% since first listed

20 events — show timeline

• 2026-05-15 Price Changed $144,900 NTREIS
• 2026-05-15 Price Changed $144,900 CBMLS
• 2026-03-20 Price Changed $154,900 NTREIS
• 2026-03-20 Price Changed $154,900 CBMLS
• 2026-03-16 Price Changed $164,900 NTREIS
• 2026-03-16 Price Changed $164,900 CBMLS
• 2026-03-07 Price Changed $174,900 NTREIS
• 2026-03-06 Price Changed $174,900 CBMLS
• 2026-02-21 Price Changed $189,900 NTREIS
• 2026-02-21 Price Changed $189,900 CBMLS
• 2026-02-05 Listed $199,900 CBMLS
• 2026-02-05 Listed $199,900 NTREIS
• 2025-12-29 Price Changed $209,900 CBMLS
• 2025-11-27 Price Changed $229,900 CBMLS
• 2025-10-28 Price Changed $239,900 CBMLS
• 2025-10-02 Price Changed $259,900 CBMLS
• 2025-09-17 Price Changed $269,900 CBMLS
• 2025-08-04 Price Changed $279,900 CBMLS
• 2025-06-18 Listed $299,900 CBMLS
• 1997-09-15 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,236 · +2.2% YoY. Source: county tax records.