520 E Verbina St · Taft Southwest, TX 78390

$142,600

2 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 64 Days on market

Built 2019 7,492 sqft lot $134/sqft · 29% above area Est $110k · 29% 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 +21.0/30.0
• Appreciation +7.2/10.0
• DSCR +6.7/10.0
• 1% rule +5.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

HUD Case 514-351277 Older custom 2 bedroom, 2 bath home close to schools and commute. Features include living-dining-kitchen combo. This home is 203k eligible. All HUD homes are sold as-is! Bid deadline is 3-26-26 at 11:59:59 PM CT. Bids open on 3-27-26

Key facts

• 7,492 sq ft lot
• Built 2019
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $143k).
• Recommended offer: $134k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,311 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime B+; Watch: amenities F, commute F, employment F.
• Taft ISD (town): math 24% / reading 24% proficiency, ranked #727 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Woodroe Petty El (math 18% / reading 22%, grade F, #3,536 of 4,322 statewide, top 83%, 381 students, 92% FRL); Ricardo L Trevino J H (math 28% / reading 26%, grade F, #1,177 of 1,662 statewide, top 72%, 199 students, 90% FRL); Taft H S (math 27% / reading 27%, grade F, #1,204 of 1,632 statewide, top 75%, 242 students, 80% FRL).
• Market conditions: 60 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 344 units permitted in San Patricio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($986 loan paydown + $6k appreciation (4.4% local appreciation)).
• San Patricio County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $12k (8%) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,044 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.03%
• DSCR: 1.27
• GRM: 8.0

CMA / ARV

• ARV (median comp): $110,466
• List price: $142,600
• Delta: 29.09%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
529 Blanco St	0.15mi	3/1.0 (+1)	1,116 (+5%)	10mo	$105,000	$94	68
111 Alende St	0.46mi	3/1.0 (+1)	1,094 (+3%)	2mo	$159,900	$146	64
510 Blanco	0.11mi	3/1.0 (+1)	910 (-14%)	3mo	$67,000	$74	59
529 E Azul St	0.32mi	3/2.0 (+1)	1,099 (+3%)	23mo	$159,000	$145	55
425 Ash St	0.18mi	3/1.0 (+1)	1,188 (+12%)	20mo	$49,900	$42	46
901 Oak St	0.75mi	2/1.0	1,050 (-1%)	16mo	$165,000	$157	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 2.03×
• Total profit: $41,118
• Equity at exit: $75,976

10-year hold

• IRR: 17.3%
• Equity multiple: 3.90×
• Total profit: $115,600
• Equity at exit: $127,293

Cash invested: $39,928 (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 78390

• Home prices YoY: 3.7%
• Active inventory: 60
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,487 high
• Mortgage (P&I): −$748
• Tax from tax record: −$167 /mo · $1,999/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $201

Break-even live

Break-even rent $1,233

Max offer price $142,600

Occupancy floor 82%

Sensitivity live

Price	-10% $281	-5% $241	+0% $201	+5% $160	+10% $120
Rent	-10% $83	-5% $142	+0% $201	+5% $259	+10% $318
Rate	-1.0pp $272	-0.5pp $237	base $201	+0.5pp $164	+1.0pp $126

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: $35,650
• Closing costs: $4,278
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 3rd St Taft, TX	3.0	2.0	1476	$1,800	$1.22	15d	1	0.41mi
921 Oak St Taft, TX	2.0	1.0	857	$1,400	$1.63	15d	1	0.80mi
508 Tutt Ave Taft, TX	2.0	1.0	936	$1,150	$1.23	45d	1	0.99mi
620 Reynolds Ave Taft, TX	3.0	2.0	1482	$1,900	$1.28	15d	1	1.17mi
425 Farm to Market 631 Unit 631 Taft, TX	1.0	1.0	700	$725	$1.04	45d	1	1.21mi

Listing history 11 events

1. 2026-05-19
   status Pending 254-char remark

   Show marketing remark (254 chars)

   HUD Case 514-351277 Older custom 2 bedroom, 2 bath home close to schools and commute. Features include living-dining-kitchen combo. This home is 203k eligible. All HUD homes are sold as-is! Bid deadline is 3-26-26 at 11:59:59 PM CT. Bids open on 3-27-26.

2. 2026-05-19
   status Pending 254-char remark

   Show marketing remark (254 chars)

   HUD Case 514-351277 Older custom 2 bedroom, 2 bath home close to schools and commute. Features include living-dining-kitchen combo. This home is 203k eligible. All HUD homes are sold as-is! Bid deadline is 3-26-26 at 11:59:59 PM CT. Bids open on 3-27-26.

3. 2026-04-30
   price $142,600 254-char remark

   Show marketing remark (254 chars)

   HUD Case 514-351277 Older custom 2 bedroom, 2 bath home close to schools and commute. Features include living-dining-kitchen combo. This home is 203k eligible. All HUD homes are sold as-is! Bid deadline is 3-26-26 at 11:59:59 PM CT. Bids open on 3-27-26

4. 2026-04-30
   price $142,600 254-char remark

   Show marketing remark (254 chars)

   HUD Case 514-351277 Older custom 2 bedroom, 2 bath home close to schools and commute. Features include living-dining-kitchen combo. This home is 203k eligible. All HUD homes are sold as-is! Bid deadline is 3-26-26 at 11:59:59 PM CT. Bids open on 3-27-26

5. 2026-03-13
   listed $155,000 Active 254-char remark

   Show marketing remark (254 chars)

   HUD Case 514-351277 Older custom 2 bedroom, 2 bath home close to schools and commute. Features include living-dining-kitchen combo. This home is 203k eligible. All HUD homes are sold as-is! Bid deadline is 3-26-26 at 11:59:59 PM CT. Bids open on 3-27-26.

6. 2026-03-13
   listed $155,000 Active 254-char remark

   Show marketing remark (254 chars)

   HUD Case 514-351277 Older custom 2 bedroom, 2 bath home close to schools and commute. Features include living-dining-kitchen combo. This home is 203k eligible. All HUD homes are sold as-is! Bid deadline is 3-26-26 at 11:59:59 PM CT. Bids open on 3-27-26.

7. 2023-08-15
   soldstatus
8. 2023-08-14
   soldstatus Closed
9. 2023-06-16
   status Pending
10. 2023-06-04
    historical Active Under Contract
11. 2023-06-01
    listed $162,500 Active

ⓘ 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: $1,999 · $167/mo
• Projected year-2 tax: $2,610 · $217/mo
• Expected delta: +$611/yr (+$51/mo · 30.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 25 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: $17,839
• − Mortgage interest: −$7,988
• − Property taxes: −$1,999
• − Insurance: −$713
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$4,148
• Taxable income: $137
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $2,375/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: Taft ISD
• NCES district ID: 4842060
• Math proficiency: 24% ▼ -6.00%
• Reading proficiency: 24% ▲ 2.00%
• Median HH income: $40,110
• Composite: 20.29/100
• National rank: #8618
• State rank: #727 of 826 in TX

Livability — Taft Southwest

• Score: 56/100
• State rank: #1311
• US rank: #22671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taft Southwest, TX
• Population (ZIP): 5,620

Population outlook (San Patricio County) Hauer SSP2

• Today (2025): 75,538 people
• By 2030: 79,575 · +5.3%
• By 2040: 87,670 · +16.1%
• By 2050: 96,107 · +27.2%
• By 2075: 117,984 · +56.2%
• By 2100: 130,010 · +72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 52% White 21%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 61% English-only · Spanish 39%

Political lean MEDSL · San Patricio

• 2024 margin: Solid R (+36.4) · D 31.4% · R 67.8%
• 2008→2024 swing: -19.8pp toward R · 2008: -16.6pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+29.1 2016: R+24.1 2012: R+20.6 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.44%
• Current HPI: 123.4461
• 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

-12.2% since first listed

11 events — show timeline

• 2026-05-19 Pending — CBMLS
• 2026-05-19 Pending — NTREIS
• 2026-04-30 Price Changed $142,600 NTREIS
• 2026-04-30 Price Changed $142,600 CBMLS
• 2026-03-13 Listed $155,000 NTREIS
• 2026-03-13 Listed $155,000 CBMLS
• 2023-08-15 Sold (Public Records) — Public Records
• 2023-08-14 Sold (MLS) — CBMLS
• 2023-06-16 Pending — CBMLS
• 2023-06-04 Contingent — CBMLS
• 2023-06-01 Listed $162,500 CBMLS

Property tax history

+7.3%/yr

Latest (2025): $1,999 · -0.7% YoY. Source: county tax records.