403 W Juan Linn St · Victoria, TX 77901

$110,000

2 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 153 Days on market

Built 1945 4,416 sqft lot $71/sqft · 38% below area Est $178k · 38% 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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +5.5/10.0
• Livability +3.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWNER FINANCING OPTION AVAILABLE FOR A HOMESTEADER! Charming and full of character, this 2-bedroom, 1-bath with an office (potential of a third bedroom) Victorian home offers 1,560 square feet of timeless appeal just minutes from Riverside Park and Downtown Victoria. From the moment you arrive, you’ll appreciate the classic architectural details that give this home its distinctive charm. Set on a lovely lot, the property features a fully fenced backyard—perfect for relaxing, gardening, or entertaining—along with a newly built deck ideal for outdoor gatherings. Inside, generous living spaces provide comfort and flexibility, blending historic character with everyday livability. Conveniently located near parks, dining, shopping, and downtown attractions, this home offers the perfect combination of charm, space, and location. A wonderful opportunity to own a piece of Victorian elegance in the heart of Victoria. This home is perfect for a first-time home buyer, investor looking for rental income, or a downsizer!

Key facts

• Victorian home
• Newly built deck
• 4,416 sq ft lot

Tags

• VICTORIAN HOME
• FULLY FENCED BACKYARD
• NEWLY BUILT DECK
• GENEROUS LIVING SPACES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.7% in Victoria — 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 71/100 on livability (#309 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools D, amenities F.
• Victoria ISD (urban): math 24% / reading 33% proficiency, ranked #645 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-0.8%/yr); 196 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 43 units permitted in Victoria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Victoria County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y ago; this cycle's ask has dropped $40k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $110k implies a 267% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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 1945 — 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: 1.05% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.54%
• DSCR: 1.16
• GRM: 8.0

CMA / ARV

• ARV (median comp): $178,250
• List price: $110,000
• Delta: -38.29%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 E Goodwin Ave	0.52mi	3/2.0 (+1)	1,568 (+0%)	7mo	$194,000	$124	60
606 W Forrest St	0.26mi	3/2.0 (+1)	1,350 (-14%)	3mo	$186,500	$138	54

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.50×
• Total profit: $-15,364
• Equity at exit: $16,401

10-year hold

• IRR: -12.0%
• Equity multiple: 0.39×
• Total profit: $-18,758
• Equity at exit: $9,511

Cash invested: $30,800 (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 77901

• Rents YoY: -0.8%
• Active inventory: 196
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$196 /mo · $2,354/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $91

Break-even live

Break-even rent $1,037

Max offer price $110,000

Occupancy floor 87%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 E North St Unit Dwnstrs Victoria, TX	2.0	1.0	2092	$1,200	$0.57	43d	1	0.69mi
305 E Sabine St Unit A Victoria, TX	2.0	1.0	1224	$1,150	$0.94	43d	1	1.09mi

Listing history 36 events

1. 2026-06-16
   days on market $110,000 Active 153 DOM
2. 2026-06-15
   days on market $110,000 Active 152 DOM
3. 2026-06-14
   days on market $110,000 Active 150 DOM
4. 2026-06-13
   days on market $110,000 Active 149 DOM
5. 2026-06-10
   days on market $110,000 Active 147 DOM
6. 2026-06-09
   days on market $110,000 Active 146 DOM
7. 2026-06-08
   days on market $110,000 Active 145 DOM
8. 2026-06-07
   days on market $110,000 Active 144 DOM
9. 2026-06-03
   days on market $110,000 Active 140 DOM
10. 2026-06-02
    days on market $110,000 Active 139 DOM
11. 2026-06-01
    days on market $110,000 Active 138 DOM
12. 2026-05-31
    days on market $110,000 Active 137 DOM
13. 2026-05-30
    days on market $110,000 Active 136 DOM
14. 2026-05-15
    price $110,000 1040-char remark

    Show marketing remark (1040 chars)

    OWNER FINANCING OPTION AVAILABLE FOR A HOMESTEADER! Charming and full of character, this 2-bedroom, 1-bath with an office (potential of a third bedroom) Victorian home offers 1,560 square feet of timeless appeal just minutes from Riverside Park and Downtown Victoria. From the moment you arrive, you’ll appreciate the classic architectural details that give this home its distinctive charm. Set on a lovely lot, the property features a fully fenced backyard—perfect for relaxing, gardening, or entertaining—along with a newly built deck ideal for outdoor gatherings. Inside, generous living spaces provide comfort and flexibility, blending historic character with everyday livability. Conveniently located near parks, dining, shopping, and downtown attractions, this home offers the perfect combination of charm, space, and location. A wonderful opportunity to own a piece of Victorian elegance in the heart of Victoria. This home is perfect for a first-time home buyer, investor looking for rental income, or a downsizer!

15. 2026-03-24
    price $120,000 1040-char remark

    Show marketing remark (1040 chars)

    OWNER FINANCING OPTION AVAILABLE FOR A HOMESTEADER! Charming and full of character, this 2-bedroom, 1-bath with an office (potential of a third bedroom) Victorian home offers 1,560 square feet of timeless appeal just minutes from Riverside Park and Downtown Victoria. From the moment you arrive, you’ll appreciate the classic architectural details that give this home its distinctive charm. Set on a lovely lot, the property features a fully fenced backyard—perfect for relaxing, gardening, or entertaining—along with a newly built deck ideal for outdoor gatherings. Inside, generous living spaces provide comfort and flexibility, blending historic character with everyday livability. Conveniently located near parks, dining, shopping, and downtown attractions, this home offers the perfect combination of charm, space, and location. A wonderful opportunity to own a piece of Victorian elegance in the heart of Victoria. This home is perfect for a first-time home buyer, investor looking for rental income, or a downsizer!

16. 2026-03-09
    price $129,900 1040-char remark

    Show marketing remark (1040 chars)

    OWNER FINANCING OPTION AVAILABLE FOR A HOMESTEADER! Charming and full of character, this 2-bedroom, 1-bath with an office (potential of a third bedroom) Victorian home offers 1,560 square feet of timeless appeal just minutes from Riverside Park and Downtown Victoria. From the moment you arrive, you’ll appreciate the classic architectural details that give this home its distinctive charm. Set on a lovely lot, the property features a fully fenced backyard—perfect for relaxing, gardening, or entertaining—along with a newly built deck ideal for outdoor gatherings. Inside, generous living spaces provide comfort and flexibility, blending historic character with everyday livability. Conveniently located near parks, dining, shopping, and downtown attractions, this home offers the perfect combination of charm, space, and location. A wonderful opportunity to own a piece of Victorian elegance in the heart of Victoria. This home is perfect for a first-time home buyer, investor looking for rental income, or a downsizer!

17. 2026-01-22
    price $139,900 1040-char remark

    Show marketing remark (1040 chars)

    OWNER FINANCING OPTION AVAILABLE FOR A HOMESTEADER! Charming and full of character, this 2-bedroom, 1-bath with an office (potential of a third bedroom) Victorian home offers 1,560 square feet of timeless appeal just minutes from Riverside Park and Downtown Victoria. From the moment you arrive, you’ll appreciate the classic architectural details that give this home its distinctive charm. Set on a lovely lot, the property features a fully fenced backyard—perfect for relaxing, gardening, or entertaining—along with a newly built deck ideal for outdoor gatherings. Inside, generous living spaces provide comfort and flexibility, blending historic character with everyday livability. Conveniently located near parks, dining, shopping, and downtown attractions, this home offers the perfect combination of charm, space, and location. A wonderful opportunity to own a piece of Victorian elegance in the heart of Victoria. This home is perfect for a first-time home buyer, investor looking for rental income, or a downsizer!

18. 2026-01-12
    listed $149,900 Active 1040-char remark

    Show marketing remark (1040 chars)

    OWNER FINANCING OPTION AVAILABLE FOR A HOMESTEADER! Charming and full of character, this 2-bedroom, 1-bath with an office (potential of a third bedroom) Victorian home offers 1,560 square feet of timeless appeal just minutes from Riverside Park and Downtown Victoria. From the moment you arrive, you’ll appreciate the classic architectural details that give this home its distinctive charm. Set on a lovely lot, the property features a fully fenced backyard—perfect for relaxing, gardening, or entertaining—along with a newly built deck ideal for outdoor gatherings. Inside, generous living spaces provide comfort and flexibility, blending historic character with everyday livability. Conveniently located near parks, dining, shopping, and downtown attractions, this home offers the perfect combination of charm, space, and location. A wonderful opportunity to own a piece of Victorian elegance in the heart of Victoria. This home is perfect for a first-time home buyer, investor looking for rental income, or a downsizer!

19. 2025-10-09
    soldstatus
20. 2021-01-15
    soldstatus
21. 2020-10-13
    status Pending
22. 2020-09-30
    listed $89,900 Active
23. 2019-01-31
    historical
24. 2019-01-08
    price $85,000
25. 2019-01-08
    status Active
26. 2019-01-01
    status Pending with Option
27. 2018-11-24
    listed $89,900 Active
28. 2018-11-11
    historical
29. 2018-08-16
    price $107,900
30. 2018-07-07
    price $117,900
31. 2018-05-14
    listed $127,900 Active
32. 2015-10-13
    historical
33. 2015-07-20
    listed $84,500
34. 2011-08-29
    soldstatus $30,000
35. 2011-08-29
    soldstatus
36. 2011-07-05
    listed $38,000

ⓘ 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: $2,354 · $196/mo
• Projected year-2 tax: $2,354 · $196/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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $13,818
• − Mortgage interest: −$6,162
• − Property taxes: −$2,354
• − Insurance: −$550
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$3,200
• Taxable loss: −$659
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $1,248/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: Victoria ISD
• NCES district ID: 4844150
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 33% ▼ -2.00%
• Median HH income: $50,534
• Composite: 24.98/100
• National rank: #7562
• State rank: #645 of 826 in TX

Livability — Victoria

• Score: 71/100
• State rank: #309
• US rank: #6960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Victoria, TX
• County: Victoria County · 69,915 people
• City population: 69,915
• Metro: Victoria, TX
• Population (ZIP): 39,854
• Household income: $57,923
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 1802.0

Population outlook (Victoria County) Hauer SSP2

• Today (2025): 106,119 people
• By 2030: 113,161 · +6.6%
• By 2040: 127,402 · +20.1%
• By 2050: 141,953 · +33.8%
• By 2075: 179,410 · +69.1%
• By 2100: 200,127 · +88.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 30% White 24% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Serbian 2% Lithuanian 1% Italian 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 64% English-only · Spanish 35% Chinese 1%

Political lean MEDSL · Victoria

• 2024 margin: Solid R (+42.6) · D 28.4% · R 71.0%
• 2008→2024 swing: -9.0pp toward R · 2008: -33.6pp · 2024: -42.6pp
• All cycles: 2024: R+42.6 2020: R+38.0 2016: R+40.0 2012: R+37.8 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -127.62%
• Current HPI: 138.3569
• Rent YoY: ▼ -0.79%
• Metro: Victoria, 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

+189.5% since first listed

23 events — show timeline

• 2026-05-15 Price Changed $110,000 CTXMLS
• 2026-03-24 Price Changed $120,000 CTXMLS
• 2026-03-09 Price Changed $129,900 CTXMLS
• 2026-01-22 Price Changed $139,900 CTXMLS
• 2026-01-12 Listed $149,900 CTXMLS
• 2025-10-09 Sold (Public Records) — Public Records
• 2021-01-15 Sold (Public Records) — Public Records
• 2020-10-13 Pending — CTXMLS
• 2020-09-30 Listed $89,900 CTXMLS
• 2019-01-31 Listing Removed — CTXMLS
• 2019-01-08 Price Changed $85,000 CTXMLS
• 2019-01-08 Relisted — CTXMLS
• 2019-01-01 Pending — CTXMLS
• 2018-11-24 Listed $89,900 CTXMLS
• 2018-11-11 Listing Removed — CTXMLS
• 2018-08-16 Price Changed $107,900 CTXMLS
• 2018-07-07 Price Changed $117,900 CTXMLS
• 2018-05-14 Listed $127,900 CTXMLS
• 2015-10-13 Listing Removed — CTXMLS
• 2015-07-20 Listed $84,500 CTXMLS
• 2011-08-29 Sold (Public Records) — Public Records
• 2011-08-29 Sold (MLS) $30,000 CTXMLS
• 2011-07-05 Listed $38,000 CTXMLS

Property tax history

+3.9%/yr

Latest (2025): $2,354 · +3.2% YoY. Source: county tax records.