1211 Rio Grande St · San Benito, TX 78586

$62,500

2 bd · 1.0 ba · 660 sqft · SingleFamily public records · 44 Days on market

Built 1986 6,250 sqft lot $95/sqft · 7% below area Est $67k · 7% 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 +23.5/30.0
• ARV discount +10.5/15.0
• DSCR +7.6/10.0
• 1% rule +6.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover a prime investment opportunity in San Benito, TX! This 2-bedroom, 1-bath home sits on a generous 6,250 sqft lot, offering endless potential—whether to remodel or rebuild. Conveniently located near the highway and local businesses, it's perfect for your next project. Don't miss out!

Key facts

• Generous lot
• Conveniently located
• 6,250 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• GENEROUS LOT
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence (house); One story
• Construction: Wood siding construction
• Exterior features: Composition roof; Lot approximately 0.14 acres

Interior

• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom
• Interior features: Electric water heater; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $-35 ($-420/yr) — negative.
• To cash-flow at today's rent, offer at most $56k (9.9% below list).
• Meets the 1% rule at list price ($737 rent vs $62k).
• Recommended offer: $56k (9.9% below list) — sets the bar for cash-flow.
• Cap rate 8.5% vs local median 3.7% in San Benito — 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 66/100 on livability (#621 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• San Benito CISD (suburban): math 14% / reading 27% proficiency, ranked #782 of 826 in TX (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Miller Jordan Middle (math 9% / reading 23%, grade F, #1,543 of 1,662 statewide, top 94%, 640 students, 91% FRL); San Benito H S (math 32% / reading 2%, grade F, #1,460 of 1,632 statewide, top 91%, 2,012 students, 80% FRL).
• Market conditions: 441 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); 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $432 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cameron County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $56,322 (9.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.18% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.03%
• DSCR: 1.36
• GRM: 7.1

CMA / ARV

• ARV (median comp): $66,918
• List price: $62,500
• Delta: -6.60%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
335 Edwards St	0.62mi	1/1.0 (-1)	717 (+9%)	6mo	$67,000	$93	47

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: -20.0%
• Equity multiple: 0.30×
• Total profit: $-12,230
• Equity at exit: $9,319

10-year hold

• IRR: -12.5%
• Equity multiple: 0.26×
• Total profit: $-13,010
• Equity at exit: $5,404

Cash invested: $17,500 (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 78586

• Home prices YoY: -24.9%
• Active inventory: 441
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $737 high
• Mortgage (P&I): −$328
• Tax from tax record: −$111 /mo · $1,336/yr
• Insurance: −$26
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$155
• Net cashflow: $-35

Break-even live

Break-even rent $781

Max offer price $56,322

Occupancy floor 100%

Sensitivity live

Price	-10% $0	-5% $-17	+0% $-35	+5% $-53	+10% $-70
Rent	-10% $-93	-5% $-64	+0% $-35	+5% $-6	+10% $23
Rate	-1.0pp $-3	-0.5pp $-19	base $-35	+0.5pp $-51	+1.0pp $-68

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Wild Olive Cir Unit D San Benito, TX	2.0	1.0	744	$899	$1.21	15d	1	0.89mi
130 Wild Olive Cir San Benito, TX	2.0	1.0	650	$600	$0.92	15d	1	0.92mi
1000 E US Highway 77 San Benito, TX	1.0	1.0	644	$775	$1.20	15d	1	1.05mi
243 Freddy Fender Ln San Benito, TX	2.0	1.0	680	$700	$1.03	22d	1	1.43mi
243 Freddy Fender Ln San Benito, TX	2.0	1.0	680	$700	$1.03	15d	1	1.43mi

Listing history 16 events

1. 2026-06-18
   days on market $62,500 Active 44 DOM
2. 2026-06-17
   days on market $62,500 Active 43 DOM
3. 2026-06-16
   days on market $62,500 Active 42 DOM
4. 2026-06-15
   days on market $62,500 Active 41 DOM
5. 2026-06-14
   days on market $62,500 Active 39 DOM
6. 2026-06-10
   days on market $62,500 Active 36 DOM
7. 2026-06-09
   days on market $62,500 Active 35 DOM
8. 2026-06-08
   days on market $62,500 Active 34 DOM
9. 2026-06-07
   days on market $62,500 Active 33 DOM
10. 2026-06-03
    days on market $62,500 Active 29 DOM
11. 2026-06-02
    days on market $62,500 Active 28 DOM
12. 2026-06-01
    days on market $62,500 Active 27 DOM
13. 2026-05-31
    days on market $62,500 Active 26 DOM
14. 2026-05-30
    days on market $62,500 Active 25 DOM
15. 2026-05-05
    listed $62,500 Active 297-char remark
16. 2022-11-22
    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: $1,336 · $111/mo
• Projected year-2 tax: $1,336 · $111/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 7/10 Severe FEMA zone AH · 98% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,844
• − Mortgage interest: −$3,501
• − Property taxes: −$1,336
• − Insurance: −$2,137
• − Repairs & maintenance: −$708
• − Management: −$708
• − Depreciation: −$1,818
• Taxable loss: −$1,364
• Est. tax savings @ 24.0%: +$327
• After-tax cash flow: $-92/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: San Benito CISD
• NCES district ID: 4838790
• Math proficiency: 14% ▼ -31.00%
• Reading proficiency: 27% ▼ -10.00%
• Median HH income: $29,403
• Composite: 16.31/100
• National rank: #9212
• State rank: #782 of 826 in TX

Livability — San Benito

• Score: 66/100
• State rank: #621
• US rank: #11846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Benito, TX
• Population (ZIP): 49,103

Population outlook (Cameron County) Hauer SSP2

• Today (2025): 441,603 people
• By 2030: 448,113 · +1.5%
• By 2040: 456,385 · +3.3%
• By 2050: 456,294 · +3.3%
• By 2075: 423,851 · -4.0%
• By 2100: 342,787 · -22.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 42% White 6%
• Hispanic origin (detail): Mexican 90%
• Foreign-born: 23% · Canada
• Languages at home: 29% English-only · Spanish 70%

Political lean MEDSL · Cameron

• 2024 margin: Lean R (+5.8) · D 46.7% · R 52.5%
• 2008→2024 swing: -34.6pp toward R · 2008: 28.8pp · 2024: -5.8pp
• All cycles: 2024: R+5.8 2020: D+13.2 2016: D+32.5 2012: D+32.4 2008: D+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.37%
• Current HPI: 188.147
• 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

2 events — show timeline

• 2026-05-05 Listed $62,500 RGVMLS
• 2022-11-22 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,336 · +20.6% YoY. Source: county tax records.