304 E 6th St · San Juan, TX 78589

$120,000

4 bd · 2.0 ba · 1,590 sqft · SingleFamily public records · 99 Days on market

Built 1985 10,237 sqft lot $75/sqft · 46% below area Est $223k · 46% under ↓ 8% since listing

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Why this score? — see what drove the B- 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 +24.2/30.0
• ARV discount +15.0/15.0
• 1% rule +8.0/10.0
• DSCR +7.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious lot with a large backyard and mature trees that provide great shade and character. The home offers a functional layout and plenty of outdoor space to enjoy. Conveniently located near the expressway and nearby schools for easy access to everyday essentials. A great opportunity for buyers looking to add their personal touch.

Key facts

• Large backyard
• Functional layout
• Outdoor space

Tags

• LARGE BACKYARD
• MATURE TREES
• FUNCTIONAL LAYOUT
• OUTDOOR SPACE
• CONVENIENTLY LOCATED
• NEARBY SCHOOLS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.4% in San Juan — 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 (#294 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Pharr-San Juan-Alamo ISD (suburban): math 18% / reading 30% proficiency, ranked #740 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Alfred Sorensen El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 616 students, 83% FRL); Austin Middle (math 14% / reading 18%, grade F, #1,543 of 1,662 statewide, top 94%, 951 students, 85% FRL); Psja Early College H S (math 33% / reading 65%, grade D, #553 of 1,632 statewide, top 34%, 2,459 students, 93% FRL) — zoned schools average 87% FRL vs 72% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 363 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.30% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.55%
• DSCR: 1.38
• GRM: 6.4

CMA / ARV

• ARV (median comp): $223,438
• List price: $120,000
• Delta: -46.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 Rio Colorado St	0.59mi	4/2.0	1,593 (+0%)	6mo	$195,000	$122	68
410 Liza St	0.26mi	3/2.0 (-1)	1,541 (-3%)	14mo	$265,000	$172	66
411 Liza St	0.28mi	3/2.5 (-1)	1,551 (-2%)	13mo	$274,900	$177	65
412 Zapata St	0.19mi	3/2.0 (-1)	1,390 (-13%)	1mo	$225,000	$162	64
406 Zapata St	0.22mi	3/2.0 (-1)	1,450 (-9%)	8mo	$239,000	$165	64
1000 Via Cantera Dr	0.69mi	4/2.0	1,605 (+1%)	7mo	$235,000	$146	61
607 Via Cantera Dr	0.68mi	4/2.0	1,596 (+0%)	9mo	$215,000	$135	60
314 E 10th St	0.25mi	3/2.0 (-1)	1,424 (-10%)	9mo	$265,000	$186	59
700 Via Cantera Dr	0.66mi	3/2.0 (-1)	1,572 (-1%)	9mo	$210,000	$134	55
600 Palmetto St	0.43mi	3/2.0 (-1)	1,472 (-7%)	12mo	$170,000	$115	52
218 Stella Dr	0.74mi	3/2.0 (-1)	1,698 (+7%)	9mo	$279,000	$164	41
410 W Seventh St	0.61mi	3/2.0 (-1)	1,370 (-14%)	8mo	$187,000	$136	37

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-4,071
• Equity at exit: $17,892

10-year hold

• IRR: 6.6%
• Equity multiple: 1.49×
• Total profit: $16,590
• Equity at exit: $10,375

Cash invested: $33,600 (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 78589

• Home prices YoY: -12.1%
• Active inventory: 363
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$629
• Tax from tax record: −$310 /mo · $3,725/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $239

Break-even live

Break-even rent $1,253

Max offer price $120,000

Occupancy floor 80%

Sensitivity live

Price	-10% $307	-5% $273	+0% $239	+5% $206	+10% $172
Rent	-10% $117	-5% $178	+0% $239	+5% $301	+10% $362
Rate	-1.0pp $300	-0.5pp $270	base $239	+0.5pp $208	+1.0pp $177

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 W 8th St San Juan, TX	3.0	2.0	1839	$1,390	$0.76	45d	1	0.49mi
1400 State Ave San Juan, TX	4.0	3.5	1750	$1,950	$1.11	20d	1	0.66mi
1306 Adela Dr San Juan, TX	3.0	2.0	1278	$1,500	$1.17	16d	1	0.66mi
405 Rafael Dr Apt 2 San Juan, TX	3.0	2.0	1200	$1,250	$1.04	45d	1	0.80mi
204 E Gomez Dr San Juan, TX	3.0	1.5	1464	$1,650	$1.13	16d	1	1.02mi
1806 Angelina Dr Unit 2 San Juan, TX	3.0	2.0	1142	$1,250	$1.09	25d	1	1.31mi
2302 San Pascual St San Juan, TX	3.0	2.0	1285	$1,800	$1.40	45d	1	1.37mi
1709 Calle Tulipan San Juan, TX	3.0	2.0	1841	$1,750	$0.95	45d	1	1.46mi
808 E Evans Ave Pharr, TX	3.0	2.0	1093	$1,400	$1.28	45d	1	1.49mi

Listing history 19 events

1. 2026-06-22
   days on market $120,000 Active 99 DOM
2. 2026-06-18
   days on market $120,000 Active 96 DOM
3. 2026-06-17
   days on market $120,000 Active 95 DOM
4. 2026-06-16
   days on market $120,000 Active 94 DOM
5. 2026-06-15
   days on market $120,000 Active 93 DOM
6. 2026-06-14
   days on market $120,000 Active 91 DOM
7. 2026-06-13
   days on market $120,000 Active 90 DOM
8. 2026-06-10
   days on market $120,000 Active 88 DOM
9. 2026-06-09
   days on market $120,000 Active 87 DOM
10. 2026-06-08
    days on market $120,000 Active 86 DOM
11. 2026-06-07
    days on market $120,000 Active 85 DOM
12. 2026-06-03
    days on market $120,000 Active 81 DOM
13. 2026-06-02
    days on market $120,000 Active 80 DOM
14. 2026-06-01
    days on market $120,000 Active 79 DOM
15. 2026-05-31
    days on market $120,000 Active 78 DOM
16. 2026-05-31
    days on market $120,000 Active 77 DOM
17. 2026-05-15
    price $120,000 333-char remark

    Show marketing remark (333 chars)

    Spacious lot with a large backyard and mature trees that provide great shade and character. The home offers a functional layout and plenty of outdoor space to enjoy. Conveniently located near the expressway and nearby schools for easy access to everyday essentials. A great opportunity for buyers looking to add their personal touch.

18. 2026-03-14
    listed $130,000 Active 333-char remark

    Show marketing remark (333 chars)

    Spacious lot with a large backyard and mature trees that provide great shade and character. The home offers a functional layout and plenty of outdoor space to enjoy. Conveniently located near the expressway and nearby schools for easy access to everyday essentials. A great opportunity for buyers looking to add their personal touch.

19. 2000-07-18
    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: $3,725 · $310/mo
• Projected year-2 tax: $3,725 · $310/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 6/10 Major 70% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,671
• − Mortgage interest: −$6,722
• − Property taxes: −$3,725
• − Insurance: −$600
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$3,491
• Taxable income: $1,146
• Est. tax owed @ 24.0%: −$275
• After-tax cash flow: $2,599/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: Pharr-San Juan-Alamo ISD
• NCES district ID: 4834860
• Math proficiency: 18% ▼ -34.00%
• Reading proficiency: 30% ▼ -11.00%
• Median HH income: $33,757
• Composite: 19.63/100
• National rank: #8744
• State rank: #740 of 826 in TX

Livability — San Juan

• Score: 71/100
• State rank: #294
• US rank: #6725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Juan, TX
• Population (ZIP): 39,958

Population outlook (Hidalgo County) Hauer SSP2

• Today (2025): 955,232 people
• By 2030: 1,009,774 · +5.7%
• By 2040: 1,120,332 · +17.3%
• By 2050: 1,225,036 · +28.2%
• By 2075: 1,439,189 · +50.7%
• By 2100: 1,533,429 · +60.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 43% White 3%
• Hispanic origin (detail): Mexican 94%
• Foreign-born: 26% · Canada
• Languages at home: 18% English-only · Spanish 82%

Political lean MEDSL · Hidalgo

• 2024 margin: Toss-up / Even · D 48.1% · R 51.0%
• 2008→2024 swing: -41.6pp toward R · 2008: 38.7pp · 2024: -2.9pp
• All cycles: 2024: R+2.9 2020: D+17.1 2016: D+40.5 2012: D+41.8 2008: D+38.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.82%
• Current HPI: 239.3829
• 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

-7.7% since first listed

3 events — show timeline

• 2026-05-15 Price Changed $120,000 MCALLENMLS
• 2026-03-14 Listed $130,000 MCALLENMLS
• 2000-07-18 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $3,725 · -8.3% YoY. Source: county tax records.