2311 Frontier Dr · Palmview, TX 78574

$216,000

2 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 356 Days on market

Built 1978 Good condition 1.00 ac lot $160/sqft · 18% above area Est $183k · 18% over ↓ 46% since listing

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Why this score? — see what drove the F 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 +4.6/30.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come and take a look at this beautiful 4 bedroom, 2 bathroom home situated on 1 acre lot in Palmview, Tx!! As you step inside you will be greeted with brand new tile floors, granite countertops and fresh paint throughout. Large, fully fenced yard offers endless possibilities for outdoor activities, gardening, or simply enjoying the serenity of your surroundings.

Key facts

• 1 acre lot
• Granite countertops
• Fully fenced yard

Tags

• 1 ACRE LOT
• BRAND NEW TILE FLOORS
• GRANITE COUNTERTOPS
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $216k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-543 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (44.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (39.3% below list).
• Recommended offer: $120k (44.4% below list) — sets the bar for cash-flow.
• Cap rate 3.3% vs local median 4.2% in Palmview — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 57/100 on livability (#1,267 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D, amenities F, commute F.
• La Joya ISD (suburban): math 18% / reading 29% proficiency, ranked #759 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Henry B Gonzalez El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 490 students, 91% FRL); Ann Richards Middle (math 21% / reading 30%, grade F, #1,236 of 1,662 statewide, top 76%, 729 students, 96% FRL); La Joya H S (math 16% / reading 32%, grade F, #1,333 of 1,632 statewide, top 82%, 2,775 students, 92% FRL) — zoned schools average 93% FRL vs 54% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 477 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• This rent runs 30% of the median local income ($52k/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 $1k of loan paydown is wiped out by about $6k 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 356 days — a 12% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $13k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe flood risk; severe wind risk, 96% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,066 (44.4% 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 356 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.61% ✗
• Cap rate: 3.28%
• Cash-on-cash: -10.78%
• DSCR: 0.52
• GRM: 13.7

CMA / ARV

• ARV (median comp): $182,657
• List price: $216,000
• Delta: 18.25%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1813 Jefferson St	0.69mi	2/2.0	1,312 (-3%)	8mo	$185,000	$141	52
7207 Monroe St	0.73mi	2/2.0	1,425 (+5%)	1mo	$159,900	$112	52
1818 Jefferson St	0.65mi	2/2.0	1,312 (-3%)	16mo	$162,000	$123	48
5808 S Kountry Loop	0.75mi	3/2.0 (+1)	1,408 (+4%)	5mo	$75,000	$53	45
6002 S Kountry Loop	0.65mi	3/1.0 (+1)	1,308 (-3%)	18mo	$95,000	$73	44
1818 Kennedy St	0.69mi	2/2.5	1,524 (+13%)	6mo	$160,000	$105	35
5909 S Kountry Loop	0.69mi	3/2.0 (+1)	1,541 (+14%)	3mo	$110,000	$71	33
1509 Mesquite Ln	0.59mi	3/2.0 (+1)	1,496 (+11%)	21mo	$185,000	$124	28

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: -35.8%
• Equity multiple: -0.15×
• Total profit: $-69,516
• Equity at exit: $32,206

10-year hold

• IRR: -48.4%
• Equity multiple: -0.73×
• Total profit: $-104,776
• Equity at exit: $18,676

Cash invested: $60,480 (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 78574

• Home prices YoY: -16.1%
• Active inventory: 477
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $1,311 high
• Mortgage (P&I): −$1,133
• Tax from tax record: −$356 /mo · $4,273/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-543

Break-even live

Break-even rent $1,999

Max offer price $120,066

Occupancy floor —

Sensitivity live

Price	-10% $-421	-5% $-482	+0% $-543	+5% $-604	+10% $-665
Rent	-10% $-647	-5% $-595	+0% $-543	+5% $-491	+10% $-439
Rate	-1.0pp $-434	-0.5pp $-488	base $-543	+0.5pp $-599	+1.0pp $-656

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: $54,000
• Closing costs: $6,480
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1908 Kennedy St Mission, TX	2.0	2.0	1062	$1,300	$1.22	25d	1	0.66mi
7220 W Interstate Highway 2 Fl STW 3 WITH NO BALCONY) Mission, TX	1.0	1.0	945	$895	$0.95	21d	1	1.00mi
7220 W Interstate Highway 2 Fl STW 4 WITH PORCH) FRONT UNIT Mission, TX	2.0	2.0	1104	$1,150	$1.04	45d	1	1.00mi
7220 W Interstate Highway 2 Fl STW 1 WITH BALCONY) FRONT UNIT Mission, TX	1.0	1.0	945	$895	$0.95	45d	1	1.04mi
7220 W Interstate Highway 2 Unit 12 Mission, TX	2.0	2.0	1104	$995	$0.90	23d	1	1.04mi
7220 W Interstate Highway 2 Unit 20 Mission, TX	2.0	2.0	1104	$995	$0.90	45d	1	1.04mi
7220 W Interstate Highway 2 Unit 15 Mission, TX	1.0	1.0	945	$925	$0.98	45d	1	1.04mi
3717 Clavel St Unit 8 Palmview, TX	2.0	1.0	1005	$800	$0.80	45d	1	1.26mi
3711 Chapa AVE Palmview, TX	3.0	2.0	1050	$1,300	$1.24	45d	1	1.35mi
3711 Chapa AVE Palmview, TX	2.0	2.0	995	$1,150	$1.16	16d	1	1.35mi
1905 Tierra Linda Cir W Mission, TX	3.0	2.0	1344	$2,000	$1.49	16d	1	1.41mi

Listing history 33 events

1. 2026-06-22
   days on market $216,000 Active 356 DOM
2. 2026-06-18
   days on market $216,000 Active 353 DOM
3. 2026-06-17
   days on market $216,000 Active 352 DOM
4. 2026-06-16
   days on market $216,000 Active 351 DOM
5. 2026-06-15
   days on market $216,000 Active 350 DOM
6. 2026-06-14
   days on market $216,000 Active 348 DOM
7. 2026-06-13
   days on market $216,000 Active 347 DOM
8. 2026-06-10
   days on market $216,000 Active 345 DOM
9. 2026-06-09
   days on market $216,000 Active 344 DOM
10. 2026-06-08
    days on market $216,000 Active 343 DOM
11. 2026-06-07
    days on market $216,000 Active 342 DOM
12. 2026-06-05
    days on market $216,000 Active 339 DOM
13. 2026-06-03
    days on market $216,000 Active 338 DOM
14. 2026-06-02
    days on market $216,000 Active 337 DOM
15. 2026-06-01
    days on market $216,000 Active 336 DOM
16. 2026-05-31
    days on market $216,000 Active 335 DOM
17. 2026-05-31
    days on market $216,000 Active 334 DOM
18. 2026-02-11
    price $216,000 368-char remark

    Show marketing remark (368 chars)

    Come and take a look at this beautiful 4 bedroom, 2 bathroom home situated on 1 acre lot in Palmview, Tx!! As you step inside you will be greeted with brand new tile floors, granite countertops and fresh paint throughout. Large, fully fenced yard offers endless possibilities for outdoor activities, gardening, or simply enjoying the serenity of your surroundings.

19. 2025-09-29
    price $219,000 368-char remark

    Show marketing remark (368 chars)

    Come and take a look at this beautiful 4 bedroom, 2 bathroom home situated on 1 acre lot in Palmview, Tx!! As you step inside you will be greeted with brand new tile floors, granite countertops and fresh paint throughout. Large, fully fenced yard offers endless possibilities for outdoor activities, gardening, or simply enjoying the serenity of your surroundings.

20. 2025-07-15
    price $224,900 368-char remark

    Show marketing remark (368 chars)

    Come and take a look at this beautiful 4 bedroom, 2 bathroom home situated on 1 acre lot in Palmview, Tx!! As you step inside you will be greeted with brand new tile floors, granite countertops and fresh paint throughout. Large, fully fenced yard offers endless possibilities for outdoor activities, gardening, or simply enjoying the serenity of your surroundings.

21. 2025-06-30
    listed $229,000 Active 368-char remark

    Show marketing remark (368 chars)

    Come and take a look at this beautiful 4 bedroom, 2 bathroom home situated on 1 acre lot in Palmview, Tx!! As you step inside you will be greeted with brand new tile floors, granite countertops and fresh paint throughout. Large, fully fenced yard offers endless possibilities for outdoor activities, gardening, or simply enjoying the serenity of your surroundings.

22. 2025-06-25
    price $229,900
23. 2025-04-24
    listed $240,000 Active
24. 2024-12-02
    price $227,500
25. 2024-10-30
    price $229,900
26. 2024-10-28
    price $234,500
27. 2024-09-30
    price $239,000
28. 2024-05-13
    price $249,900
29. 2023-09-29
    price $229,000
30. 2023-06-06
    listed $259,900 Active
31. 2022-11-14
    price $379,000
32. 2022-10-18
    price $389,000
33. 2022-09-08
    listed $399,000 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: $4,273 · $356/mo
• Projected year-2 tax: $4,273 · $356/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 8/10 Severe 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $15,733
• − Mortgage interest: −$12,099
• − Property taxes: −$4,273
• − Insurance: −$1,080
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$6,284
• Taxable loss: −$10,520
• Est. tax savings @ 24.0%: +$2,525
• After-tax cash flow: $-3,992/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 4-bedroom, 2-bathroom home on a 1-acre lot in Palmview, TX is in excellent condition with recent updates. The property is move-in ready and offers a great value for both resale and rental.

Value-add opportunities

• Both Paint exterior brick — Enhances curb appeal and value
• Both Replace ceiling fans — Modernize and improve airflow
• Both Install smart home devices — Improves energy efficiency and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior brick — Enhances curb appeal and value ↑
• Both Replace ceiling fans — Modernize and improve airflow ↑
• Both Install smart home devices — Improves energy efficiency and convenience ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: La Joya ISD
• NCES district ID: 4826130
• Math proficiency: 18% ▼ -35.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $27,845
• Composite: 18.65/100
• National rank: #8891
• State rank: #759 of 826 in TX

Livability — Palmview

• Score: 57/100
• State rank: #1267
• US rank: #22043

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmview, TX
• County: Hidalgo County · 623,128 people
• City population: 78,024
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 62,456
• Household income: $52,393
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 803.0

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 62% White 2%
• Hispanic origin (detail): Mexican 93%
• Foreign-born: 33% · Canada
• Languages at home: 12% English-only · Spanish 87%

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: ▼ -44.13%
• Current HPI: 230.3323
• Rent YoY: —
• Metro: McAllen-Edinburg-Mission, 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

-45.9% since first listed

16 events — show timeline

• 2026-02-11 Price Changed $216,000 MCALLENMLS
• 2025-09-29 Price Changed $219,000 MCALLENMLS
• 2025-07-15 Price Changed $224,900 MCALLENMLS
• 2025-06-30 Listed $229,000 MCALLENMLS
• 2025-06-25 Price Changed $229,900 MCALLENMLS
• 2025-04-24 Listed $240,000 MCALLENMLS
• 2024-12-02 Price Changed $227,500 MCALLENMLS
• 2024-10-30 Price Changed $229,900 MCALLENMLS
• 2024-10-28 Price Changed $234,500 MCALLENMLS
• 2024-09-30 Price Changed $239,000 MCALLENMLS
• 2024-05-13 Price Changed $249,900 MCALLENMLS
• 2023-09-29 Price Changed $229,000 MCALLENMLS
• 2023-06-06 Listed $259,900 MCALLENMLS
• 2022-11-14 Price Changed $379,000 MCALLENMLS
• 2022-10-18 Price Changed $389,000 MCALLENMLS
• 2022-09-08 Listed $399,000 MCALLENMLS

Property tax history

+27.5%/yr

Latest (2025): $4,273 · +27.5% YoY. Source: county tax records.