925 Monterrey St · Raymondville, TX 78580

$48,000

3 bd · 1.0 ba · 904 sqft · SingleFamily public records · 5 Days on market

Built 1987 5,800 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located in the heart of Raymondville on a corner lot, this property offers great potential for investors or buyers looking for a renovation project. The home needs repairs and updating but provides an excellent opportunity to remodel and create a profitable rental property or personal residence. This property is full of possibilities for those with vision and creativity.

Key facts

• Corner lot
• 5,800 sq ft lot
• Built 1987

Tags

• CORNER LOT
• PROFITABLE RENTAL PROPERTY
• FULL OF POSSIBILITIES

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: No garage or carport; No covered parking; No designated parking spaces
• Utilities: Public water; City sewer
• Home design: Single-story (one living level); Wood siding exterior
• Construction: Wood siding construction; Pillar/post/pier foundation; Composition shingle roof; Built on a 50 x 116 lot (approx. 5,800 sq ft)
• Exterior features: Chain link fencing; Corner lot; Paved road access

Interior

• Kitchen: No conveying appliances (water heater none specified)
• Bedrooms: Bedrooms located on main living level
• Flooring: Tile; Other
• Bathrooms: 1 full bathroom
• Interior features: Tile and other flooring; No window coverings; Countertops: other or none specified; Living area included (open living/dining)
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).

Location & tenants

• Location reads 57/100 on livability (#1,266 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Raymondville ISD (town): math 28% / reading 37% proficiency, ranked #610 of 826 in TX (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pittman El (math 37% / reading 42%, grade F, #1,545 of 4,322 statewide, top 38%, 579 students, 86% FRL); Raymondville H S (math 17% / reading 42%, grade F, #1,112 of 1,632 statewide, top 70%, 508 students, 82% FRL) — zoned schools average 84% FRL vs 65% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 58 active listings in the ZIP; 36 units permitted in Willacy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($332 loan paydown + $4k appreciation (8.0% local appreciation)).
• Willacy County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; 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; major 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 $48,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
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: 2.09% ✓
• Cap rate: 16.26%
• Cash-on-cash: 35.59%
• DSCR: 2.58
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $115,712
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 W San Francisco St	0.20mi	3/2.0	900 (-0%)	19mo	$115,000	$128	70
591 W Sonora Ave	0.31mi	2/1.0 (-1)	946 (+5%)	19mo	$84,750	$90	58
489 W San Francisco Ave	0.17mi	3/1.0	800 (-12%)	23mo	$120,000	$150	53

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

Projected returns pro-forma

8.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.5%
• Equity multiple: 3.66×
• Total profit: $35,698
• Equity at exit: $36,545

10-year hold

• IRR: 33.5%
• Equity multiple: 7.86×
• Total profit: $92,210
• Equity at exit: $72,617

Cash invested: $13,440 (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 78580

• Home prices YoY: 5.7%
• Active inventory: 58
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,005 medium
• Mortgage (P&I): −$252
• Tax from tax record: −$124 /mo · $1,483/yr
• Insurance: −$20
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $247

Break-even live

Break-even rent $693

Max offer price $48,000

Occupancy floor 70%

Sensitivity live

Price	-10% $274	-5% $260	+0% $247	+5% $233	+10% $219
Rent	-10% $167	-5% $207	+0% $247	+5% $286	+10% $326
Rate	-1.0pp $271	-0.5pp $259	base $247	+0.5pp $234	+1.0pp $221

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   days on market $48,000 Active 5 DOM
2. 2026-06-18
   days on market $48,000 Active 3 DOM
3. 2026-06-17
   days on market $48,000 Active 2 DOM
4. 2026-06-16
   remarks 373-char remark
5. 2026-06-16
   listed $48,000 Active 1 DOM

ⓘ 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: $1,483 · $124/mo
• Projected year-2 tax: $1,483 · $124/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 FEMA zone AH · 66% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 23 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: $12,059
• − Mortgage interest: −$2,689
• − Property taxes: −$1,483
• − Insurance: −$2,064
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$1,396
• Taxable income: $2,497
• Est. tax owed @ 24.0%: −$599
• After-tax cash flow: $2,359/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: Raymondville ISD
• NCES district ID: 4836540
• Math proficiency: 28% ▼ -17.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $28,177
• Composite: 26.16/100
• National rank: #7272
• State rank: #610 of 826 in TX

Livability — Raymondville

• Score: 57/100
• State rank: #1266
• US rank: #22040

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Raymondville, TX
• Population (ZIP): 13,568

Population outlook (Willacy County) Hauer SSP2

• Today (2025): 21,429 people
• By 2030: 21,075 · -1.7%
• By 2040: 20,318 · -5.2%
• By 2050: 19,489 · -9.1%
• By 2075: 16,758 · -21.8%
• By 2100: 12,735 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 34% White 11% Black 2%
• Hispanic origin (detail): Mexican 83%
• Common ancestry: European 1%
• Foreign-born: 13% · Canada
• Languages at home: 42% English-only · Spanish 58%

Political lean MEDSL · Willacy

• 2024 margin: Toss-up / Even · D 48.0% · R 51.3%
• 2008→2024 swing: -43.1pp toward R · 2008: 39.8pp · 2024: -3.3pp
• All cycles: 2024: R+3.3 2020: D+12.0 2016: D+36.9 2012: D+43.1 2008: D+39.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.02%
• Current HPI: 149.6264
• 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

• 2026-06-15 Listed $48,000 MCALLENMLS
• 2021-06-02 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,483 · +26.7% YoY. Source: county tax records.