2801 Valencia Ave · La Homa, TX 78574

$139,995

3 bd · 1.0 ba · 1,252 sqft · SingleFamily public records · 44 Days on market

Built 1997 0.50 ac lot $112/sqft · 11% below area Est $158k · 11% under

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Why this score? — see what drove the D+ 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 +16.0/30.0
• ARV discount +12.6/15.0
• DSCR +4.9/10.0
• 1% rule +4.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 2.5-bathroom home situated on a generous half-acre lot offers a prime opportunity for investors or buyers looking to customize a property from the ground up. The residence features a functional layout with plenty of interior potential, while the expansive outdoor space provides rare flexibility for future additions, workshops, or landscaping projects. Being sold strictly as-is, this fixer-upper is priced to reflect its current condition, allowing the next owner to bring their vision to life and build immediate equity. Opportunities to secure this much land in a central location are increasingly hard to find, making this a must-see for those ready for their next project. Brin

Key facts

• Half-acre lot
• Central location
• 0.5 acre lot

Tags

• HALF-ACRE LOT
• EXPANSIVE OUTDOOR SPACE
• CENTRAL LOCATION

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached garage (1 car); 1 total covered parking space
• Utilities: Public water; City sewer
• Home design: Single-family property (detached); Shingle roof
• Construction: Brick, stucco, and wood siding construction; Slab foundation
• Exterior features: Partial fencing; Paved road access; Detached quarters on the property

Interior

• Kitchen: Electric water heater; No conveying appliances
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Countertops: other; No window coverings
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $69 ($829/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (1.8% below list).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 5.5% in La Homa — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 56/100 on livability (#1,308 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime F, 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: Diaz-Villarreal El (math 17% / reading 18%, grade F, #3,805 of 4,322 statewide, top 89%, 594 students, 97% FRL); Domingo Trevino Middle (math 10% / reading 22%, grade F, #1,543 of 1,662 statewide, top 94%, 623 students, 99% FRL); Juarez-Lincoln H S (math 10% / reading 20%, grade F, #1,507 of 1,632 statewide, top 93%, 2,062 students, 99% FRL) — zoned schools average 98% FRL vs 54% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 474 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 31% 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 $968 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 44 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $11k; list at $140k implies a 1128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; major 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 $135,795 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.98% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 8.5

CMA / ARV

• ARV (median comp): $157,984
• List price: $139,995
• Delta: -11.39%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3408 Janie St	0.42mi	2/5.5 (-1)	1,268 (+1%)	6mo	$110,000	$87	54
2510 Venecia Dr	0.54mi	2/2.0 (-1)	1,122 (-10%)	14mo	$100,000	$89	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: -12.9%
• Equity multiple: 0.53×
• Total profit: $-18,234
• Equity at exit: $20,874

10-year hold

• IRR: -3.8%
• Equity multiple: 0.74×
• Total profit: $-10,006
• Equity at exit: $12,104

Cash invested: $39,199 (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: 474
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$224 /mo · $2,689/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $69

Break-even live

Break-even rent $1,287

Max offer price $139,995

Occupancy floor 90%

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: $34,999
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6505 Lima Ln Unit 3 Mission, TX	2.0	2.0	981	$785	$0.80	43d	1	0.35mi
1413 N Inspiration Blvd Unit 200 Alton, TX	2.0	2.0	1050	$950	$0.90	43d	1	0.78mi
1413 N Inspiration Blvd Alton, TX	2.0	2.0	1050	$950	$0.90	23d	1	0.78mi

Listing history 19 events

1. 2026-06-18
   days on market $139,995 Active 44 DOM
2. 2026-06-17
   days on market $139,995 Active 43 DOM
3. 2026-06-16
   days on market $139,995 Active 42 DOM
4. 2026-06-15
   days on market $139,995 Active 41 DOM
5. 2026-06-14
   days on market $139,995 Active 39 DOM
6. 2026-06-13
   days on market $139,995 Active 38 DOM
7. 2026-06-10
   pricedays on market $139,995 Active 36 DOM
8. 2026-06-09
   days on market $145,000 Active 35 DOM
9. 2026-06-08
   days on market $145,000 Active 34 DOM
10. 2026-06-07
    days on market $145,000 Active 33 DOM
11. 2026-06-05
    days on market $145,000 Active 30 DOM
12. 2026-06-03
    days on market $145,000 Active 29 DOM
13. 2026-06-02
    days on market $145,000 Active 28 DOM
14. 2026-06-01
    days on market $145,000 Active 27 DOM
15. 2026-05-31
    days on market $145,000 Active 26 DOM
16. 2026-05-31
    days on market $145,000 Active 25 DOM
17. 2026-05-05
    listed $145,000 Active 753-char remark
18. 2004-12-06
    soldstatus
19. 1996-12-10
    soldstatus $11,400

ⓘ 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: $2,689 · $224/mo
• Projected year-2 tax: $2,689 · $224/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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,491
• − Mortgage interest: −$7,842
• − Property taxes: −$2,689
• − Insurance: −$700
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$4,073
• Taxable loss: −$1,451
• Est. tax savings @ 24.0%: +$348
• After-tax cash flow: $1,177/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: 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 — La Homa

• Score: 56/100
• State rank: #1308
• US rank: #22643

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Homa, TX
• County: Hidalgo County · 623,128 people
• City population: 62,456
• 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

+1128.0% since first listed

4 events — show timeline

• 2026-06-09 Price Changed $139,995 MCALLENMLS
• 2026-05-05 Listed $145,000 MCALLENMLS
• 2004-12-06 Sold (Public Records) — Public Records
• 1996-12-10 Sold (Public Records) $11,400 Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,689 · +16.9% YoY. Source: county tax records.