35435 Marshall Hutts Rd Unit A-8 · La Tina Ranch, TX 78583

$189,000

2 bd · 2.0 ba · 1,051 sqft · Condo · 155 Days on market

Built 1983 Fair condition ↓ 5% since listing

---

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).

• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• 1% rule +4.5/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• DSCR +1.1/10.0

Listing remarks MLS

LOVE FISHING?? An affordable waterfront opportunity is now available for fishing enthusiasts seeking their own retreat with a boat slip! This well maintained, cozy, fully furnished 2-bedroom, 2-batch condo overlooks the beautiful water views of the arroyo and is perfectly positioned for enjoying morning coffee, sunset cocktails, or weekend barbecues from your ample private balcony while watching boats head out and return with the day's catch. This unit is conveniently located on the second floor and includes 1-parking space/owner. The waterfront pier, boat slips, new fishing lamps and a practical on-site fish cleaning station make this unit very desirable for those fishing escapades. Additional feature includes an assigned exterior storage unit near the carport for extra gear and equipment. Secure electronically gated parking. Start living your best life here!

Key facts

• Water views
• Private balcony
• Boat slip

Tags

• WATERFRONT OPPORTUNITY
• BOAT SLIP
• WATER VIEWS
• PRIVATE BALCONY
• ON-SITE FISH CLEANING STATION
• ASSIGNED EXTERIOR STORAGE UNIT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $189k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-284 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (4.8% below list).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#1,488 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools F, crime F.
• Los Fresnos CISD (suburban): math 34% / reading 44% proficiency, ranked #444 of 826 in TX (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 98 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $12k appreciation (6.6% local appreciation)).
• Cameron County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $166,320 (12.0% 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 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.44%
• DSCR: 0.71
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.82×
• Total profit: $43,283
• Equity at exit: $125,768

10-year hold

• IRR: 12.5%
• Equity multiple: 3.66×
• Total profit: $140,530
• Equity at exit: $234,334

Cash invested: $52,920 (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 78583

• Home prices YoY: 3.4%
• Active inventory: 98
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA est. from 1 same-building comp: −$400
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-284

Break-even live

Break-even rent $2,160

Max offer price $147,885

Occupancy floor —

Sensitivity live

Price	-10% $-154	-5% $-219	+0% $-284	+5% $-349	+10% $-415
Rent	-10% $-426	-5% $-355	+0% $-284	+5% $-213	+10% $-142
Rate	-1.0pp $-189	-0.5pp $-236	base $-284	+0.5pp $-333	+1.0pp $-383

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35439 Marshall Hutts Rd Unit A6 Rio Hondo, TX	2.0	2.0	1044	$1,800	$1.72	14d	1	0.07mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $189,000 Active 155 DOM
2. 2026-06-17
   days on market $189,000 Active 154 DOM
3. 2026-06-16
   days on market $189,000 Active 153 DOM
4. 2026-06-15
   days on market $189,000 Active 152 DOM
5. 2026-06-14
   days on market $189,000 Active 150 DOM
6. 2026-06-13
   days on market $189,000 Active 149 DOM
7. 2026-06-10
   days on market $189,000 Active 147 DOM
8. 2026-06-09
   days on market $189,000 Active 146 DOM
9. 2026-06-08
   days on market $189,000 Active 145 DOM
10. 2026-06-07
    days on market $189,000 Active 144 DOM
11. 2026-06-05
    days on market $189,000 Active 141 DOM
12. 2026-06-03
    days on market $189,000 Active 140 DOM
13. 2026-06-02
    days on market $189,000 Active 139 DOM
14. 2026-06-01
    days on market $189,000 Active 138 DOM
15. 2026-05-31
    days on market $189,000 Active 137 DOM
16. 2026-05-30
    days on market $189,000 Active 136 DOM
17. 2026-02-24
    price $189,000 872-char remark

    Show marketing remark (872 chars)

    LOVE FISHING?? An affordable waterfront opportunity is now available for fishing enthusiasts seeking their own retreat with a boat slip! This well maintained, cozy, fully furnished 2-bedroom, 2-batch condo overlooks the beautiful water views of the arroyo and is perfectly positioned for enjoying morning coffee, sunset cocktails, or weekend barbecues from your ample private balcony while watching boats head out and return with the day's catch. This unit is conveniently located on the second floor and includes 1-parking space/owner. The waterfront pier, boat slips, new fishing lamps and a practical on-site fish cleaning station make this unit very desirable for those fishing escapades. Additional feature includes an assigned exterior storage unit near the carport for extra gear and equipment. Secure electronically gated parking. Start living your best life here!

18. 2026-01-14
    listed $199,000 Active 872-char remark

    Show marketing remark (872 chars)

    LOVE FISHING?? An affordable waterfront opportunity is now available for fishing enthusiasts seeking their own retreat with a boat slip! This well maintained, cozy, fully furnished 2-bedroom, 2-batch condo overlooks the beautiful water views of the arroyo and is perfectly positioned for enjoying morning coffee, sunset cocktails, or weekend barbecues from your ample private balcony while watching boats head out and return with the day's catch. This unit is conveniently located on the second floor and includes 1-parking space/owner. The waterfront pier, boat slips, new fishing lamps and a practical on-site fish cleaning station make this unit very desirable for those fishing escapades. Additional feature includes an assigned exterior storage unit near the carport for extra gear and equipment. Secure electronically gated parking. Start living your best life here!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − HOA: −$4,800
• − Depreciation: −$5,498
• Taxable loss: −$6,521
• Est. tax savings @ 24.0%: +$1,565
• After-tax cash flow: $-1,845/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

Fair 45/100 Moderate rehab

This waterfront condo offers a cozy living space with average condition, requiring moderate repairs and maintenance to enhance its resale and rental value.

Repairs flagged

• Moderate exterior siding — Weathered and discolored
• Minor interior paint — Some peeling
• Minor kitchen appliances — Not updated

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Rental Replace carpet — Improves comfort and appearance
• Both Replace kitchen appliances — Modernizes and increases functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Weathered and discolored	Moderate	$3,000–15,000
interior paint · Some peeling	Minor	$500–3,000
kitchen appliances · Not updated	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Rental Replace carpet — Improves comfort and appearance ↑
• Both Replace kitchen appliances — Modernizes and increases functionality ↑

ⓘ 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: Los Fresnos CISD
• NCES district ID: 4828290
• Math proficiency: 34% ▼ -30.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $42,586
• Composite: 32.92/100
• National rank: #5601
• State rank: #444 of 826 in TX

Livability — La Tina Ranch

• Score: 50/100
• State rank: #1488
• US rank: #25484

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,472

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 (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 48% White 15%
• Hispanic origin (detail): Mexican 81%
• Common ancestry: Slovak 1% Portuguese 1% Iranian 1%
• Foreign-born: 17% · Canada
• Languages at home: 37% English-only · Spanish 63%

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: ▲ 6.58%
• Current HPI: 199.084
• 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

-5.0% since first listed

2 events — show timeline

• 2026-02-24 Price Changed $189,000 RGVMLS
• 2026-01-14 Listed $199,000 RGVMLS