1512 N 33rd St · Hidalgo, TX 78557

$238,000

3 bd · 2.5 ba · 1,660 sqft · SingleFamily · 82 Days on market

Built 2026 2,025 sqft lot Est $281k · 15% 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).

• ARV discount +14.3/15.0
• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0

Listing remarks

Beautiful new construction home currently underway! This thoughtful designed property will feature 3 bedrooms and 2 and a half bathroom. This stunning new construction offers a spacious open floor plan, high end finishes, and modern design elements. Don't miss this opportunity to own a brand-new home tailored to today's lifestyle.

Key facts

• 2,025 sq ft lot
• Garage
• Built 2026

Property features AI

Finance

• HOA & community: No homeowners association; Sidewalks in community

Exterior

• Parking: Total 2 parking spaces; 1-car garage with garage door opener (garage faces front); Covered parking for 2; 1 carport
• Security: Gated community
• Utilities: City sewer
• Home design: Not new construction; Seller measured living area; Paved road access
• Construction: Stucco exterior; Shingle roof; Other foundation
• Exterior features: Balcony; Patio; Wood fencing; 1 year warranty

Interior

• Kitchen: Refrigerator; Stove/Range; Electric water heater
• Bedrooms: Master bedroom with walk-in closet(s)
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile floors; Walk-in closet(s); Countertops (other); No window coverings
• Laundry & utility: Laundry room with washer/dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $238k.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (26.3% below list).
• Recommended offer: $175k (26.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#488 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Valley View ISD (suburban): math 24% / reading 38% proficiency, ranked #631 of 826 in TX (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Valley View El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 412 students, 96% FRL); Valley View J H (math 23% / reading 35%, grade F, #1,103 of 1,662 statewide, top 67%, 483 students, 95% FRL); Valley View H S (math 12% / reading 47%, grade F, #1,112 of 1,632 statewide, top 70%, 1,170 students, 96% FRL).
• Market conditions: 102 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($224k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,362 (26.3% 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 82 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.67%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $280,540
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1515 32nd St	0.23mi	3/2.5	1,740 (+5%)	2mo	$285,000	$164	79
2809 E Palo Blanco Ave	0.33mi	3/2.5	1,745 (+5%)	1mo	$299,000	$171	75
2805 Q St	0.32mi	3/2.0	1,544 (-7%)	3mo	$249,900	$162	69
3003 E Q St	0.31mi	3/2.0	1,498 (-10%)	0mo	$269,000	$180	67
3104 E Uva Ave E	0.45mi	3/3.5	1,726 (+4%)	2mo	$294,900	$171	67
2908 E Uva Ave	0.49mi	3/2.0	1,730 (+4%)	3mo	$299,900	$173	66
903 N 35th St	0.28mi	3/2.5	1,899 (+14%)	3mo	$199,000	$105	61
3107 Sabinal St	0.70mi	3/2.0	1,544 (-7%)	3mo	$259,900	$168	51
2409 E Tamarindo Ave	0.75mi	3/2.0	1,474 (-11%)	1mo	$255,000	$173	44
2809 E Zarzamora Ave	0.58mi	4/3.5 (+1)	1,864 (+12%)	2mo	$298,000	$160	42
301 N 30th St	0.73mi	4/2.0 (+1)	1,811 (+9%)	3mo	$295,000	$163	42
303 N 32nd St	0.71mi	4/3.0 (+1)	1,834 (+10%)	2mo	$310,000	$169	41

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.70×
• Total profit: $113,126
• Equity at exit: $214,409

10-year hold

• IRR: 19.0%
• Equity multiple: 6.19×
• Total profit: $346,182
• Equity at exit: $462,382

Cash invested: $66,640 (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 78557

• Home prices YoY: 17.9%
• Active inventory: 102
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,754 medium
• Mortgage (P&I): −$1,248
• Tax est. 1.5%: −$298 /mo · $3,570/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-259

Break-even live

Break-even rent $2,082

Max offer price $200,464

Occupancy floor —

Sensitivity live

Price	-10% $-95	-5% $-177	+0% $-259	+5% $-342	+10% $-424
Rent	-10% $-398	-5% $-329	+0% $-259	+5% $-190	+10% $-121
Rate	-1.0pp $-140	-0.5pp $-199	base $-259	+0.5pp $-321	+1.0pp $-384

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: $59,500
• Closing costs: $7,140
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2509 Coma St Hidalgo, TX	4.0	2.5	1804	$1,750	$0.97	25d	1	0.82mi
2304 E Tamarindo Ave Hidalgo, TX	3.0	2.0	1442	$1,950	$1.35	25d	1	0.85mi
719 Sherryl Ave Pharr, TX	3.0	2.0	1524	$1,500	$0.98	16d	1	1.19mi

Listing history 18 events

1. 2026-06-22
   days on market $238,000 Active 82 DOM
2. 2026-06-19
   days on market $238,000 Active 79 DOM
3. 2026-06-18
   days on market $238,000 Active 78 DOM
4. 2026-06-17
   days on market $238,000 Active 77 DOM
5. 2026-06-16
   days on market $238,000 Active 76 DOM
6. 2026-06-15
   days on market $238,000 Active 75 DOM
7. 2026-06-14
   days on market $238,000 Active 73 DOM
8. 2026-06-12
   days on market $238,000 Active 72 DOM
9. 2026-06-09
   days on market $238,000 Active 69 DOM
10. 2026-06-08
    days on market $238,000 Active 68 DOM
11. 2026-06-07
    days on market $238,000 Active 67 DOM
12. 2026-06-05
    days on market $238,000 Active 64 DOM
13. 2026-06-03
    days on market $238,000 Active 63 DOM
14. 2026-06-02
    days on market $238,000 Active 62 DOM
15. 2026-06-01
    days on market $238,000 Active 61 DOM
16. 2026-05-31
    days on market $238,000 Active 60 DOM
17. 2026-05-30
    days on market $238,000 Active 59 DOM
18. 2026-03-31
    listed $238,000 Active

ⓘ 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: $21,043
• − Mortgage interest: −$13,332
• − Property taxes: −$3,570
• − Insurance: −$1,190
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$6,924
• Taxable loss: −$7,339
• Est. tax savings @ 24.0%: +$1,761
• After-tax cash flow: $-1,352/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: Valley View ISD
• NCES district ID: 4843800
• Math proficiency: 24% ▼ -42.00%
• Reading proficiency: 38% ▼ -16.00%
• Median HH income: $33,158
• Composite: 25.37/100
• National rank: #7473
• State rank: #631 of 826 in TX

Livability — Hidalgo

• Score: 68/100
• State rank: #488
• US rank: #9681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hidalgo, TX
• City population: 14,250
• Population (ZIP): 14,250

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 (99%)
• Race & ethnicity: Hispanic / Latino 99% Two or more races 47%
• Hispanic origin (detail): Mexican 93%
• Foreign-born: 39% · Canada
• Languages at home: 6% English-only · Spanish 94%

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: ▲ 34.26%
• Current HPI: 225.701
• 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

1 event — show timeline

• 2026-03-31 Listed $238,000 MCALLENMLS