1306 N Raucon St · Roma, TX 78584

$60,000

3 bd · 1.0 ba · 1,896 sqft · SingleFamily public records · 30 Days on market

Built 1985 7,200 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
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

U. S. Department of HUD Opportunity! HUD homes are sold As Is. Case #514-272372. This property qualifies for the FHA $100 Down Program. Priority is given to Owner Occupants during the initial bid period. Home features a 3-bedroom, 2-bath, approximately 1,720 sq ft block home situated on a 7,200 sq ft lot, built in 1985. Additional improvements include a detached structure toward the rear, a carport accommodating 4+ vehicles, and a slab foundation. Visit HUDHomeStore. gov for disclosures, availability, and additional property information.

Key facts

• Slab foundation
• Detached structure
• 7,200 sq ft lot

Tags

• DETACHED STRUCTURE
• SLAB FOUNDATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#861 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: amenities F, commute F, employment F.
• Roma ISD (rural): math 30% / reading 42% proficiency, ranked #557 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Roma Middle (math 17% / reading 22%, grade F, #1,445 of 1,662 statewide, top 88%, 779 students, 87% FRL); Roma H S (math 20% / reading 40%, grade F, #1,096 of 1,632 statewide, top 68%, 1,773 students, 80% FRL) — zoned schools average 83% FRL vs 46% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 78 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.0% local appreciation)).
• Starr County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; severe 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 $59,100 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.34% ✓
• Cap rate: 20.16%
• Cash-on-cash: 49.54%
• DSCR: 3.20
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $164,952
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1306 N Raucon St	0.00mi	3/2.0	1,720 (-9%)	0mo	$60,000	$35	80
1702 Garcia St	0.27mi	3/2.0	1,825 (-4%)	24mo	$159,500	$87	57
62 E Dolphin St	0.58mi	3/2.0	1,673 (-12%)	19mo	$230,000	$137	34

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: 46.1%
• Equity multiple: 3.59×
• Total profit: $43,527
• Equity at exit: $26,979

10-year hold

• IRR: 45.9%
• Equity multiple: 7.21×
• Total profit: $104,362
• Equity at exit: $41,577

Cash invested: $16,800 (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 78584

• Active inventory: 78
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $568

Break-even live

Break-even rent $683

Max offer price $60,000

Occupancy floor 54%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-01-20
   status Pending 543-char remark

   Show marketing remark (543 chars)

   U. S. Department of HUD Opportunity! HUD homes are sold As Is. Case #514-272372. This property qualifies for the FHA $100 Down Program. Priority is given to Owner Occupants during the initial bid period. Home features a 3-bedroom, 2-bath, approximately 1,720 sq ft block home situated on a 7,200 sq ft lot, built in 1985. Additional improvements include a detached structure toward the rear, a carport accommodating 4+ vehicles, and a slab foundation. Visit HUDHomeStore. gov for disclosures, availability, and additional property information.

2. 2026-01-16
   status Pending
3. 2025-12-15
   listed $60,000 Active
4. 2025-12-10
   listed $60,000 Active 543-char remark

   Show marketing remark (543 chars)

   U. S. Department of HUD Opportunity! HUD homes are sold As Is. Case #514-272372. This property qualifies for the FHA $100 Down Program. Priority is given to Owner Occupants during the initial bid period. Home features a 3-bedroom, 2-bath, approximately 1,720 sq ft block home situated on a 7,200 sq ft lot, built in 1985. Additional improvements include a detached structure toward the rear, a carport accommodating 4+ vehicles, and a slab foundation. Visit HUDHomeStore. gov for disclosures, availability, and additional property information.

5. 2025-09-10
   soldstatus
6. 2021-03-15
   soldstatus

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $16,834
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$1,802
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$1,745
• Taxable income: $6,332
• Est. tax owed @ 24.0%: −$1,520
• After-tax cash flow: $5,301/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: Roma ISD
• NCES district ID: 4837740
• Math proficiency: 30% ▼ -31.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $22,991
• Composite: 28.55/100
• National rank: #6731
• State rank: #557 of 826 in TX

Livability — Roma

• Score: 63/100
• State rank: #861
• US rank: #15502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roma, TX
• Population (ZIP): 17,823

Population outlook (Starr County) Hauer SSP2

• Today (2025): 67,298 people
• By 2030: 68,782 · +2.2%
• By 2040: 71,608 · +6.4%
• By 2050: 73,585 · +9.3%
• By 2075: 75,095 · +11.6%
• By 2100: 67,730 · +0.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (98%)
• Race & ethnicity: Hispanic / Latino 98% Two or more races 46% White 2%
• Hispanic origin (detail): Mexican 93%
• Foreign-born: 33% · Canada
• Languages at home: 6% English-only · Spanish 94%

Political lean MEDSL · Starr

• 2024 margin: R (+16.0) · D 41.8% · R 57.8%
• 2008→2024 swing: -85.2pp toward R · 2008: 69.3pp · 2024: -16.0pp
• All cycles: 2024: R+16.0 2020: D+5.0 2016: D+60.1 2012: D+73.4 2008: D+69.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+0.0% since first listed

6 events — show timeline

• 2026-01-20 Pending — RGVMLS
• 2026-01-16 Pending — MCALLENMLS
• 2025-12-15 Listed $60,000 MCALLENMLS
• 2025-12-10 Listed $60,000 RGVMLS
• 2025-09-10 Sold (Public Records) — Public Records
• 2021-03-15 Sold (Public Records) — Public Records

Property tax history

+9.1%/yr

Latest (2025): $3,605 · +29.5% YoY. Source: county tax records.