30034 Couch St · Hargill, TX 78549

$111,000

3 bd · 1.0 ba · 1,053 sqft · SingleFamily public records · 112 Days on market

Built 1975 2.54 ac lot $105/sqft · 63% above area ↓ 4% since listing

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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 +15.0/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Investor special in the heart of Hargill! Approximately a 2.5 acre property offers endless potential for the right buyer with vision. The existing home is in distressed condition and will require significant repairs or possible replacement, making it an ideal opportunity for investors, flippers, or anyone looking to build new in a peaceful rural setting. The land itself is the true highlight. There is plenty of room for livestock, a workshop, additional structures, or even a brand new custom home. With no city congestion and room to roam, this property provides the privacy and space that’s hard to find. If you’re searching for acreage with opportunity and have the energy, motivation and time to invest in a custom made project, this could be the perfect fit.

Key facts

• Privacy
• 2.5 acre property
• Custom home

Tags

• 2.5 ACRE PROPERTY
• ROOM FOR LIVESTOCK
• WORKSHOP
• ADDITIONAL STRUCTURES
• CUSTOM HOME
• PRIVACY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $111k.

Deal economics

• At list price, monthly cash flow is $34 ($412/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 $105k (5.4% below list).
• Recommended offer: $101k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,295 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: amenities F, commute F, employment F.
• Edinburg CISD (urban): math 20% / reading 34% proficiency, ranked #699 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hargill El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 502 students, 94% FRL); Edinburg North H S (math 29% / reading 38%, grade F, #1,011 of 1,632 statewide, top 63%, 2,672 students, 83% FRL) — zoned schools average 89% FRL vs 62% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 12 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($767 loan paydown + $7k appreciation (6.5% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,010 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.95% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 8.8

CMA / ARV

• ARV (median comp): $68,060
• List price: $111,000
• Delta: 63.09%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13909 4th	0.55mi	2/1.0 (-1)	965 (-8%)	20mo	$98,000	$102	39

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

Projected returns pro-forma

6.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 2.20×
• Total profit: $37,347
• Equity at exit: $73,054

10-year hold

• IRR: 17.1%
• Equity multiple: 4.46×
• Total profit: $107,480
• Equity at exit: $135,404

Cash invested: $31,080 (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 78549

• Home prices YoY: 2.6%
• Active inventory: 12
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$582
• Tax from tax record: −$167 /mo · $2,008/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $34

Break-even live

Break-even rent $1,007

Max offer price $111,000

Occupancy floor 92%

Sensitivity live

Price	-10% $97	-5% $66	+0% $34	+5% $3	+10% $-29
Rent	-10% $-49	-5% $-7	+0% $34	+5% $76	+10% $117
Rate	-1.0pp $90	-0.5pp $63	base $34	+0.5pp $6	+1.0pp $-24

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: $27,750
• Closing costs: $3,330
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $111,000 Active 112 DOM
2. 2026-06-18
   days on market $111,000 Active 109 DOM
3. 2026-06-17
   days on market $111,000 Active 108 DOM
4. 2026-06-16
   days on market $111,000 Active 107 DOM
5. 2026-06-15
   days on market $111,000 Active 106 DOM
6. 2026-06-14
   days on market $111,000 Active 104 DOM
7. 2026-06-13
   days on market $111,000 Active 103 DOM
8. 2026-06-10
   days on market $111,000 Active 101 DOM
9. 2026-06-09
   days on market $111,000 Active 100 DOM
10. 2026-06-08
    days on market $111,000 Active 99 DOM
11. 2026-06-07
    days on market $111,000 Active 98 DOM
12. 2026-06-03
    days on market $111,000 Active 94 DOM
13. 2026-06-02
    days on market $111,000 Active 93 DOM
14. 2026-06-01
    days on market $111,000 Active 92 DOM
15. 2026-05-31
    days on market $111,000 Active 91 DOM
16. 2026-05-31
    days on market $111,000 Active 90 DOM
17. 2026-03-20
    price $119,500 783-char remark

    Show marketing remark (783 chars)

    Investor special in the heart of Hargill! Approximately a 2.5 acre property offers endless potential for the right buyer with vision. The existing home is in distressed condition and will require significant repairs or possible replacement, making it an ideal opportunity for investors, flippers, or anyone looking to build new in a peaceful rural setting. The land itself is the true highlight. There is plenty of room for livestock, a workshop, additional structures, or even a brand new custom home. With no city congestion and room to roam, this property provides the privacy and space that’s hard to find. If you’re searching for acreage with opportunity and have the energy, motivation and time to invest in a custom made project, this could be the perfect fit.

18. 2026-03-01
    listed $125,000 Active 783-char remark

    Show marketing remark (783 chars)

    Investor special in the heart of Hargill! Approximately a 2.5 acre property offers endless potential for the right buyer with vision. The existing home is in distressed condition and will require significant repairs or possible replacement, making it an ideal opportunity for investors, flippers, or anyone looking to build new in a peaceful rural setting. The land itself is the true highlight. There is plenty of room for livestock, a workshop, additional structures, or even a brand new custom home. With no city congestion and room to roam, this property provides the privacy and space that’s hard to find. If you’re searching for acreage with opportunity and have the energy, motivation and time to invest in a custom made project, this could be the perfect fit.

19. 2005-01-19
    soldstatus

ⓘ 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: $2,008 · $167/mo
• Projected year-2 tax: $2,031 · $169/mo
• Expected delta: +$24/yr (+$2/mo · 1.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $12,607
• − Mortgage interest: −$6,218
• − Property taxes: −$2,008
• − Insurance: −$555
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$3,229
• Taxable loss: −$1,419
• Est. tax savings @ 24.0%: +$341
• After-tax cash flow: $753/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: Edinburg CISD
• NCES district ID: 4818180
• Math proficiency: 20% ▼ -34.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $36,985
• Composite: 22.42/100
• National rank: #8114
• State rank: #699 of 826 in TX

Livability — Hargill

• Score: 56/100
• State rank: #1295
• US rank: #22488

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: Hargill, TX
• Population (ZIP): 876

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 (100%)
• Race & ethnicity: Hispanic / Latino 100% Two or more races 51%
• Hispanic origin (detail): Mexican 100%
• Foreign-born: 23% · Canada
• Languages at home: 14% English-only · Spanish 86%

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: ▲ 6.46%
• Current HPI: 252.5891
• 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

-4.4% since first listed

3 events — show timeline

• 2026-03-20 Price Changed $119,500 MCALLENMLS
• 2026-03-01 Listed $125,000 MCALLENMLS
• 2005-01-19 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,008 · +18.5% YoY. Source: county tax records.