31375 N US Highway 281 · Linn, TX 78542

$75,000

3 bd · 1.0 ba · 1,105 sqft · SingleFamily public records · 48 Days on market

Built 1982 5,662 sqft lot $68/sqft · 49% below area Est $147k · 49% under ↓ 42% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Introducing this 2 bed 1 bath home sitting on pier and beam - conveniently located off Highway 281 and just a few mins from nearby gas stations and convenience stores. Enjoy this tranquil area while still having access to the city just a short distance away. This spacious home features high ceilings, and a spare living area that is perfect for office usage or a study. Beside the property is a detached addition/unfinished guest house. This area contains 1 bedroom with a closet and space to build a bathroom with a little TLC!

Key facts

• Pier and beam
• Detached addition
• Spare living area

Tags

• PIER AND BEAM
• DETACHED ADDITION
• UNFINISHED GUEST HOUSE
• SPARE LIVING AREA

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: No garage
• Security: Gated community features
• Utilities: Public water; Septic tank sewer
• Home design: Single-story (1,105 building area); Entry facing not provided
• Construction: Stucco exterior; Shingle roof (composition); Pillar/post/pier foundation; Built on a 0.13-acre lot
• Exterior features: Mature trees; Covered patio; Deck/balcony/porch; Chain link fencing; Irregular lot shape

Interior

• Kitchen: Gas range/stove; Electric water heater
• Flooring: Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laminate countertops; Ceiling fan(s); Office/Study; Partial window coverings
• Laundry & utility: Laundry area with washer/dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,360 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, employment B; Watch: amenities F, commute F, housing 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: Brewster El (math 20% / reading 35%, grade F, #2,768 of 4,322 statewide, top 65%, 316 students, 76% FRL); Betty Harwell Middle (math 11% / reading 26%, grade F, #1,478 of 1,662 statewide, top 90%, 1,453 students, 96% 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 85% FRL vs 62% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.1%/yr); 1003 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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. 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: 1.77% ✓
• Cap rate: 14.89%
• Cash-on-cash: 30.69%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (median comp): $147,034
• List price: $75,000
• Delta: -48.99%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 1.87×
• Total profit: $18,177
• Equity at exit: $11,183

10-year hold

• IRR: 28.0%
• Equity multiple: 3.14×
• Total profit: $44,908
• Equity at exit: $6,485

Cash invested: $21,000 (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 78542

• Home prices YoY: -13.4%
• Rents YoY: -1.1%
• Active inventory: 1003
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$86 /mo · $1,037/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $537

Break-even live

Break-even rent $647

Max offer price $75,000

Occupancy floor 55%

Sensitivity live

Price	-10% $579	-5% $558	+0% $537	+5% $516	+10% $495
Rent	-10% $432	-5% $485	+0% $537	+5% $589	+10% $642
Rate	-1.0pp $575	-0.5pp $556	base $537	+0.5pp $518	+1.0pp $498

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $75,000 Active 48 DOM
2. 2026-06-17
   days on market $75,000 Active 47 DOM
3. 2026-06-16
   days on market $75,000 Active 46 DOM
4. 2026-06-15
   days on market $75,000 Active 45 DOM
5. 2026-06-14
   days on market $75,000 Active 43 DOM
6. 2026-06-13
   days on market $75,000 Active 42 DOM
7. 2026-06-10
   days on market $75,000 Active 40 DOM
8. 2026-06-09
   days on market $75,000 Active 39 DOM
9. 2026-06-08
   days on market $75,000 Active 38 DOM
10. 2026-06-07
    days on market $75,000 Active 37 DOM
11. 2026-06-03
    days on market $75,000 Active 33 DOM
12. 2026-06-02
    days on market $75,000 Active 32 DOM
13. 2026-06-01
    days on market $75,000 Active 31 DOM
14. 2026-05-31
    days on market $75,000 Active 30 DOM
15. 2026-05-31
    days on market $75,000 Active 29 DOM
16. 2026-05-04
    price $75,000 529-char remark
17. 2026-05-01
    listed $85,000 Active 529-char remark
18. 2026-02-25
    price $85,000
19. 2026-02-17
    listed $99,000 Active
20. 2025-12-17
    listed $99,000 Active
21. 2025-10-01
    price $99,000
22. 2025-09-01
    listed $120,000 Active
23. 2025-06-30
    listed $130,000 Active
24. 2025-06-20
    soldstatus
25. 2019-04-04
    soldstatus
26. 1999-04-13
    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: $1,037 · $86/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: +$335/yr (+$28/mo · 32.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 22 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: $15,919
• − Mortgage interest: −$4,201
• − Property taxes: −$1,037
• − Insurance: −$375
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$2,182
• Taxable income: $5,577
• Est. tax owed @ 24.0%: −$1,338
• After-tax cash flow: $5,106/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 — Linn

• Score: 55/100
• State rank: #1360
• US rank: #23401

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Linn, TX
• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 89,401
• Household income: $55,243
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 1240.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 59% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 25% · Canada
• Languages at home: 15% English-only · Spanish 84%

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: ▼ -34.17%
• Current HPI: 220.921
• Rent YoY: ▼ -1.07%
• 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

-42.3% since first listed

11 events — show timeline

• 2026-05-04 Price Changed $75,000 MCALLENMLS
• 2026-05-01 Listed $85,000 MCALLENMLS
• 2026-02-25 Price Changed $85,000 MCALLENMLS
• 2026-02-17 Listed $99,000 MCALLENMLS
• 2025-12-17 Listed $99,000 MCALLENMLS
• 2025-10-01 Price Changed $99,000 MCALLENMLS
• 2025-09-01 Listed $120,000 MCALLENMLS
• 2025-06-30 Listed $130,000 MCALLENMLS
• 2025-06-20 Sold (Public Records) — Public Records
• 2019-04-04 Sold (Public Records) — Public Records
• 1999-04-13 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,037 · +19.2% YoY. Source: county tax records.