2410 Benitez St · Donna, TX 78537

$89,000

3 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 19 Days on market

Built 1986 0.26 ac lot Est $174k · 49% under ↓ 36% 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 +27.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.8/10.0
• 1% rule +7.9/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Investor Opportunity in Donna, TX – Two Lots Included! Located at 2410 Benitez Street, this 3-bedroom, 2-bath home offers 1,352 sq ft of living space and sits on over a quarter-acre across two lots—a rare find with added potential. Built in 1986, this property is being sold as-is and presents a strong opportunity for investors or buyers looking to add value. The home is in good overall condition, making it an ideal fixer-upper with upside for rental income, resale, or long-term hold. Enjoy a convenient location near local restaurants, shopping centers, and everyday amenities, adding to its appeal for future tenants or homeowners. Whether you're expanding your portfolio or lookin

Key facts

• Shopping centers
• Two lots included
• Everyday amenities

Tags

• TWO LOTS INCLUDED
• CONVENIENT LOCATION
• LOCAL RESTAURANTS
• SHOPPING CENTERS
• EVERYDAY AMENITIES
• GOOD OVERALL CONDITION

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; House; Single-story
• Construction: Wood siding construction
• Exterior features: Composition roof; Located in the Hooks Reserve subdivision; Lot approximately 0.264 acres

Interior

• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fan(s); Wall/Window unit(s)
• Interior features: Gas water heater; Ceiling fans; Wall/window air conditioning units

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 2.7% in Donna — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 54/100 on livability (#1,411 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Donna ISD (suburban): math 11% / reading 18% proficiency, ranked #821 of 826 in TX (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Guzman El (math 2% / reading 8%, grade F, #4,316 of 4,322 statewide, top 100%, 376 students, 98% FRL); W A Todd Middle (math 9% / reading 22%, grade F, #1,556 of 1,662 statewide, top 94%, 693 students, 92% FRL); Donna H S (math 16% / reading 21%, grade F, #1,436 of 1,632 statewide, top 88%, 2,095 students, 92% FRL) — zoned schools average 94% FRL vs 48% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 323 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $10k of equity ($615 loan paydown + $9k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 19 days — a 2% lower offer ($88k) 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 $87,665 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.29% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.12%
• DSCR: 1.58
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $174,408
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2105 W Silver Ave	0.34mi	3/2.0	1,360 (+1%)	14mo	$175,000	$129	67
3004 Meadow Ln	0.41mi	3/2.0	1,403 (+4%)	7mo	$150,000	$107	64
2608 Moodie Ave	0.16mi	3/2.0	1,241 (-8%)	22mo	$175,000	$141	57
304 S 23rd St	0.41mi	2/2.0 (-1)	1,308 (-3%)	13mo	$139,900	$107	56
2009 Trinity St	0.63mi	3/2.0	1,332 (-2%)	13mo	$195,000	$146	54

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: 33.9%
• Equity multiple: 3.64×
• Total profit: $65,851
• Equity at exit: $80,178

10-year hold

• IRR: 29.3%
• Equity multiple: 8.24×
• Total profit: $180,333
• Equity at exit: $172,907

Cash invested: $24,920 (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 78537

• Home prices YoY: 5.8%
• Active inventory: 323
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,148 high
• Mortgage (P&I): −$467
• Tax from tax record: −$130 /mo · $1,566/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $272

Break-even live

Break-even rent $803

Max offer price $89,000

Occupancy floor 71%

Sensitivity live

Price	-10% $323	-5% $298	+0% $272	+5% $247	+10% $222
Rent	-10% $182	-5% $227	+0% $272	+5% $318	+10% $363
Rate	-1.0pp $317	-0.5pp $295	base $272	+0.5pp $249	+1.0pp $226

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3707 U.S. 83 Business Unit 333 Donna, TX	3.0	2.0	960	$899	$0.94	44d	1	1.02mi
3707 U.S. 83 Business Unit 442 Donna, TX	3.0	2.0	960	$799	$0.83	44d	1	1.02mi
3707 U.S. 83 Business Unit 431 Donna, TX	3.0	2.0	960	$799	$0.83	24d	1	1.02mi
3086 Briggs Rd Unit B Midway South, TX	2.0	3.0	1050	$1,300	$1.24	24d	1	1.20mi
3117 Whitetail Dr Weslaco, TX	3.0	2.0	1631	$1,500	$0.92	15d	1	1.27mi
2607 E North Ave Donna, TX	1.0–2.0	1.0–2.0	1009	$1,125	$1.11	15d	7	1.28mi
503 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1000	$1,300	$1.30	22d	1	1.40mi
408 Sparrow Rd #4 Weslaco, TX	3.0	2.0	1185	$1,400	$1.18	15d	1	1.40mi
412 Sparrow Rd Unit 1 Weslaco, TX	2.0	2.0	1020	$1,250	$1.23	24d	1	1.41mi
2613 Mockingbird Rd Unit D Weslaco, TX	2.0	2.0	973	$1,200	$1.23	44d	1	1.48mi
2705 Woodpecker Rd Unit 2 Weslaco, TX	2.0	2.0	1020	$1,200	$1.18	24d	1	1.49mi

Listing history 5 events

1. 2026-04-28
   status Pending
2. 2026-04-18
   price $89,000
3. 2026-04-09
   listed $99,000 Active
4. 2025-09-25
   price $130,000
5. 2025-08-07
   price $140,000

ⓘ 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: $1,566 · $130/mo
• Projected year-2 tax: $1,629 · $136/mo
• Expected delta: +$63/yr (+$5/mo · 4.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $13,773
• − Mortgage interest: −$4,985
• − Property taxes: −$1,566
• − Insurance: −$445
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$2,589
• Taxable income: $1,984
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $2,793/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: Donna ISD
• NCES district ID: 4817390
• Math proficiency: 11% ▼ -30.00%
• Reading proficiency: 18% ▼ -13.00%
• Median HH income: $27,330
• Composite: 11.16/100
• National rank: #9728
• State rank: #821 of 826 in TX

Livability — Donna

• Score: 54/100
• State rank: #1411
• US rank: #24172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Donna, TX
• City population: 51,346
• Population (ZIP): 51,346

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 49% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 27% · 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: ▲ 13.30%
• Current HPI: 243.3933
• 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

-36.4% since first listed

5 events — show timeline

• 2026-04-28 Pending — RGVMLS
• 2026-04-18 Price Changed $89,000 RGVMLS
• 2026-04-09 Listed $99,000 RGVMLS
• 2025-09-25 Price Changed $130,000 RGVMLS
• 2025-08-07 Price Changed $140,000 RGVMLS

Property tax history

+2.4%/yr

Latest (2025): $1,566 · +7.7% YoY. Source: county tax records.