2506 San Marcos Dr · South Alamo, TX 78516

$75,000

3 bd · 1.0 ba · 810 sqft · SingleFamily public records · 45 Days on market

Built 1999 7,799 sqft lot ↓ 20% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity with tons of potential! This home offers a functional layout, spacious living areas, and strong upside for the right buyer. With just some TLC and cosmetic updates, this property could make an excellent flip, rental, or personal residence.

Key facts

• 7,799 sq ft lot
• 2 parking spots
• Built 1999

Property features AI

Finance

• Other: Building area: 1,230 (units: square feet); Green energy: Other; Appliances include water heater (other)
• HOA & community: No association; Community features: Other

Exterior

• Parking: 2 covered parking spaces; Carport (2 spaces); No garage
• Utilities: Sewer: Other
• Home design: Not new construction; Living area source: HidalgoCAD; Paved road access
• Construction: Frame/wood construction; Shingle roof; Slab foundation; Built on a 0.1791-acre lot
• Exterior features: Patio; Chain link fence; Other exterior features

Interior

• Kitchen: Water heater (other); Other kitchen features
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling; Has cooling
• Interior features: Tile floors; Ceiling fan(s); Countertops (other); Window coverings (other)
• Laundry & utility: Laundry room

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 $377 ($5k/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 56/100 on livability (#1,320 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment 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: M Rivas Pri Discovery Academy (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 349 students, 93% FRL); A P Solis Middle (math 8% / reading 19%, grade F, #1,602 of 1,662 statewide, top 97%, 666 students, 93% 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 93% FRL vs 48% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 349 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 + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→23/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 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.64% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.57%
• DSCR: 1.96
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.2%
• Equity multiple: 1.57×
• Total profit: $11,948
• Equity at exit: $11,183

10-year hold

• IRR: 23.0%
• Equity multiple: 2.98×
• Total profit: $41,614
• 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 78516

• Home prices YoY: -6.5%
• Active inventory: 349
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$167 /mo · $2,006/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $377

Break-even live

Break-even rent $749

Max offer price $75,000

Occupancy floor 64%

Sensitivity live

Price	-10% $420	-5% $399	+0% $377	+5% $356	+10% $335
Rent	-10% $280	-5% $329	+0% $377	+5% $426	+10% $474
Rate	-1.0pp $415	-0.5pp $396	base $377	+0.5pp $358	+1.0pp $338

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 20 events

1. 2026-06-21
   days on market $75,000 Active 45 DOM
2. 2026-06-18
   days on market $75,000 Active 42 DOM
3. 2026-06-17
   days on market $75,000 Active 41 DOM
4. 2026-06-16
   days on market $75,000 Active 40 DOM
5. 2026-06-15
   days on market $75,000 Active 39 DOM
6. 2026-06-14
   days on market $75,000 Active 37 DOM
7. 2026-06-13
   days on market $75,000 Active 36 DOM
8. 2026-06-10
   days on market $75,000 Active 34 DOM
9. 2026-06-09
   days on market $75,000 Active 33 DOM
10. 2026-06-08
    days on market $75,000 Active 32 DOM
11. 2026-06-07
    days on market $75,000 Active 31 DOM
12. 2026-06-05
    days on market $75,000 Active 28 DOM
13. 2026-06-03
    days on market $75,000 Active 27 DOM
14. 2026-06-02
    days on market $75,000 Active 26 DOM
15. 2026-06-01
    pricedays on market $75,000 Active 25 DOM
16. 2026-05-31
    days on market $80,000 Active 24 DOM
17. 2026-05-31
    days on market $80,000 Active 23 DOM
18. 2026-05-09
    price $80,000
19. 2026-05-07
    listed $99,500 Active
20. 2001-08-08
    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: $2,006 · $167/mo
• Projected year-2 tax: $2,006 · $167/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 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: $14,721
• − Mortgage interest: −$4,201
• − Property taxes: −$2,006
• − Insurance: −$375
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$2,182
• Taxable income: $3,602
• Est. tax owed @ 24.0%: −$864
• After-tax cash flow: $3,664/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 — South Alamo

• Score: 56/100
• State rank: #1320
• US rank: #22734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Alamo, TX
• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 34,370
• Household income: $53,229
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 476.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 40% White 10% Black 1%
• Hispanic origin (detail): Mexican 86%
• Foreign-born: 29% · Canada
• Languages at home: 24% English-only · Spanish 76%

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: ▼ -15.56%
• Current HPI: 225.4438
• Rent YoY: —
• 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

-19.6% since first listed

3 events — show timeline

• 2026-05-09 Price Changed $80,000 MCALLENMLS
• 2026-05-07 Listed $99,500 MCALLENMLS
• 2001-08-08 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,006 · +13.2% YoY. Source: county tax records.