19834 Fm 2556 Rd · Tierra Bonita, TX 78593

$66,000

3 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 20 Days on market

Built 1975 1.00 ac 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
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0
• Schools +1.9/10.0

Listing remarks MLS

Sitting on an acre, this property gives you the space and breathing room that's getting harder to find. The home will need some repairs, but it's a great opportunity for someone ready to roll up their sleeves and make it their own. With few nearby homes and very little traffic, it offers a quiet, laid-back setting while still being a short drive to town. The size of the lot opens the door for future improvements, outdoor use, or simply enjoying the extra space. If you've been looking for something with potential and room to grow, this might be worth a look.

Key facts

• 1 acre lot
• Built 1975
• Listed 20 days

Property features AI

Finance

• Other: Lot size: 1 acre
• HOA & community: No association

Exterior

• Parking: No garage; No carport; No covered parking; 0 total parking spaces
• Utilities: Public water; Septic tank sewer
• Home design: Single-story property (1 story); Not new construction; Living area source: Cameron CAD
• Construction: Wood siding; Composition shingle roof; Pillar/post/pier foundation; Built area approximately 1,300 square feet
• Exterior features: Mature trees; Paved road access; Allows horses

Interior

• Kitchen: No conveying appliances
• Flooring: No flooring specified
• Bathrooms: 1 full bathroom
• Interior features: Stone countertops; Fireplace; No window coverings
• Laundry & utility: Water heater: none

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $775 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $66k).
• Recommended offer: $65k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 39/100 on livability (#1,608 in TX) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Santa Rosa ISD (suburban): math 17% / reading 30% proficiency, ranked #760 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Santa Rosa H S (math 22% / reading 37%, grade F, #1,112 of 1,632 statewide, top 70%, 289 students, 86% FRL).
• Market conditions: 50 active listings in the ZIP; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($456 loan paydown + $4k appreciation (5.8% local appreciation)).
• Cameron County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($65k) 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

• 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 $65,010 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.30% ✓
• Cap rate: 20.38%
• Cash-on-cash: 50.30%
• DSCR: 3.24
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.9%
• Equity multiple: 4.66×
• Total profit: $67,721
• Equity at exit: $40,772

10-year hold

• IRR: 55.9%
• Equity multiple: 9.70×
• Total profit: $160,755
• Equity at exit: $73,325

Cash invested: $18,480 (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 78593

• Home prices YoY: 2.9%
• Active inventory: 50
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,515 medium
• Mortgage (P&I): −$346
• Tax from tax record: −$49 /mo · $588/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $775

Break-even live

Break-even rent $535

Max offer price $66,000

Occupancy floor 44%

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: $16,500
• Closing costs: $1,980
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-30
   status Pending 563-char remark

   Show marketing remark (563 chars)

   Sitting on an acre, this property gives you the space and breathing room that's getting harder to find. The home will need some repairs, but it's a great opportunity for someone ready to roll up their sleeves and make it their own. With few nearby homes and very little traffic, it offers a quiet, laid-back setting while still being a short drive to town. The size of the lot opens the door for future improvements, outdoor use, or simply enjoying the extra space. If you've been looking for something with potential and room to grow, this might be worth a look.

2. 2026-04-30
   status Pending

   Show marketing remark (563 chars)

   Sitting on an acre, this property gives you the space and breathing room that's getting harder to find. The home will need some repairs, but it's a great opportunity for someone ready to roll up their sleeves and make it their own. With few nearby homes and very little traffic, it offers a quiet, laid-back setting while still being a short drive to town. The size of the lot opens the door for future improvements, outdoor use, or simply enjoying the extra space. If you've been looking for something with potential and room to grow, this might be worth a look.

3. 2026-04-10
   listed $66,000 Active
4. 2026-04-01
   listed $66,000 Active 563-char remark

   Show marketing remark (563 chars)

   Sitting on an acre, this property gives you the space and breathing room that's getting harder to find. The home will need some repairs, but it's a great opportunity for someone ready to roll up their sleeves and make it their own. With few nearby homes and very little traffic, it offers a quiet, laid-back setting while still being a short drive to town. The size of the lot opens the door for future improvements, outdoor use, or simply enjoying the extra space. If you've been looking for something with potential and room to grow, this might be worth a look.

5. 1989-11-01
   soldstatus
6. 1980-05-01
   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: $588 · $49/mo
• Projected year-2 tax: $1,208 · $101/mo
• Expected delta: +$620/yr (+$52/mo · 105.6%)

ⓘ 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 (unshaded) · 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 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: $18,186
• − Mortgage interest: −$3,697
• − Property taxes: −$588
• − Insurance: −$330
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$1,920
• Taxable income: $8,742
• Est. tax owed @ 24.0%: −$2,098
• After-tax cash flow: $7,198/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: Santa Rosa ISD
• NCES district ID: 4839360
• Math proficiency: 17% ▼ -28.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $27,649
• Composite: 18.63/100
• National rank: #8896
• State rank: #760 of 826 in TX

Livability — Tierra Bonita

• Score: 39/100
• State rank: #1608
• US rank: #27343

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,030
• Population (ZIP): 5,030

Population outlook (Cameron County) Hauer SSP2

• Today (2025): 441,603 people
• By 2030: 448,113 · +1.5%
• By 2040: 456,385 · +3.3%
• By 2050: 456,294 · +3.3%
• By 2075: 423,851 · -4.0%
• By 2100: 342,787 · -22.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 39% Native American 4% White 3%
• Hispanic origin (detail): Mexican 95%
• Foreign-born: 12% · Canada
• Languages at home: 45% English-only · Spanish 55%

Political lean MEDSL · Cameron

• 2024 margin: Lean R (+5.8) · D 46.7% · R 52.5%
• 2008→2024 swing: -34.6pp toward R · 2008: 28.8pp · 2024: -5.8pp
• All cycles: 2024: R+5.8 2020: D+13.2 2016: D+32.5 2012: D+32.4 2008: D+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.83%
• Current HPI: 210.4254
• 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

• 2026-04-30 Pending — RGVMLS
• 2026-04-30 Pending — MCALLENMLS
• 2026-04-10 Listed $66,000 MCALLENMLS
• 2026-04-01 Listed $66,000 RGVMLS
• 1989-11-01 Sold (Public Records) — Public Records
• 1980-05-01 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $588 · +20.9% YoY. Source: county tax records.