7206 Vista Bonita Dr · Edinburg, TX 78542

$65,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 1 Days on market

Built 1981 0.50 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
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Build your dream home on this spacious half-acre residential lot located in the growing community of Edinburg, Texas. Offering plenty of room for a custom home, outdoor living space, pool, workshop, or additional landscaping, this property provides the perfect balance of country-style living with convenient access to city amenities. Enjoy nearby schools, shopping, dining, and major highways while still having the space and privacy you've been looking for. Whether you're ready to build now or invest for the future, this oversized homesite offers endless possibilities in a desirable location.

Key facts

• 0.5 acre lot

Property features AI

Finance

• Other: Lot approximately 0.5 acre (about 21,780 square feet); Legal description: VISTA BONITA NO. 2 LOT 5
• Financial info: Escrow amount: 750
• HOA & community: No homeowners association

Exterior

• Parking: No garage; No covered or carport spaces; Total parking spaces: 0
• Utilities: Sewer: other
• Home design: Single-story (implied by building size); Living area source: HidalgoCAD
• Construction: Wood siding; Pillar/post/pier foundation; Building area approximately 1,152 square feet
• Exterior features: Chain link fence; Composition shingle roof; Road surface: other

Interior

• Kitchen: No conveying appliances; No water heater included
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Interior features: Countertops: other or none; No window coverings

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 17.0% vs local median 2.4% in Edinburg — 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 64/100 on livability (#784 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute 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: Dr Kay Teer Crawford El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 652 students, 91% 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 87% FRL vs 62% district-wide (25 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 $449 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $9k; list at $65k implies a 622% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $65,000

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 D-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. 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.
4. 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.
5. 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: 2.04% ✓
• Cap rate: 16.98%
• Cash-on-cash: 38.17%
• DSCR: 2.70
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $188,928
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23615 Santa Barbara St	0.66mi	3/2.0	1,130 (-2%)	1mo	$185,000	$164	61
16215 Eagle Pass St	0.28mi	4/2.0 (+1)	1,196 (+4%)	16mo	$159,900	$134	58

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

Projected returns pro-forma

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

5-year hold

• IRR: 30.8%
• Equity multiple: 2.24×
• Total profit: $22,488
• Equity at exit: $9,692

10-year hold

• IRR: 36.2%
• Equity multiple: 3.87×
• Total profit: $52,177
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$100 /mo · $1,205/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $579

Break-even live

Break-even rent $593

Max offer price $65,000

Occupancy floor 51%

Sensitivity live

Price	-10% $616	-5% $597	+0% $579	+5% $561	+10% $542
Rent	-10% $474	-5% $527	+0% $579	+5% $631	+10% $684
Rate	-1.0pp $612	-0.5pp $595	base $579	+0.5pp $562	+1.0pp $545

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   remarks 597-char remark
2. 2026-06-07
   days on marketlisting id $65,000 Pending 1 DOM
3. 2026-05-11
   status Pending
4. 2026-04-30
   historical Option
5. 2026-04-27
   price $65,000
6. 2026-03-24
   listed $75,000 Active
7. 1994-03-17
   soldstatus $9,000

ⓘ 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: $1,205 · $100/mo
• Projected year-2 tax: $1,205 · $100/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 · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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: $15,909
• − Mortgage interest: −$3,641
• − Property taxes: −$1,205
• − Insurance: −$325
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$1,891
• Taxable income: $6,301
• Est. tax owed @ 24.0%: −$1,512
• After-tax cash flow: $5,435/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 — Edinburg

• Score: 64/100
• State rank: #784
• US rank: #14319

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hidalgo County · 623,128 people
• City population: 178,279
• 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

+622.2% since first listed

5 events — show timeline

• 2026-05-11 Pending — MCALLENMLS
• 2026-04-30 Contingent — MCALLENMLS
• 2026-04-27 Price Changed $65,000 MCALLENMLS
• 2026-03-24 Listed $75,000 MCALLENMLS
• 1994-03-17 Sold (Public Records) $9,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,205 · +9.3% YoY. Source: county tax records.