2208 N 25th 1/2 St · Hidalgo, TX 78557

$265,000

3 bd · 2.0 ba · 1,345 sqft · SingleFamily · 45 Days on market

Built 2026 Est $231k · 15% over $33/mo HOA · 2% of rent

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +6.9/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.2/10.0
• ARV discount +1.0/15.0

Listing remarks

The St. Jude Floor Plan is a stunning single-story layout that blends sophistication with practicality, designed to elevate your living experience. Featuring three bedrooms and two bathrooms, this home is ideal for families or anyone who values comfort and functionality. The master bedroom offers a private retreat with a spacious walk-in closet and an elegant master bathroom, complete with options like a double sink for added convenience. The additional bedrooms each include their own walk-in closets, ensuring plenty of storage and privacy. At the heart of the home is the expansive living room, which seamlessly connects to the dining room and a modern kitchen. The kitchen includes an option

Key facts

• Single-story layout
• Walk-in closet
• Master bedroom

Tags

• SINGLE-STORY LAYOUT
• MASTER BEDROOM
• WALK-IN CLOSET
• ELEGANT MASTER BATHROOM
• EXPANSIVE LIVING ROOM
• MODERN KITCHEN

Property features AI

Finance

• Other: Address: 2208 N 25th 1/2 St, Hidalgo, TX 78557; Listing last modified May 21, 2026
• Financial info: List price $271,990
• HOA & community: Association fee approximately $33.33

Exterior

• Parking: 2 parking spaces
• Utilities: Central air; Heating (other)
• Home design: Single-family plan: St. Jude; Spec inventory type; Active status

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating (other type); Central air conditioning
• Interior features: Living area of 1,345 (listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-395 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (21.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (29.8% below list).
• Recommended offer: $186k (29.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#488 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D-, amenities F, commute F.
• Valley View ISD (suburban): math 24% / reading 38% proficiency, ranked #631 of 826 in TX (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 98 active listings in the ZIP; 3 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 $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% 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 $185,977 (29.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.39%
• DSCR: 0.72
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $231,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2412 Sabinal Ave	0.21mi	3/2.0	1,405 (+4%)	1mo	$229,000	$163	82
2410 E Tamarindo Ave	0.17mi	3/2.0	1,386 (+3%)	6mo	$240,000	$173	82
2409 E Tamarindo Ave	0.15mi	3/2.0	1,474 (+10%)	1mo	$255,000	$173	76
2310 E Sabinal Ave	0.26mi	3/2.5	1,414 (+5%)	1mo	$249,500	$176	76
2409 E Sabinal Ave	0.18mi	3/2.0	1,442 (+7%)	6mo	$245,000	$170	74
2304 E Tamarindo Ave	0.24mi	3/2.0	1,442 (+7%)	4mo	$248,000	$172	73
1808 N 22nd St	0.26mi	3/2.0	1,452 (+8%)	5mo	$95,000	$65	70
3107 Sabinal St	0.19mi	3/2.0	1,544 (+15%)	3mo	$259,900	$168	64
1305 N Sabinas St	0.66mi	3/2.0	1,403 (+4%)	3mo	$185,000	$132	60
3003 E Q St	0.46mi	3/2.0	1,498 (+11%)	0mo	$269,000	$180	59
2805 Q St	0.44mi	3/2.0	1,544 (+15%)	3mo	$249,900	$162	52
3009 Laurel St	0.69mi	3/2.0	1,250 (-7%)	6mo	$234,000	$187	52

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: 19.8%
• Equity multiple: 2.61×
• Total profit: $119,208
• Equity at exit: $238,733

10-year hold

• IRR: 18.1%
• Equity multiple: 6.00×
• Total profit: $370,934
• Equity at exit: $514,837

Cash invested: $74,200 (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 78557

• Home prices YoY: 17.9%
• Active inventory: 98
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,860 medium
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$33
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-395

Break-even live

Break-even rent $2,360

Max offer price $207,823

Occupancy floor —

Sensitivity live

Price	-10% $-212	-5% $-304	+0% $-395	+5% $-487	+10% $-578
Rent	-10% $-542	-5% $-469	+0% $-395	+5% $-322	+10% $-248
Rate	-1.0pp $-262	-0.5pp $-328	base $-395	+0.5pp $-464	+1.0pp $-534

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2304 E Tamarindo Ave Hidalgo, TX	3.0	2.0	1442	$1,950	$1.35	24d	1	0.27mi
2509 Coma St Hidalgo, TX	4.0	2.5	1804	$1,750	$0.97	24d	1	1.26mi
719 Sherryl Ave Pharr, TX	3.0	2.0	1524	$1,500	$0.98	15d	1	1.26mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 17 events

1. 2026-06-19
   days on market $265,000 Active 45 DOM
2. 2026-06-18
   days on market $265,000 Active 44 DOM
3. 2026-06-17
   days on market $265,000 Active 43 DOM
4. 2026-06-16
   days on market $265,000 Active 42 DOM
5. 2026-06-15
   days on market $265,000 Active 41 DOM
6. 2026-06-14
   days on market $265,000 Active 39 DOM
7. 2026-06-13
   price $265,000 Active 38 DOM
8. 2026-06-12
   days on market $271,990 Active 38 DOM
9. 2026-06-09
   days on market $271,990 Active 35 DOM
10. 2026-06-08
    days on market $271,990 Active 34 DOM
11. 2026-06-07
    days on market $271,990 Active 33 DOM
12. 2026-06-05
    days on market $271,990 Active 30 DOM
13. 2026-06-03
    days on market $271,990 Active 29 DOM
14. 2026-06-02
    days on market $271,990 Active 28 DOM
15. 2026-06-01
    days on market $271,990 Active 27 DOM
16. 2026-05-31
    days on market $271,990 Active 26 DOM
17. 2026-05-30
    days on market $271,990 Active 25 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $22,317
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − HOA: −$396
• − Depreciation: −$7,709
• Taxable loss: −$9,503
• Est. tax savings @ 24.0%: +$2,281
• After-tax cash flow: $-2,461/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: Valley View ISD
• NCES district ID: 4843800
• Math proficiency: 24% ▼ -42.00%
• Reading proficiency: 38% ▼ -16.00%
• Median HH income: $33,158
• Composite: 25.37/100
• National rank: #7473
• State rank: #631 of 826 in TX

Livability — Hidalgo

• Score: 68/100
• State rank: #488
• US rank: #9681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hidalgo, TX
• City population: 14,250
• Population (ZIP): 14,250

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 (99%)
• Race & ethnicity: Hispanic / Latino 99% Two or more races 47%
• Hispanic origin (detail): Mexican 93%
• Foreign-born: 39% · Canada
• Languages at home: 6% English-only · Spanish 94%

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: ▲ 34.26%
• Current HPI: 225.701
• 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