214 E Southern Ave · Edcouch, TX 78543

$125,000

4 bd · 1.0 ba · 1,398 sqft · SingleFamily · 210 Days on market

Built 1965 Average condition 7,501 sqft lot $89/sqft · at area comps Est $123k · at est.

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Why this score? — see what drove the C+ 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 +23.4/30.0
• DSCR +7.5/10.0
• Appreciation +7.4/10.0
• ARV discount +6.9/15.0
• 1% rule +6.1/10.0
• Livability +3.5/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Discover the potential in this updated 4-bedroom home featuring 1 full bath and 1 bathroom ready for your finishing touches, offering the opportunity to customize it to your style. Perfect for investors or families looking to complete the home to their liking, this property offers ample potential to add value. Situated on a spacious corner lot, the home provides plenty of outdoor space and is conveniently located near local amenities, schools, and shopping. Don’t miss the chance to transform this property into the perfect home or investment.

Key facts

• Spacious corner lot
• Updated home
• Outdoor space

Tags

• UPDATED HOME
• SPACIOUS CORNER LOT
• OUTDOOR SPACE
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $125k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#413 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Edcouch-Elsa ISD (suburban): math 9% / reading 20% proficiency, ranked #822 of 826 in TX (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 40 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($864 loan paydown + $6k appreciation (4.8% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($110k) 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.93%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $123,458
• List price: $125,000
• Delta: 1.25%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Lenon St	0.36mi	3/2.0 (-1)	1,384 (-1%)	1mo	$199,000	$144	72
117 Lenon Ave	0.36mi	3/2.0 (-1)	1,457 (+4%)	4mo	$195,000	$134	64
105 Lenon St	0.38mi	3/2.0 (-1)	1,455 (+4%)	4mo	$199,000	$137	63
109 Lenon St	0.36mi	3/2.0 (-1)	1,483 (+6%)	8mo	$210,000	$142	58
105 S Lackland St	0.45mi	3/2.0 (-1)	1,344 (-4%)	19mo	$139,999	$104	48

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

Projected returns pro-forma

4.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.20×
• Total profit: $41,932
• Equity at exit: $69,110

10-year hold

• IRR: 19.2%
• Equity multiple: 4.28×
• Total profit: $114,883
• Equity at exit: $117,871

Cash invested: $35,000 (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 78543

• Home prices YoY: 1.9%
• Active inventory: 40
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,386 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $231

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 78%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $125,000 Active 210 DOM
2. 2026-06-17
   days on market $125,000 Active 209 DOM
3. 2026-06-16
   days on market $125,000 Active 208 DOM
4. 2026-06-15
   days on market $125,000 Active 207 DOM
5. 2026-06-13
   days on market $125,000 Active 205 DOM
6. 2026-06-12
   days on market $125,000 Active 204 DOM
7. 2026-06-09
   days on market $125,000 Active 201 DOM
8. 2026-06-08
   days on market $125,000 Active 200 DOM
9. 2026-06-08
   days on market $125,000 Active 199 DOM
10. 2026-06-07
    days on market $125,000 Active 198 DOM
11. 2026-06-03
    days on market $125,000 Active 195 DOM
12. 2026-06-02
    days on market $125,000 Active 194 DOM
13. 2026-06-01
    days on market $125,000 Active 193 DOM
14. 2026-05-31
    days on market $125,000 Active 192 DOM
15. 2025-11-20
    listed $125,000 Active 553-char remark

    Show marketing remark (553 chars)

    Discover the potential in this updated 4-bedroom home featuring 1 full bath and 1 bathroom ready for your finishing touches, offering the opportunity to customize it to your style. Perfect for investors or families looking to complete the home to their liking, this property offers ample potential to add value. Situated on a spacious corner lot, the home provides plenty of outdoor space and is conveniently located near local amenities, schools, and shopping. Don’t miss the chance to transform this property into the perfect home or investment.

ⓘ 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 3/10 Moderate 17% 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: $16,633
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$3,636
• Taxable income: $833
• Est. tax owed @ 24.0%: −$200
• After-tax cash flow: $2,574/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

This 4-bedroom home offers significant potential for renovation and improvement, with moderate repairs and maintenance needed to enhance its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — Dated appearance
• Moderate bathroom fixtures — Appears dated
• Moderate exterior siding — Weathered appearance

Value-add opportunities

• Both Kitchen renovation — Modernizing the kitchen can significantly increase both resale and rental value.
• Both Bathroom update — Updating the bathroom can also boost both resale and rental value.
• Both Exterior paint and landscaping — Improving curb appeal can attract more buyers and renters.
• Rental HVAC system inspection and maintenance — A well-maintained HVAC system is crucial for rental properties and can attract tenants.
• Both Landscaping and curb appeal — A well-maintained and attractive exterior can increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Dated appearance	Moderate	$3,000–15,000
bathroom fixtures · Appears dated	Moderate	$3,000–15,000
exterior siding · Weathered appearance	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both Kitchen renovation — Modernizing the kitchen can significantly increase both resale and rental value. ↑
• Both Bathroom update — Updating the bathroom can also boost both resale and rental value. ↑
• Both Exterior paint and landscaping — Improving curb appeal can attract more buyers and renters. ↑
• Rental HVAC system inspection and maintenance — A well-maintained HVAC system is crucial for rental properties and can attract tenants. ↑
• Both Landscaping and curb appeal — A well-maintained and attractive exterior can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Edcouch-Elsa ISD
• NCES district ID: 4818060
• Math proficiency: 9% ▼ -27.00%
• Reading proficiency: 20% ▼ -13.00%
• Median HH income: $25,724
• Composite: 10.99/100
• National rank: #9744
• State rank: #822 of 826 in TX

Livability — Edcouch

• Score: 69/100
• State rank: #413
• US rank: #8499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edcouch, TX
• Population (ZIP): 8,608

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 (98%)
• Race & ethnicity: Hispanic / Latino 98% Two or more races 56% White 2%
• Hispanic origin (detail): Mexican 96%
• Foreign-born: 15% · Canada
• Languages at home: 19% English-only · Spanish 81%

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: ▲ 4.77%
• Current HPI: 250.7357
• 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

1 event — show timeline

• 2025-11-20 Listed $125,000 MCALLENMLS