619 Sombra St · San Benito, TX 78586

$139,500

3 bd · 2.5 ba · 1,846 sqft · SingleFamily public records · 108 Days on market

Built 1955 8,400 sqft lot $76/sqft · 12% below area Est $159k · 12% under

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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
• ARV discount +13.1/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located one block from the frontage Rd. Home offers great potential with some cosmetic updates needed. Ideal for investors or buyers looking to add personal touches. The house features new roof, maids quarters bathroom was completely remodeled, the cart port was added. It also includes one storage room and property has access on Carol St. and on Sombra St. Stoves and Refrigerators will be conveying in the main house and maids quarters.

Key facts

• Storage room
• Access on sombra st
• Access on carol st

Tags

• NEW ROOF
• CART PORT ADDED
• STORAGE ROOM
• ACCESS ON CAROL ST
• ACCESS ON SOMBRA ST

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.7% in San Benito — 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 66/100 on livability (#621 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools D-, amenities F.
• San Benito CISD (suburban): math 14% / reading 27% proficiency, ranked #782 of 826 in TX (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 441 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $964 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cameron County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,945 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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 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. 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: 1.36% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.65%
• DSCR: 1.79
• GRM: 6.1

CMA / ARV

• ARV (median comp): $159,246
• List price: $139,500
• Delta: -12.40%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2609 Julian St	0.14mi	4/2.5 (+1)	1,963 (+6%)	20mo	$345,000	$176	61
837 S Bowie St	0.46mi	3/2.0	1,655 (-10%)	20mo	$165,000	$100	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.36×
• Total profit: $13,996
• Equity at exit: $20,800

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $59,320
• Equity at exit: $12,061

Cash invested: $39,060 (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 78586

• Home prices YoY: -24.9%
• Active inventory: 441
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,891 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$129 /mo · $1,550/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $575

Break-even live

Break-even rent $1,163

Max offer price $139,500

Occupancy floor 65%

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Woodford St Unit D San Benito, TX	3.0	2.5	1500	$1,550	$1.03	44d	1	0.72mi
105 Republic Cir San Benito, TX	3.0	2.0	1611	$2,300	$1.43	14d	1	0.93mi

Listing history 24 events

1. 2026-06-18
   days on market $139,500 Active 108 DOM
2. 2026-06-17
   days on market $139,500 Active 107 DOM
3. 2026-06-16
   days on market $139,500 Active 106 DOM
4. 2026-06-15
   days on market $139,500 Active 105 DOM
5. 2026-06-14
   days on market $139,500 Active 103 DOM
6. 2026-06-10
   days on market $139,500 Active 100 DOM
7. 2026-06-09
   days on market $139,500 Active 99 DOM
8. 2026-06-08
   days on market $139,500 Active 98 DOM
9. 2026-06-07
   days on market $139,500 Active 97 DOM
10. 2026-06-03
    days on market $139,500 Active 93 DOM
11. 2026-06-02
    days on market $139,500 Active 92 DOM
12. 2026-06-01
    days on market $139,500 Active 91 DOM
13. 2026-05-31
    days on market $139,500 Active 90 DOM
14. 2026-05-30
    days on market $139,500 Active 89 DOM
15. 2026-05-07
    price $139,500 452-char remark

    Show marketing remark (452 chars)

    Conveniently located one block from the frontage Rd. Home offers great potential with some cosmetic updates needed. Ideal for investors or buyers looking to add personal touches. The house features new roof, maids quarters bathroom was completely remodeled, the cart port was added. It also includes one storage room and property has access on Carol St. and on Sombra St. Stoves and Refrigerators will be conveying in the main house and maids quarters.

16. 2026-04-29
    price $145,000 452-char remark

    Show marketing remark (452 chars)

    Conveniently located one block from the frontage Rd. Home offers great potential with some cosmetic updates needed. Ideal for investors or buyers looking to add personal touches. The house features new roof, maids quarters bathroom was completely remodeled, the cart port was added. It also includes one storage room and property has access on Carol St. and on Sombra St. Stoves and Refrigerators will be conveying in the main house and maids quarters.

17. 2026-02-25
    listed $150,000 Active 452-char remark

    Show marketing remark (452 chars)

    Conveniently located one block from the frontage Rd. Home offers great potential with some cosmetic updates needed. Ideal for investors or buyers looking to add personal touches. The house features new roof, maids quarters bathroom was completely remodeled, the cart port was added. It also includes one storage room and property has access on Carol St. and on Sombra St. Stoves and Refrigerators will be conveying in the main house and maids quarters.

18. 2023-11-14
    soldstatus Closed 321-char remark

    Show marketing remark (321 chars)

    2 bedroom 1.5 bath on a double corner lot Attached efficiency 1/1 approx 436 sq ft. Needs some work with a little TLC you will have a jewel. Home has a large living area, small kitchen and nice man cave could be a 3rd bedroom. Attached carport in front. Nice deck in the back. The metal carport in back does not convey

19. 2023-11-14
    soldstatus

    Show marketing remark (321 chars)

    2 bedroom 1.5 bath on a double corner lot Attached efficiency 1/1 approx 436 sq ft. Needs some work with a little TLC you will have a jewel. Home has a large living area, small kitchen and nice man cave could be a 3rd bedroom. Attached carport in front. Nice deck in the back. The metal carport in back does not convey

20. 2023-11-07
    status Pending 321-char remark

    Show marketing remark (321 chars)

    2 bedroom 1.5 bath on a double corner lot Attached efficiency 1/1 approx 436 sq ft. Needs some work with a little TLC you will have a jewel. Home has a large living area, small kitchen and nice man cave could be a 3rd bedroom. Attached carport in front. Nice deck in the back. The metal carport in back does not convey

21. 2023-10-23
    price $87,500 321-char remark

    Show marketing remark (321 chars)

    2 bedroom 1.5 bath on a double corner lot Attached efficiency 1/1 approx 436 sq ft. Needs some work with a little TLC you will have a jewel. Home has a large living area, small kitchen and nice man cave could be a 3rd bedroom. Attached carport in front. Nice deck in the back. The metal carport in back does not convey

22. 2023-10-23
    status Active 321-char remark

    Show marketing remark (321 chars)

    2 bedroom 1.5 bath on a double corner lot Attached efficiency 1/1 approx 436 sq ft. Needs some work with a little TLC you will have a jewel. Home has a large living area, small kitchen and nice man cave could be a 3rd bedroom. Attached carport in front. Nice deck in the back. The metal carport in back does not convey

23. 2023-08-11
    listed $95,000 Active 321-char remark

    Show marketing remark (321 chars)

    2 bedroom 1.5 bath on a double corner lot Attached efficiency 1/1 approx 436 sq ft. Needs some work with a little TLC you will have a jewel. Home has a large living area, small kitchen and nice man cave could be a 3rd bedroom. Attached carport in front. Nice deck in the back. The metal carport in back does not convey

24. 1992-10-01
    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: $1,550 · $129/mo
• Projected year-2 tax: $2,553 · $213/mo
• Expected delta: +$1,003/yr (+$84/mo · 64.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,686
• − Mortgage interest: −$7,814
• − Property taxes: −$1,550
• − Insurance: −$698
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − Depreciation: −$4,058
• Taxable income: $4,937
• Est. tax owed @ 24.0%: −$1,185
• After-tax cash flow: $5,711/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: San Benito CISD
• NCES district ID: 4838790
• Math proficiency: 14% ▼ -31.00%
• Reading proficiency: 27% ▼ -10.00%
• Median HH income: $29,403
• Composite: 16.31/100
• National rank: #9212
• State rank: #782 of 826 in TX

Livability — San Benito

• Score: 66/100
• State rank: #621
• US rank: #11846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Benito, TX
• Population (ZIP): 49,103

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 42% White 6%
• Hispanic origin (detail): Mexican 90%
• Foreign-born: 23% · Canada
• Languages at home: 29% English-only · Spanish 70%

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: ▼ -62.37%
• Current HPI: 188.147
• 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

+46.8% since first listed

10 events — show timeline

• 2026-05-07 Price Changed $139,500 RGVMLS
• 2026-04-29 Price Changed $145,000 RGVMLS
• 2026-02-25 Listed $150,000 RGVMLS
• 2023-11-14 Sold (Public Records) — Public Records
• 2023-11-14 Sold (MLS) — RGVMLS
• 2023-11-07 Pending — RGVMLS
• 2023-10-23 Price Changed $87,500 RGVMLS
• 2023-10-23 Relisted — RGVMLS
• 2023-08-11 Listed $95,000 RGVMLS
• 1992-10-01 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,550 · -54.1% YoY. Source: county tax records.