1715 Jim St · Olivarez, TX 78570

$169,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 23 Days on market

Built 1990 6,267 sqft lot $141/sqft · 15% below area Est $275k · 39% under ↓ 15% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +9.3/30.0
• Appreciation +7.3/10.0
• DSCR +2.6/10.0
• Livability +2.6/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Investor Opportunity! 4 bed, 2 bath home comes with a secured tenant in place until next January, making it an excellent turnkey investment. Recently renovated, this property is secured within an automatic gate.

Key facts

• Secured tenant
• Automatic gate
• 6,267 sq ft lot

Tags

• SECURED TENANT
• AUTOMATIC GATE

🏷️ Possibly a rental listed for sale. The $169,000 price doesn't fit this home's estimated sale value (~$275,062) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (25.0% below list).
• Recommended offer: $127k (25.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 51/100 on livability (#1,480 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment C-, crime F, amenities F.
• Weslaco ISD (suburban): math 23% / reading 31% proficiency, ranked #705 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Raul A Gonzalez Jr El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 618 students, 92% FRL); Mary Hoge Middle (math 22% / reading 42%, grade F, #971 of 1,662 statewide, top 60%, 938 students, 93% FRL); Weslaco East H S (math 24% / reading 26%, grade F, #1,250 of 1,632 statewide, top 77%, 2,004 students, 86% FRL) — zoned schools average 90% FRL vs 59% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 393 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 $9k of equity ($1k loan paydown + $8k appreciation (4.5% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask is 38% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,700 (25.0% 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. 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
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: 0.75% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.14%
• DSCR: 0.86
• GRM: 11.1

CMA / ARV

• ARV (median comp): $275,062
• List price: $169,000
• Delta: -38.56%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

4.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.56×
• Total profit: $26,521
• Equity at exit: $90,938

10-year hold

• IRR: 10.8%
• Equity multiple: 2.89×
• Total profit: $89,274
• Equity at exit: $153,090

Cash invested: $47,320 (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 78570

• Home prices YoY: 1.9%
• Active inventory: 393
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$168 /mo · $2,016/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-124

Break-even live

Break-even rent $1,424

Max offer price $147,139

Occupancy floor —

Sensitivity live

Price	-10% $-28	-5% $-76	+0% $-124	+5% $-172	+10% $-219
Rent	-10% $-224	-5% $-174	+0% $-124	+5% $-74	+10% $-24
Rate	-1.0pp $-39	-0.5pp $-81	base $-124	+0.5pp $-168	+1.0pp $-212

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-08
   status Pending 211-char remark

   Show marketing remark (211 chars)

   Investor Opportunity! 4 bed, 2 bath home comes with a secured tenant in place until next January, making it an excellent turnkey investment. Recently renovated, this property is secured within an automatic gate.

2. 2026-04-16
   price $169,000 211-char remark

   Show marketing remark (211 chars)

   Investor Opportunity! 4 bed, 2 bath home comes with a secured tenant in place until next January, making it an excellent turnkey investment. Recently renovated, this property is secured within an automatic gate.

3. 2026-04-12
   listed $122,026 Active 211-char remark

   Show marketing remark (211 chars)

   Investor Opportunity! 4 bed, 2 bath home comes with a secured tenant in place until next January, making it an excellent turnkey investment. Recently renovated, this property is secured within an automatic gate.

4. 2025-10-21
   status Active
5. 2025-10-05
   status Pending
6. 2025-10-04
   historical Option
7. 2025-03-17
   listed $179,000 Active
8. 2025-02-11
   listed $185,000 Active
9. 2024-12-26
   historical $1,500
10. 2024-11-14
    listed $1,500
11. 2024-10-30
    price $193,800
12. 2024-03-27
    price $198,800
13. 2024-01-29
    listed $198,000 Active
14. 2014-01-24
    soldstatus
15. 2014-01-24
    soldstatus
16. 2011-08-08
    soldstatus
17. 1995-02-28
    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: $2,016 · $168/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$1,077/yr (+$90/mo · 53.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 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: $15,204
• − Mortgage interest: −$9,467
• − Property taxes: −$2,016
• − Insurance: −$845
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$4,916
• Taxable loss: −$4,473
• Est. tax savings @ 24.0%: +$1,073
• After-tax cash flow: $-412/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: Weslaco ISD
• NCES district ID: 4844960
• Math proficiency: 23% ▼ -29.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $32,867
• Composite: 22.05/100
• National rank: #8196
• State rank: #705 of 826 in TX

Livability — Olivarez

• Score: 51/100
• State rank: #1480
• US rank: #25356

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 35,400
• Population (ZIP): 33,596

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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 44% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 20% · Canada
• Languages at home: 18% English-only · Spanish 82%

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: ▲ 4.53%
• Current HPI: 238.8386
• 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

-14.6% since first listed

17 events — show timeline

• 2026-05-08 Pending — MCALLENMLS
• 2026-04-16 Price Changed $169,000 MCALLENMLS
• 2026-04-12 Listed $122,026 MCALLENMLS
• 2025-10-21 Relisted — MCALLENMLS
• 2025-10-05 Pending — MCALLENMLS
• 2025-10-04 Contingent — MCALLENMLS
• 2025-03-17 Listed $179,000 MCALLENMLS
• 2025-02-11 Listed $185,000 MCALLENMLS
• 2024-12-26 Rental Removed $1,500 MCALLENMLS
• 2024-11-14 Listed for Rent $1,500 MCALLENMLS
• 2024-10-30 Price Changed $193,800 MCALLENMLS
• 2024-03-27 Price Changed $198,800 MCALLENMLS
• 2024-01-29 Listed $198,000 MCALLENMLS
• 2014-01-24 Sold (Public Records) — Public Records
• 2014-01-24 Sold (Public Records) — Public Records
• 2011-08-08 Sold (Public Records) — Public Records
• 1995-02-28 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $2,016 · +19.5% YoY. Source: county tax records.