126 Ebony Ave #21 · Rio Hondo, TX 78583

$145,000

4 bd · 1.0 ba · 1,852 sqft · SingleFamily · 35 Days on market

Built 1963 Fair condition 7,500 sqft lot Est $219k · 34% under

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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 +18.3/30.0
• ARV discount +15.0/15.0
• Appreciation +8.3/10.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0

Listing remarks

Welcome to 126 Ebony Avenue in Rio Hondo! This 4-bedroom, 1-bath home offers a spacious fenced backyard, detached garage with alley access and automatic roll-up door, plus a large covered carport with room for two vehicles or a boat. The detached garage also includes plumbing and potential for a workshop or extra storage. Conveniently located across from walking trails and close to Mary's Cafe, shopping, and dining. A great opportunity in a desirable location!

Key facts

• 7,500 sq ft lot
• Garage
• Built 1963

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water and sewer (standard services)
• Home design: Single-family residence; One story
• Construction: Wood siding construction
• Exterior features: Located in the Rio Hondo original townsite subdivision

Interior

• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $145k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (1.0% below list).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#305 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Rio Hondo ISD (town): math 15% / reading 28% proficiency, ranked #769 of 826 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rio Hondo El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 624 students, 86% FRL); Rio Hondo Middle (math 14% / reading 29%, grade F, #1,378 of 1,662 statewide, top 83%, 488 students, 91% FRL); Rio Hondo H S (math 22% / reading 42%, grade F, #1,044 of 1,632 statewide, top 66%, 507 students, 83% FRL) — zoned schools average 87% FRL vs 23% district-wide (64 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 98 active listings in the ZIP; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.6% local appreciation)).
• Cameron County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($141k) 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.99% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $218,536
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 N Arroyo Blvd	0.48mi	4/2.5	2,000 (+8%)	2mo	$235,000	$118	56

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

Projected returns pro-forma

6.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.36×
• Total profit: $55,292
• Equity at exit: $96,489

10-year hold

• IRR: 18.9%
• Equity multiple: 4.82×
• Total profit: $154,963
• Equity at exit: $179,780

Cash invested: $40,600 (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 78583

• Home prices YoY: 3.4%
• Active inventory: 98
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,435 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $132

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 86%

Sensitivity live

Price	-10% $232	-5% $182	+0% $132	+5% $82	+10% $32
Rent	-10% $18	-5% $75	+0% $132	+5% $188	+10% $245
Rate	-1.0pp $205	-0.5pp $169	base $132	+0.5pp $94	+1.0pp $56

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $145,000 Active 35 DOM
2. 2026-06-18
   days on market $145,000 Active 32 DOM
3. 2026-06-17
   days on market $145,000 Active 31 DOM
4. 2026-06-16
   days on market $145,000 Active 30 DOM
5. 2026-06-15
   days on market $145,000 Active 29 DOM
6. 2026-06-14
   days on market $145,000 Active 27 DOM
7. 2026-06-13
   days on market $145,000 Active 26 DOM
8. 2026-06-10
   days on market $145,000 Active 24 DOM
9. 2026-06-09
   days on market $145,000 Active 23 DOM
10. 2026-06-09
    days on market $145,000 Active 22 DOM
11. 2026-06-07
    days on market $145,000 Active 21 DOM
12. 2026-06-05
    days on market $145,000 Active 18 DOM
13. 2026-06-03
    days on market $145,000 Active 17 DOM
14. 2026-06-02
    days on market $145,000 Active 16 DOM
15. 2026-06-01
    days on market $145,000 Active 15 DOM
16. 2026-05-31
    days on market $145,000 Active 14 DOM
17. 2026-05-30
    days on market $145,000 Active 13 DOM
18. 2026-05-11
    listed $145,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 26 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: $17,222
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$4,218
• Taxable loss: −$774
• Est. tax savings @ 24.0%: +$186
• After-tax cash flow: $1,766/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 · 2 photos

Fair 45/100 Moderate rehab

This home requires significant repairs and maintenance, including a new roof, siding, and HVAC unit, as well as painting and landscaping. These improvements will significantly increase its value and make it more attractive to buyers and renters.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage.
• Major siding — The siding is old and shows extensive wear.
• Major concrete driveway — The driveway is cracked and uneven, indicating structural issues.
• Major HVAC unit — The unit appears old and may need replacement or repair.
• Major interior walls — The walls and ceilings show signs of wear and discoloration, indicating they need painting or repairs.
• Major landscaping — The landscaping is sparse and overgrown, requiring significant maintenance or replacement.

Value-add opportunities

• Both painting the exterior and interior — Fresh paint can significantly improve the home's curb appeal and interior aesthetics.
• Both repairing the roof and siding — These repairs are critical to the home's structural integrity and will improve its value.
• Both repairing the driveway and HVAC unit — These repairs will enhance the home's functionality and appeal to potential buyers or renters.
• Both landscaping and curb appeal — A well-maintained and attractive exterior can greatly increase the home's value and appeal to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and discoloration suggest significant damage.	Major	$15,000–50,000
siding · The siding is old and shows extensive wear.	Major	$15,000–50,000
concrete driveway · The driveway is cracked and uneven, indicating structural issues.	Major	$15,000–50,000
HVAC unit · The unit appears old and may need replacement or repair.	Major	$15,000–50,000
interior walls · The walls and ceilings show signs of wear and discoloration, indicating they need painting or repairs.	Major	$15,000–50,000
landscaping · The landscaping is sparse and overgrown, requiring significant maintenance or replacement.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both painting the exterior and interior — Fresh paint can significantly improve the home's curb appeal and interior aesthetics. ↑
• Both repairing the roof and siding — These repairs are critical to the home's structural integrity and will improve its value. ↑
• Both repairing the driveway and HVAC unit — These repairs will enhance the home's functionality and appeal to potential buyers or renters. ↑
• Both landscaping and curb appeal — A well-maintained and attractive exterior can greatly increase the home's value and appeal to potential buyers or renters. ↑

ⓘ 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: Rio Hondo ISD
• NCES district ID: 4837170
• Math proficiency: 15% ▼ -24.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $36,099
• Composite: 17.78/100
• National rank: #9014
• State rank: #769 of 826 in TX

Livability — Rio Hondo

• Score: 71/100
• State rank: #305
• US rank: #6894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rio Hondo, TX
• Population (ZIP): 5,472

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 (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 48% White 15%
• Hispanic origin (detail): Mexican 81%
• Common ancestry: Slovak 1% Portuguese 1% Iranian 1%
• Foreign-born: 17% · Canada
• Languages at home: 37% English-only · Spanish 63%

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: ▲ 6.58%
• Current HPI: 199.084
• 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

• 2026-05-11 Listed $145,000 RGVMLS