401 N 32nd St · Hidalgo, TX 78557

$299,900

3 bd · 2.0 ba · 1,978 sqft · Land · 312 Days on market

Built 2025 6,019 sqft lot $25/mo HOA · 1% 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
• ARV discount +7.5/15.0
• Cash flow +5.3/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks

EXPERIENCE LUXURY LIVING IN THIS STUNNING CUSTOM BUILT HOME!. Nestled Beyond The Gates of Valley Heights, This Meticulously Designed Residence Features 3 Bedrooms, 2 Full Bathrooms, Open Living-Dining-Kitchen Area, Family Room, Laundry Room, Covered Patio, Backyard, and 2 Car Garage. Modern Finishes: Porcelain Floors, Wood & Wall Paper in Some Areas, Chandeliers, Ceiling Fans, Picture Windows, Bar Cabinet, Kitchen w/ Breakfast Bar Island, Quartz Counters, Farm Sink, Stainless Steel Appliances. Don't be Late, It Won't Last!. . EXPERIMENTA VIVIR LUJOSAMENTE EN ESTA CASA DE GRAN DISENO!. Ubicada en la Colonia Privada de Valley Heights, esta Casa consta de 3 Recamaras, 2 Banos Completo

Key facts

• Quartz counters
• Porcelain floors
• Backyard

Tags

• CUSTOM BUILT HOME
• COVERED PATIO
• BACKYARD
• MODERN FINISHES
• PORCELAIN FLOORS
• QUARTZ COUNTERS

Property features AI

Finance

• Other: Property condition: New construction
• HOA & community: Valley Heights association — $300 annually; POA mandatory with $200 transfer fee

Exterior

• Parking: Attached 2-car garage with garage door opener (2 covered spaces, total 2 parking spaces)
• Security: Smoke detector(s)
• Utilities: Public water; City sewer; Electric service
• Home design: New construction; Living area per blueprints
• Construction: Stucco exterior; Composition shingle roof; Basement foundation; Built in 2024 (new construction)
• Exterior features: Covered patio; Patio; Wood fencing; Sidewalks; Sprinkler system; Paved road access; Public water; City sewer

Interior

• Kitchen: Refrigerator; Electric smooth-top range
• Bedrooms: Primary bedroom with walk-in closet(s)
• Flooring: Porcelain tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Entrance foyer; Quartz countertops; Built-in features; Ceiling fans; Crown/cove molding; Decorative/high ceilings; Wet/dry bar; Double-pane windows; No window coverings; Smoke detector(s)
• Laundry & utility: Laundry room with washer/dryer connections; Electric water heater (located in garage)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $300k.

Deal economics

• At list price, monthly cash flow is $-661 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (31.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (39.3% below list).
• Recommended offer: $182k (39.3% 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: amenities F, commute F, employment 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.
• Zoned schools: Valley View South El (math 50% / reading 70%, grade B-, #409 of 4,322 statewide, top 10%, 341 students, 97% FRL); Valley View J H (math 23% / reading 35%, grade F, #1,103 of 1,662 statewide, top 67%, 483 students, 95% FRL); Valley View H S (math 12% / reading 47%, grade F, #1,112 of 1,632 statewide, top 70%, 1,170 students, 96% FRL).
• Market conditions: 98 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $32k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 312 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $181,902 (39.3% 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 312 days. Have you received any prior offers? Is the seller open to a 39% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.61% ✗
• Cap rate: 3.65%
• Cash-on-cash: -9.44%
• DSCR: 0.58
• GRM: 13.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 2.44×
• Total profit: $121,308
• Equity at exit: $270,174

10-year hold

• IRR: 16.6%
• Equity multiple: 5.65×
• Total profit: $390,399
• Equity at exit: $582,640

Cash invested: $83,972 (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: 13.7×

Monthly cashflow live

• Estimated rent: $1,819 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• HOA: −$25
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-661

Break-even live

Break-even rent $2,655

Max offer price $204,322

Occupancy floor —

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2509 Coma St Hidalgo, TX	4.0	2.5	1804	$1,750	$0.97	23d	1	0.40mi
400 S 22nd St Hidalgo, TX	3.0	2.5	2515	$2,000	$0.80	43d	1	0.73mi
704 S 17th St Hidalgo, TX	3.0	2.0	1666	$1,650	$0.99	23d	1	1.25mi
2304 E Tamarindo Ave Hidalgo, TX	3.0	2.0	1442	$1,950	$1.35	23d	1	1.26mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 20 events

1. 2026-06-19
   days on market $299,900 Active 312 DOM
2. 2026-06-18
   days on market $299,900 Active 311 DOM
3. 2026-06-17
   days on market $299,900 Active 310 DOM
4. 2026-06-16
   days on market $299,900 Active 309 DOM
5. 2026-06-15
   days on market $299,900 Active 308 DOM
6. 2026-06-14
   days on market $299,900 Active 306 DOM
7. 2026-06-12
   days on market $299,900 Active 305 DOM
8. 2026-06-09
   days on market $299,900 Active 302 DOM
9. 2026-06-08
   days on market $299,900 Active 301 DOM
10. 2026-06-07
    days on market $299,900 Active 300 DOM
11. 2026-06-05
    days on market $299,900 Active 297 DOM
12. 2026-06-03
    days on market $299,900 Active 296 DOM
13. 2026-06-02
    days on market $299,900 Active 295 DOM
14. 2026-06-01
    days on market $299,900 Active 294 DOM
15. 2026-05-31
    days on market $299,900 Active 293 DOM
16. 2026-05-30
    days on market $299,900 Active 292 DOM
17. 2026-03-23
    price $299,900
18. 2025-12-16
    price $315,000
19. 2025-08-11
    listed $325,000 Active
20. 2024-03-18
    listed $53,000 Active

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

Taxation est. · year 1

• Rental income: $21,828
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − HOA: −$300
• − Depreciation: −$8,724
• Taxable loss: −$13,486
• Est. tax savings @ 24.0%: +$3,237
• After-tax cash flow: $-4,690/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

Price history

+465.8% since first listed

4 events — show timeline

• 2026-03-23 Price Changed $299,900 MCALLENMLS
• 2025-12-16 Price Changed $315,000 MCALLENMLS
• 2025-08-11 Listed $325,000 MCALLENMLS
• 2024-03-18 Listed $53,000 MCALLENMLS