436 Pintail St · San Benito, TX 78586

$114,950

3 bd · 2.0 ba · 1,278 sqft · SingleFamily public records · 120 Days on market

Built 1997 7,150 sqft lot $90/sqft · 25% below area Est $154k · 25% 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 +21.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.8/10.0
• DSCR +6.8/10.0
• 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

One-story, brick-veneer home with a two-car garage located in San Benito, just off the highway. This is an occupied property; inspections are not available and it is sold in as-is condition. No for-sale sign. Contact with occupants is strictly prohibited.

Key facts

• 7,150 sq ft lot
• 2 garage spots
• Built 1997

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 34 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $794 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major flood risk; 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 $104,604 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.18% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.25%
• DSCR: 1.28
• GRM: 7.1

CMA / ARV

• ARV (median comp): $154,000
• List price: $114,950
• Delta: -25.36%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Peacock Dr	0.13mi	3/2.0	1,120 (-12%)	2mo	$174,000	$155	71
407 La Vaca Dr	0.53mi	3/2.0	1,244 (-3%)	1mo	$189,000	$152	70
6246 Camelot Dr	0.65mi	2/2.0 (-1)	1,258 (-2%)	1mo	$154,000	$122	61

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-7,866
• Equity at exit: $17,139

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $7,252
• Equity at exit: $9,939

Cash invested: $32,186 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$603
• Tax from tax record: −$254 /mo · $3,054/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $168

Break-even live

Break-even rent $1,146

Max offer price $114,950

Occupancy floor 83%

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: $28,738
• Closing costs: $3,448
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1402 Vermont Unit 3 Harlingen, TX	3.0	2.0	1016	$1,200	$1.18	13d	1	0.48mi
6306 Lancelot Harlingen, TX	3.0	2.0	1363	$1,499	$1.10	43d	1	0.59mi
1000 Camelot Dr Unit 6251 Harlingen, TX	2.0	2.0	1350	$1,495	$1.11	43d	1	0.61mi
6310 Guinevere Harlingen, TX	2.0	2.5	1600	$1,900	$1.19	43d	1	0.64mi
2800 Turner Rd Unit 21 San Benito, TX	3.0	2.0	960	$415	$0.43	43d	1	1.00mi
2800 Turner Rd Unit 59 San Benito, TX	3.0	2.0	960	$875	$0.91	43d	1	1.00mi
1809 Atrium Place Dr Unit 3 Harlingen, TX	2.0	2.0	950	$1,250	$1.32	43d	1	1.00mi
1802 Bobcat Ln Harlingen, TX	3.0	2.0	1100	$1,450	$1.32	13d	1	1.02mi
1827 Pheasant Dr Harlingen, TX	3.0	2.5	1307	$1,650	$1.26	13d	1	1.04mi
1802 Atrium Place Dr Unit 3 Harlingen, TX	3.0	2.0	1068	$1,400	$1.31	43d	1	1.06mi
1801 Atrium Place Dr Unit 27 Harlingen, TX	3.0	2.0	1225	$1,499	$1.22	43d	1	1.06mi
1801 Atrium Place Dr Unit 12 Harlingen, TX	2.0	2.0	1100	$1,295	$1.18	13d	1	1.06mi
1801 Atrium Place Dr Unit 17 Harlingen, TX	2.0	2.0	1100	$1,335	$1.21	43d	1	1.06mi
2026 White Tail Dr Harlingen, TX	2.0	2.0	1138	$1,200	$1.05	21d	1	1.14mi
602 Scotch St Unit 16 Harlingen, TX	2.0	1.0	900	$600	$0.67	21d	1	1.18mi
602 Scotch St Unit 8 Harlingen, TX	2.0	1.0	900	$650	$0.72	43d	1	1.18mi
602 Scotch St Unit 1 Harlingen, TX	2.0	1.0	900	$600	$0.67	43d	1	1.18mi
3936 Bourbon St Harlingen, TX	2.0	2.0	880	$750	$0.85	21d	1	1.19mi
1205 Maple St Harlingen, TX	3.0	2.0	1344	$1,200	$0.89	21d	1	1.21mi
2901 Haine Dr Harlingen, TX	3.0	2.0	1111	$1,389	$1.25	13d	1	1.24mi
2802 Austrian Pine Ct Harlingen, TX	3.0	2.0	1614	$1,650	$1.02	13d	1	1.24mi
2414 Cove Real Dr Harlingen, TX	3.0	2.0	1704	$2,500	$1.47	43d	1	1.34mi
1809 Pease St Unit B Harlingen, TX	3.0	2.0	1442	$2,500	$1.73	43d	1	1.36mi
1813 Lazy Lake Dr Harlingen, TX	3.0	2.0	1836	$2,400	$1.31	43d	1	1.38mi
2813 Quail Run St Unit A Harlingen, TX	3.0	2.5	1450	$1,450	$1.00	43d	1	1.41mi
225 E New Hampshire St Unit 14 Harlingen, TX	2.0	2.0	936	$1,300	$1.39	21d	1	1.42mi
2906 Treasure Hills Blvd Unit C Harlingen, TX	3.0	2.0	1220	$1,250	$1.02	21d	1	1.44mi
2906 Treasure Hills Blvd Unit D Harlingen, TX	2.0	1.0	1100	$950	$0.86	21d	1	1.44mi
2906 Treasure Hills Blvd Unit D Harlingen, TX	2.0	1.0	1100	$925	$0.84	43d	1	1.44mi
2805 Treasure Hills Blvd Unit 1 Harlingen, TX	2.0	1.0	1100	$900	$0.82	21d	1	1.45mi
3701 N Arroyo Park Ln Unit 2 Harlingen, TX	3.0	2.5	1400	$1,400	$1.00	13d	1	1.48mi
3701 N Arroyo Park Ln #1 Harlingen, TX	4.0	3.5	1700	$1,500	$0.88	13d	1	1.48mi
1608 Sam Houston Dr Harlingen, TX	1.0–2.0	1.0–2.0	790	$839	$1.06	13d	11	1.50mi
3613 N Arroyo Park Ln Apt 3 Harlingen, TX	2.0	2.5	1200	$1,195	$1.00	43d	1	1.50mi

Listing history 12 events

1. 2026-06-16
   statusdays on market $114,950 Pending 120 DOM
2. 2026-06-10
   days on market $114,950 Active 119 DOM
3. 2026-06-09
   days on market $114,950 Active 118 DOM
4. 2026-06-08
   days on market $114,950 Active 117 DOM
5. 2026-06-07
   days on market $114,950 Active 116 DOM
6. 2026-06-03
   pricedays on market $114,950 Active 112 DOM
7. 2026-06-02
   days on market $189,950 Active 111 DOM
8. 2026-06-01
   days on market $189,950 Active 110 DOM
9. 2026-05-31
   days on market $189,950 Active 109 DOM
10. 2026-05-30
    days on market $189,950 Active 108 DOM
11. 2026-02-11
    listed $189,950 Active 255-char remark

    Show marketing remark (255 chars)

    One-story, brick-veneer home with a two-car garage located in San Benito, just off the highway. This is an occupied property; inspections are not available and it is sold in as-is condition. No for-sale sign. Contact with occupants is strictly prohibited.

12. 1997-07-29
    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: $3,054 · $254/mo
• Projected year-2 tax: $3,054 · $254/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 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: $16,295
• − Mortgage interest: −$6,439
• − Property taxes: −$3,054
• − Insurance: −$575
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$3,344
• Taxable income: $276
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $1,944/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

2 events — show timeline

• 2026-02-11 Listed $189,950 RGVMLS
• 1997-07-29 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $3,054 · +10.6% YoY. Source: county tax records.