5 Resaca Vista Dr · San Benito, TX 78586

$124,900

3 bd · 2.5 ba · 1,743 sqft · Condo public records · 278 Days on market

Built 1970 $72/sqft · 42% below area Est $215k · 42% under ↓ 17% since listing

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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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• 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

Diamond in the rough on a Slice of A Paradise. This 3 bedroom 2.5 bath condominium on the Resaca. This condo needs some upgrades to bring it to its fullest potential. Roll up your sleeves and make this your tranquil haven. HOA is $160.00 a month Pool privileges and beautiful grounds.

Key facts

• Pool privileges
• Beautiful grounds
• Garage

Tags

• CONDOMINIUM ON THE RESACA
• POOL PRIVILEGES
• BEAUTIFUL GROUNDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 2,326 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 $864 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.

Negotiation context

• It's been on market 278 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 278 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.85%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $214,640
• List price: $124,900
• Delta: -41.81%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-5,640
• Equity at exit: $18,623

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $13,949
• Equity at exit: $10,799

Cash invested: $34,972 (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 78586

• Home prices YoY: -24.9%
• Active inventory: 441
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,385 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$158 /mo · $1,895/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $229

Break-even live

Break-even rent $1,095

Max offer price $124,900

Occupancy floor 78%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $124,900 Active 278 DOM
2. 2026-06-17
   days on market $124,900 Active 277 DOM
3. 2026-06-16
   days on market $124,900 Active 276 DOM
4. 2026-06-15
   days on market $124,900 Active 275 DOM
5. 2026-06-14
   days on market $124,900 Active 273 DOM
6. 2026-06-10
   days on market $124,900 Active 270 DOM
7. 2026-06-09
   days on market $124,900 Active 269 DOM
8. 2026-06-08
   days on market $124,900 Active 268 DOM
9. 2026-06-07
   days on market $124,900 Active 267 DOM
10. 2026-06-03
    days on market $124,900 Active 263 DOM
11. 2026-06-02
    days on market $124,900 Active 262 DOM
12. 2026-06-01
    days on market $124,900 Active 261 DOM
13. 2026-05-31
    days on market $124,900 Active 260 DOM
14. 2026-05-30
    days on market $124,900 Active 259 DOM
15. 2026-03-09
    status Active 285-char remark

    Show marketing remark (285 chars)

    Diamond in the rough on a Slice of A Paradise. This 3 bedroom 2.5 bath condominium on the Resaca. This condo needs some upgrades to bring it to its fullest potential. Roll up your sleeves and make this your tranquil haven. HOA is $160.00 a month Pool privileges and beautiful grounds.

16. 2026-03-05
    historical 285-char remark

    Show marketing remark (285 chars)

    Diamond in the rough on a Slice of A Paradise. This 3 bedroom 2.5 bath condominium on the Resaca. This condo needs some upgrades to bring it to its fullest potential. Roll up your sleeves and make this your tranquil haven. HOA is $160.00 a month Pool privileges and beautiful grounds.

17. 2025-11-18
    price $124,900 285-char remark

    Show marketing remark (285 chars)

    Diamond in the rough on a Slice of A Paradise. This 3 bedroom 2.5 bath condominium on the Resaca. This condo needs some upgrades to bring it to its fullest potential. Roll up your sleeves and make this your tranquil haven. HOA is $160.00 a month Pool privileges and beautiful grounds.

18. 2025-09-08
    listed $149,900 Active 285-char remark

    Show marketing remark (285 chars)

    Diamond in the rough on a Slice of A Paradise. This 3 bedroom 2.5 bath condominium on the Resaca. This condo needs some upgrades to bring it to its fullest potential. Roll up your sleeves and make this your tranquil haven. HOA is $160.00 a month Pool privileges and beautiful grounds.

19. 2013-03-06
    soldstatus
20. 1997-11-03
    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: $1,895 · $158/mo
• Projected year-2 tax: $2,286 · $190/mo
• Expected delta: +$391/yr (+$33/mo · 20.6%)

ⓘ 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) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥110°F today · 20 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: $16,615
• − Mortgage interest: −$6,996
• − Property taxes: −$1,895
• − Insurance: −$624
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$3,633
• Taxable income: $807
• Est. tax owed @ 24.0%: −$194
• After-tax cash flow: $2,553/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

-16.7% since first listed

6 events — show timeline

• 2026-03-09 Relisted — RGVMLS
• 2026-03-05 Delisted — RGVMLS
• 2025-11-18 Price Changed $124,900 RGVMLS
• 2025-09-08 Listed $149,900 RGVMLS
• 2013-03-06 Sold (Public Records) — Public Records
• 1997-11-03 Sold (Public Records) — Public Records

Property tax history

-1.8%/yr

Latest (2025): $1,895 · -1.9% YoY. Source: county tax records.