2308 E Sabinal Ave · Hidalgo, TX 78557

$272,900

3 bd · 2.5 ba · 1,570 sqft · SingleFamily · 23 Days on market

Built 2026 5,999 sqft lot

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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).

• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0

Listing remarks

Modern luxury meets prime location in this beautiful new Hidalgo, Tx Las Arboledas Ph 6 Subdivision! This exceptional home boasts 3 bedrooms, 2.5 bathrooms, a 1-car garage, and a brilliant open-concept floor plan. The interior is highlighted by striking vaulted ceilings and stylish wood-look tile throughout. The true showstopper is the expansive master suite, featuring a remarkably large master bathroom designed to impress. Both guest bedrooms offer generous square footage and excellent closet space. Step outside to a peaceful backyard setting, complete with a convenient patio half-bath. Situated in a quiet, family-friendly neighborhood just minutes from prime shopping, dining, and internat

Key facts

• Master suite
• Backyard setting
• Vaulted ceilings

Tags

• OPEN-CONCEPT FLOOR PLAN
• VAULTED CEILINGS
• MASTER SUITE
• LARGE MASTER BATHROOM
• BACKYARD SETTING
• PATIO

Property features AI

Finance

• Other: Lot dimensions approximately 50 x 120 (about 0.1377 acres); Lot improvements include wood fencing
• HOA & community: No association; Community has curbs

Exterior

• Parking: Attached garage (garage faces front); 1 covered parking space (1 total garage space)
• Security: Smoke detector(s)
• Utilities: City sewer; Paved road access; Electric water heater
• Home design: New construction; Living area based on blueprints
• Construction: Stucco exterior; Composition shingle roof; Slab foundation; Built as new construction
• Exterior features: Sprinkler system; Professional landscaping; Curb and gutters; Sidewalks; Covered patio

Interior

• Kitchen: No conveying appliances
• Bedrooms: Master bedroom with sitting area and walk-in closet(s)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Entrance foyer; Quartz countertops; Ceiling fan(s); Decorative / high ceilings; Walk-in closet(s); Double-pane energy-efficient windows; No window coverings; Smoke detector(s)
• Laundry & utility: Laundry room with washer/dryer connections; Electric water heater located in garage

🏗️ New construction. The $272,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $268,470.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $273k.

Deal economics

• At list price, monthly cash flow is $-327 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (19.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (29.1% below list).
• Recommended offer: $193k (29.1% 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: Wilbur E Lucas El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 468 students, 94% 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; 2 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k 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 ~$46k 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 ($269k) is reasonable based on typical stale-listing flexibility.

Recommended offer $193,449 (29.1% 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.72% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.22%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $268,470
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1607 Las Palmas Ave	0.08mi	3/2.0	1,585 (+1%)	2mo	$224,000	$141	91
3107 Sabinal St	0.13mi	3/2.0	1,544 (-2%)	3mo	$259,900	$168	86
2310 E Sabinal Ave	0.01mi	3/2.5	1,414 (-10%)	2mo	$249,500	$176	82
2409 E Tamarindo Ave	0.12mi	3/2.0	1,474 (-6%)	1mo	$255,000	$173	81
2412 Sabinal Ave	0.12mi	3/2.0	1,405 (-10%)	1mo	$229,000	$163	74
2805 Q St	0.49mi	3/2.0	1,544 (-2%)	3mo	$249,900	$162	70
3003 E Q St	0.55mi	3/2.0	1,498 (-5%)	0mo	$269,000	$180	64
2809 E Palo Blanco Ave	0.49mi	3/2.5	1,745 (+11%)	1mo	$299,000	$171	58
2908 E Uva Ave	0.53mi	3/2.0	1,730 (+10%)	3mo	$299,900	$173	54
3104 E Uva Ave E	0.63mi	3/3.5	1,726 (+10%)	2mo	$294,900	$171	49
1515 32nd St	0.68mi	3/2.5	1,740 (+11%)	2mo	$285,000	$164	49
1305 N Sabinas St	0.71mi	3/2.0	1,403 (-11%)	3mo	$185,000	$132	45

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

Projected returns pro-forma

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

5-year hold

• IRR: 20.6%
• Equity multiple: 2.67×
• Total profit: $125,413
• Equity at exit: $241,859

10-year hold

• IRR: 18.7%
• Equity multiple: 6.13×
• Total profit: $385,760
• Equity at exit: $521,578

Cash invested: $75,172 (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: 11.8×

Monthly cashflow live

• Estimated rent: $1,934 medium
• Mortgage (P&I): −$1,408
• Tax est. 1.5%: −$336 /mo · $4,027/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-327

Break-even live

Break-even rent $2,349

Max offer price $221,140

Occupancy floor —

Sensitivity live

Price	-10% $-142	-5% $-234	+0% $-327	+5% $-420	+10% $-513
Rent	-10% $-480	-5% $-404	+0% $-327	+5% $-251	+10% $-174
Rate	-1.0pp $-192	-0.5pp $-259	base $-327	+0.5pp $-397	+1.0pp $-467

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: $67,118
• Closing costs: $8,054
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2304 E Tamarindo Ave Hidalgo, TX	3.0	2.0	1442	$1,950	$1.35	25d	1	0.04mi
2509 Coma St Hidalgo, TX	4.0	2.5	1804	$1,750	$0.97	25d	1	1.13mi

Listing history 17 events

1. 2026-06-19
   days on market $272,900 Active 23 DOM
2. 2026-06-18
   days on market $272,900 Active 22 DOM
3. 2026-06-17
   days on market $272,900 Active 21 DOM
4. 2026-06-16
   days on market $272,900 Active 20 DOM
5. 2026-06-15
   days on market $272,900 Active 19 DOM
6. 2026-06-14
   days on market $272,900 Active 17 DOM
7. 2026-06-12
   days on market $272,900 Active 16 DOM
8. 2026-06-09
   days on market $272,900 Active 13 DOM
9. 2026-06-08
   days on market $272,900 Active 12 DOM
10. 2026-06-07
    days on market $272,900 Active 11 DOM
11. 2026-06-05
    days on market $272,900 Active 8 DOM
12. 2026-06-03
    days on market $272,900 Active 7 DOM
13. 2026-06-02
    days on market $272,900 Active 6 DOM
14. 2026-06-01
    days on market $272,900 Active 5 DOM
15. 2026-05-31
    days on market $272,900 Active 4 DOM
16. 2026-05-30
    days on market $272,900 Active 3 DOM
17. 2026-05-28
    listed $272,900 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: $23,214
• − Mortgage interest: −$15,038
• − Property taxes: −$4,027
• − Insurance: −$1,342
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − Depreciation: −$7,810
• Taxable loss: −$8,718
• Est. tax savings @ 24.0%: +$2,092
• After-tax cash flow: $-1,833/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

1 event — show timeline

• 2026-05-28 Listed $272,900 MCALLENMLS