968 Humberto Garza Jr. St · Loma Vista, TX 78584

$72,000

2 bd · 1.0 ba · 930 sqft · SingleFamily public records · 152 Days on market

Built 1993 4,999 sqft lot $77/sqft · 44% below area Est $128k · 44% under

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Why this score? — see what drove the B 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +7.5/10.0
• Appreciation +5.0/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.7/5.0

Listing remarks MLS

Home located in a prime location, just minutes off the highway. Fenced and with garage space!

Key facts

• Fenced
• Prime location
• 4,999 sq ft lot

Tags

• PRIME LOCATION
• FENCED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($901 rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 33/100 on livability (#1,678 in TX) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Roma ISD (rural): math 30% / reading 42% proficiency, ranked #557 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 78 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($498 loan paydown + $2k appreciation (3.0% local appreciation)).
• Starr County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.25% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.22%
• DSCR: 1.41
• GRM: 6.7

CMA / ARV

• ARV (median comp): $127,757
• List price: $72,000
• Delta: -43.64%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
893 N Sosa St	0.23mi	3/1.0 (+1)	864 (-7%)	12mo	$115,000	$133	63

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: 16.2%
• Equity multiple: 1.92×
• Total profit: $18,593
• Equity at exit: $32,374

10-year hold

• IRR: 17.8%
• Equity multiple: 3.60×
• Total profit: $52,439
• Equity at exit: $49,893

Cash invested: $20,160 (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 78584

• Active inventory: 78
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $901 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$150 /mo · $1,794/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $155

Break-even live

Break-even rent $705

Max offer price $72,000

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-16
   days on market $72,000 Active 152 DOM
2. 2026-06-15
   days on market $72,000 Active 151 DOM
3. 2026-06-15
   days on market $72,000 Active 150 DOM
4. 2026-06-13
   days on market $72,000 Active 149 DOM
5. 2026-06-12
   days on market $72,000 Active 148 DOM
6. 2026-06-09
   days on market $72,000 Active 145 DOM
7. 2026-06-08
   days on market $72,000 Active 144 DOM
8. 2026-06-08
   days on market $72,000 Active 143 DOM
9. 2026-06-07
   days on market $72,000 Active 142 DOM
10. 2026-06-03
    days on market $72,000 Active 139 DOM
11. 2026-06-02
    days on market $72,000 Active 138 DOM
12. 2026-06-01
    days on market $72,000 Active 137 DOM
13. 2026-05-31
    days on market $72,000 Active 136 DOM
14. 2026-01-03
    listed $72,000 Active 93-char remark

    Show marketing remark (93 chars)

    Home located in a prime location, just minutes off the highway. Fenced and with garage space!

ⓘ 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: $1,794 · $150/mo
• Projected year-2 tax: $1,794 · $150/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $10,816
• − Mortgage interest: −$4,033
• − Property taxes: −$1,794
• − Insurance: −$360
• − Repairs & maintenance: −$865
• − Management: −$865
• − Depreciation: −$2,095
• Taxable income: $804
• Est. tax owed @ 24.0%: −$193
• After-tax cash flow: $1,667/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: Roma ISD
• NCES district ID: 4837740
• Math proficiency: 30% ▼ -31.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $22,991
• Composite: 28.55/100
• National rank: #6731
• State rank: #557 of 826 in TX

Livability — Loma Vista

• Score: 33/100
• State rank: #1678
• US rank: #27808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,823

Population outlook (Starr County) Hauer SSP2

• Today (2025): 67,298 people
• By 2030: 68,782 · +2.2%
• By 2040: 71,608 · +6.4%
• By 2050: 73,585 · +9.3%
• By 2075: 75,095 · +11.6%
• By 2100: 67,730 · +0.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (98%)
• Race & ethnicity: Hispanic / Latino 98% Two or more races 46% White 2%
• Hispanic origin (detail): Mexican 93%
• Foreign-born: 33% · Canada
• Languages at home: 6% English-only · Spanish 94%

Political lean MEDSL · Starr

• 2024 margin: R (+16.0) · D 41.8% · R 57.8%
• 2008→2024 swing: -85.2pp toward R · 2008: 69.3pp · 2024: -16.0pp
• All cycles: 2024: R+16.0 2020: D+5.0 2016: D+60.1 2012: D+73.4 2008: D+69.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-01-03 Listed $72,000 MCALLENMLS

Property tax history

+8.3%/yr

Latest (2025): $1,794 · +5.1% YoY. Source: county tax records.