449 Las Comas St · Los Ebanos, TX 78582

$69,995

3 bd · 1.0 ba · 1,304 sqft · SingleFamily public records · 9 Days on market

Built 1988 6,189 sqft lot

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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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the potential of this charming 3-bedroom, 1-bath home located on a spacious corner lot in La Rosita, Texas. Full of character and unique features, this older home offers a great opportunity for buyers looking to add their personal touch. While some improvements are needed, the property has plenty of appeal and solid potential. The home is completely fenced, providing security and privacy, and includes additional storage sheds for tools, equipment, or extra storage space. With its attractive price and desirable corner lot, this property is excellent value for homeowners and investors alike.

Key facts

• Completely fenced
• Corner lot
• 6,189 sq ft lot

Tags

• CORNER LOT
• COMPLETELY FENCED
• ADDITIONAL STORAGE SHEDS

Property features AI

Finance

• Other: Directions available to the property
• HOA & community: No association

Exterior

• Parking: No garage or carport; No covered parking
• Utilities: Public water; City sewer; Electric service
• Home design: Single-story property; Not new construction; Seller-measured living area
• Construction: Block construction; Metal roof; Slab foundation; Built on a 0.1421-acre (about 6,190 sq ft) lot
• Exterior features: Covered patio; Corner lot; Chain link and masonry fencing; Paved road access

Interior

• Kitchen: Microwave; Refrigerator; Electric coil stove/range; Electric water heater
• Flooring: Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laminate countertops; Ceiling fan(s); Fireplace; Drapes
• Laundry & utility: Water heater (other location)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($775 rent vs $70k).

Location & tenants

• Location reads 50/100 on livability (#1,492 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime 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.
• Zoned schools: Rt Barrera El (math 24% / reading 24%, grade F, #3,052 of 4,322 statewide, top 74%, 354 students, 89% FRL); Roma Middle (math 17% / reading 22%, grade F, #1,445 of 1,662 statewide, top 88%, 779 students, 87% FRL); Roma H S (math 20% / reading 40%, grade F, #1,096 of 1,632 statewide, top 68%, 1,773 students, 80% FRL) — zoned schools average 85% FRL vs 46% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 24 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Starr County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,995

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-2,787
• Equity at exit: $10,436

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $8,613
• Equity at exit: $6,052

Cash invested: $19,599 (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 78582

• Home prices YoY: -31.2%
• Active inventory: 24
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $775 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $134

Break-even live

Break-even rent $605

Max offer price $69,995

Occupancy floor 78%

Sensitivity live

Price	-10% $174	-5% $154	+0% $134	+5% $114	+10% $95
Rent	-10% $73	-5% $104	+0% $134	+5% $165	+10% $195
Rate	-1.0pp $169	-0.5pp $152	base $134	+0.5pp $116	+1.0pp $98

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: $17,499
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
142 Agave St Rio Grande City, TX	2.0	1.0	900	$775	$0.86	45d	1	0.21mi

Listing history 9 events

1. 2026-06-21
   statusdays on market $69,995 Pending 9 DOM
2. 2026-06-18
   days on market $69,995 Active 8 DOM
3. 2026-06-17
   days on market $69,995 Active 7 DOM
4. 2026-06-16
   days on market $69,995 Active 6 DOM
5. 2026-06-15
   days on market $69,995 Active 5 DOM
6. 2026-06-15
   days on market $69,995 Active 4 DOM
7. 2026-06-13
   days on market $69,995 Active 3 DOM
8. 2026-06-12
   remarks 605-char remark
9. 2026-06-12
   listed $69,995 Active 2 DOM

ⓘ 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: $982 · $82/mo
• Projected year-2 tax: $1,281 · $107/mo
• Expected delta: +$299/yr (+$25/mo · 30.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 21 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: $9,300
• − Mortgage interest: −$3,921
• − Property taxes: −$982
• − Insurance: −$350
• − Repairs & maintenance: −$744
• − Management: −$744
• − Depreciation: −$2,036
• Taxable income: $523
• Est. tax owed @ 24.0%: −$126
• After-tax cash flow: $1,485/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 — Los Ebanos

• Score: 50/100
• State rank: #1492
• US rank: #25505

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Los Ebanos, TX
• City population: 63
• Population (ZIP): 44,883

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 43% White 2%
• Hispanic origin (detail): Mexican 92%
• Foreign-born: 26% · Canada
• Languages at home: 8% English-only · Spanish 92%

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: ▼ -52.57%
• Current HPI: 115.8331
• 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

• 2026-06-10 Listed $69,995 MCALLENMLS

Property tax history

+7.9%/yr

Latest (2025): $982 · +7.3% YoY. Source: county tax records.