3106 Maren Dr · La Homa, TX 78574

$250,000

2 bd · 2.0 ba · 3,387 sqft · SingleFamily public records · 163 Days on market

Built 1997 0.59 ac lot $74/sqft · 30% below area Est $355k · 30% under ↓ 4% since listing

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Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Cash flow +3.1/30.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 5-bedroom, 2-bathroom home situated on over half an acre of land, offering ample space for outdoor entertaining and family gatherings. Appraisal District assessed value is $300,000. Property is priced below market to reflect needed repairs, presenting an excellent value-add opportunity for investors or buyers looking to customize. Property is being sold as-is.

Key facts

• 0.59 acre lot
• 2 garage spots
• Built 1997

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-868 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (58.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (47.0% below list).
• Recommended offer: $104k (58.5% below list) — sets the bar for cash-flow.
• Cap rate 2.4% vs local median 5.5% in La Homa — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 56/100 on livability (#1,308 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, crime F, amenities F.
• La Joya ISD (suburban): math 18% / reading 29% proficiency, ranked #759 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 474 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 30% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,822 (58.5% 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. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 58% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.53% ✗
• Cap rate: 2.45%
• Cash-on-cash: -13.74%
• DSCR: 0.39
• GRM: 15.7

CMA / ARV

• ARV (median comp): $355,178
• List price: $250,000
• Delta: -29.61%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -44.7%
• Equity multiple: -0.37×
• Total profit: $-95,642
• Equity at exit: $37,276

10-year hold

• IRR: -80.1%
• Equity multiple: -1.20×
• Total profit: $-153,901
• Equity at exit: $21,615

Cash invested: $70,000 (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 78574

• Home prices YoY: -16.1%
• Active inventory: 474
• Price-to-rent: 15.7×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$433 /mo · $5,191/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-868

Break-even live

Break-even rent $2,423

Max offer price $103,822

Occupancy floor —

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2316 Ashley Ave Unit 3 Mission, TX	2.0	1.0	3588	$750	$0.21	43d	1	0.91mi

Listing history 23 events

1. 2026-06-18
   days on market $250,000 Active 163 DOM
2. 2026-06-17
   days on market $250,000 Active 162 DOM
3. 2026-06-16
   days on market $250,000 Active 161 DOM
4. 2026-06-15
   days on market $250,000 Active 160 DOM
5. 2026-06-14
   days on market $250,000 Active 158 DOM
6. 2026-06-13
   days on market $250,000 Active 157 DOM
7. 2026-06-10
   days on market $250,000 Active 155 DOM
8. 2026-06-09
   days on market $250,000 Active 154 DOM
9. 2026-06-08
   days on market $250,000 Active 153 DOM
10. 2026-06-07
    days on market $250,000 Active 152 DOM
11. 2026-06-05
    days on market $250,000 Active 149 DOM
12. 2026-06-03
    days on market $250,000 Active 148 DOM
13. 2026-06-02
    days on market $250,000 Active 147 DOM
14. 2026-06-01
    days on market $250,000 Active 146 DOM
15. 2026-05-31
    days on market $250,000 Active 145 DOM
16. 2026-05-31
    remarks 619-char remark
17. 2026-05-31
    days on market $250,000 Active 144 DOM
18. 2026-01-06
    listed $250,000 Active 371-char remark

    Show marketing remark (371 chars)

    Spacious 5-bedroom, 2-bathroom home situated on over half an acre of land, offering ample space for outdoor entertaining and family gatherings. Appraisal District assessed value is $300,000. Property is priced below market to reflect needed repairs, presenting an excellent value-add opportunity for investors or buyers looking to customize. Property is being sold as-is.

19. 2025-05-22
    listed $250,000 Active
20. 2024-12-22
    listed $250,000 Active
21. 2024-12-14
    price $250,000
22. 2024-06-20
    listed $260,000 Active
23. 1998-04-15
    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: $5,191 · $433/mo
• Projected year-2 tax: $5,191 · $433/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 7/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,896
• − Mortgage interest: −$14,004
• − Property taxes: −$5,191
• − Insurance: −$2,048
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$7,273
• Taxable loss: −$15,162
• Est. tax savings @ 24.0%: +$3,639
• After-tax cash flow: $-6,774/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: La Joya ISD
• NCES district ID: 4826130
• Math proficiency: 18% ▼ -35.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $27,845
• Composite: 18.65/100
• National rank: #8891
• State rank: #759 of 826 in TX

Livability — La Homa

• Score: 56/100
• State rank: #1308
• US rank: #22643

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hidalgo County · 623,128 people
• City population: 62,456
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 62,456
• Household income: $52,393
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 803.0

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 62% White 2%
• Hispanic origin (detail): Mexican 93%
• Foreign-born: 33% · Canada
• Languages at home: 12% English-only · Spanish 87%

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: ▼ -44.13%
• Current HPI: 230.3323
• Rent YoY: —
• Metro: McAllen-Edinburg-Mission, TX
• 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

-3.8% since first listed

6 events — show timeline

• 2026-01-06 Listed $250,000 MCALLENMLS
• 2025-05-22 Listed $250,000 MCALLENMLS
• 2024-12-22 Listed $250,000 MCALLENMLS
• 2024-12-14 Price Changed $250,000 MCALLENMLS
• 2024-06-20 Listed $260,000 MCALLENMLS
• 1998-04-15 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $5,191 · +7.1% YoY. Source: county tax records.