306 Huerta St · Progreso, TX 78596

$85,000

2 bd · 1.0 ba · 802 sqft · SingleFamily public records · 136 Days on market

Built 1986 7,125 sqft lot $106/sqft · 49% below area Est $166k · 49% under

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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 +18.6/30.0
• ARV discount +15.0/15.0
• 1% rule +5.9/10.0
• DSCR +5.9/10.0
• Appreciation +4.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Charming 3 bedroom, one and half bath home located in Weslaco, Tx. The property offers a functional layout with a comfortable living area, practical kitchen, and ample cabinetry. Additional features include a covered front porch and fenced backyard, and a roof that was replaced in 2023. Conveniently located near schools, shopping, dining and major roadways. Great opportunity for owner-occupants or investors.

Key facts

• Covered front porch
• Ample cabinetry
• Functional layout

Tags

• COVERED FRONT PORCH
• FENCED BACKYARD
• FUNCTIONAL LAYOUT
• AMPLE CABINETRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $83 ($991/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($926 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,184 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Progreso ISD (suburban): math 12% / reading 24% proficiency, ranked #798 of 826 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 708 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 $91 of equity ($588 loan paydown + $-497 appreciation (-0.6% local appreciation)).
• 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 136 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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. 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?
6. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 7.6

CMA / ARV

• ARV (median comp): $166,485
• List price: $85,000
• Delta: -48.94%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

-0.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $520
• Equity at exit: $22,227

10-year hold

• IRR: 6.7%
• Equity multiple: 1.67×
• Total profit: $16,052
• Equity at exit: $24,831

Cash invested: $23,800 (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 78596

• Home prices YoY: -0.2%
• Active inventory: 708
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $926 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$168 /mo · $2,017/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $83

Break-even live

Break-even rent $822

Max offer price $85,000

Occupancy floor 86%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1015 Martinez St Weslaco, TX	3.0	1.0	1040	$900	$0.87	43d	1	0.52mi
900 Tamaulipas St Weslaco, TX	2.0	2.0	936	$975	$1.04	43d	1	1.07mi

Listing history 17 events

1. 2026-06-18
   days on market $85,000 Active 136 DOM
2. 2026-06-17
   days on market $85,000 Active 135 DOM
3. 2026-06-16
   days on market $85,000 Active 134 DOM
4. 2026-06-15
   days on market $85,000 Active 133 DOM
5. 2026-06-15
   days on market $85,000 Active 132 DOM
6. 2026-06-13
   days on market $85,000 Active 131 DOM
7. 2026-06-12
   days on market $85,000 Active 130 DOM
8. 2026-06-09
   days on market $85,000 Active 127 DOM
9. 2026-06-08
   days on market $85,000 Active 126 DOM
10. 2026-06-08
    days on market $85,000 Active 125 DOM
11. 2026-06-07
    days on market $85,000 Active 124 DOM
12. 2026-06-03
    days on market $85,000 Active 121 DOM
13. 2026-06-02
    days on market $85,000 Active 120 DOM
14. 2026-06-01
    days on market $85,000 Active 119 DOM
15. 2026-05-31
    days on market $85,000 Active 118 DOM
16. 2026-01-30
    listed $85,000 Active 412-char remark

    Show marketing remark (412 chars)

    Charming 3 bedroom, one and half bath home located in Weslaco, Tx. The property offers a functional layout with a comfortable living area, practical kitchen, and ample cabinetry. Additional features include a covered front porch and fenced backyard, and a roof that was replaced in 2023. Conveniently located near schools, shopping, dining and major roadways. Great opportunity for owner-occupants or investors.

17. 2022-02-02
    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: $2,017 · $168/mo
• Projected year-2 tax: $2,017 · $168/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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $11,117
• − Mortgage interest: −$4,761
• − Property taxes: −$2,017
• − Insurance: −$425
• − Repairs & maintenance: −$889
• − Management: −$889
• − Depreciation: −$2,473
• Taxable loss: −$338
• Est. tax savings @ 24.0%: +$81
• After-tax cash flow: $1,072/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: Progreso ISD
• NCES district ID: 4835910
• Math proficiency: 12% ▼ -24.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $35,494
• Composite: 14.82/100
• National rank: #9384
• State rank: #798 of 826 in TX

Livability — Progreso

• Score: 58/100
• State rank: #1184
• US rank: #20721

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Progreso, TX
• City population: 2,548
• Population (ZIP): 38,942

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 (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 38% White 13%
• Hispanic origin (detail): Mexican 82%
• Common ancestry: Slovak 1%
• Foreign-born: 17% · Canada
• Languages at home: 27% English-only · Spanish 72%

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: ▼ -0.58%
• Current HPI: 261.5117
• 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

2 events — show timeline

• 2026-01-30 Listed $85,000 MCALLENMLS
• 2022-02-02 Sold (Public Records) — Public Records

Property tax history

+11.9%/yr

Latest (2025): $2,017 · +60.6% YoY. Source: county tax records.