332 E 6th St · La Villa, TX 78562

$73,719

2 bd · 1.0 ba · 872 sqft · SingleFamily · 1383 Days on market

Built 1965 Poor condition 6,250 sqft lot $85/sqft · 14% below area Est $86k · 14% under ↓ 3% since listing

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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 +17.7/30.0
• ARV discount +13.9/15.0
• Appreciation +6.7/10.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +1.2/10.0
• Condition / age +1.0/5.0

Listing remarks

Handy-Man Special with 2 bedrooms and 1 bath. Quiet community! This home offers you convenience. It's just minutes away from schools, shops, restaurants, parks and more! As Is.

Key facts

• 6,250 sq ft lot
• Built 1965
• Listed 1383 days

Property features AI

Finance

• Other: Listing broker: SWE Homes, LP; Listing agent: Dan L Cook

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story house
• Construction: Wood siding construction
• Exterior features: Composition roof; Lot approximately 0.14 acres; Subdivision: LOS EBANOS; Directions: From Hwy. 107 west make a right turn on Mike Chapa Rd., and make a right on 6th St.

Interior

• Bathrooms: 1 full bathroom
• Interior features: Unbranded virtual tour available

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $74k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $59 ($712/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $72k (2.3% below list).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#591 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• La Villa ISD (suburban): math 11% / reading 20% proficiency, ranked #815 of 826 in TX (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jose Bernabe Munoz El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 243 students, 96% FRL); La Villa Middle (math 8% / reading 12%, grade F, #1,646 of 1,662 statewide, top 99%, 141 students, 93% FRL); La Villa Early College H S (math 5% / reading 34%, grade F, #1,415 of 1,632 statewide, top 87%, 182 students, 92% FRL).
• Market conditions: 6 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).

Forward outlook

• In year one you build about $3k of equity ($509 loan paydown + $3k appreciation (3.4% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 1383 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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

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

Recommended offer $64,872 (12.0% below list)

Questions for the listing agent

1. It's been on market 1383 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.45%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $86,049
• List price: $73,719
• Delta: -14.33%
• 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
320 Magnolia St	0.21mi	2/1.0	868 (-0%)	15mo	$38,000	$44	76

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

Projected returns pro-forma

3.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.69×
• Total profit: $14,269
• Equity at exit: $34,847

10-year hold

• IRR: 13.7%
• Equity multiple: 3.11×
• Total profit: $43,579
• Equity at exit: $55,064

Cash invested: $20,641 (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 78562

• Home prices YoY: 1.6%
• Active inventory: 6
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $720 medium
• Mortgage (P&I): −$387
• Tax est. 1.5%: −$92 /mo · $1,106/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$151
• Net cashflow: $59

Break-even live

Break-even rent $645

Max offer price $73,719

Occupancy floor 87%

Sensitivity live

Price	-10% $110	-5% $85	+0% $59	+5% $34	+10% $8
Rent	-10% $2	-5% $31	+0% $59	+5% $88	+10% $116
Rate	-1.0pp $96	-0.5pp $78	base $59	+0.5pp $40	+1.0pp $21

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: $18,430
• Closing costs: $2,212
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 W Mile 2 unit 2 W Edcouch, TX	1.0	1.0	700	$720	$1.03	45d	1	1.25mi

Listing history 20 events

1. 2026-06-21
   days on market $73,719 Active 1383 DOM
2. 2026-06-21
   days on market $73,719 Active 1382 DOM
3. 2026-06-18
   days on market $73,719 Active 1380 DOM
4. 2026-06-17
   days on market $73,719 Active 1379 DOM
5. 2026-06-16
   days on market $73,719 Active 1378 DOM
6. 2026-06-15
   days on market $73,719 Active 1377 DOM
7. 2026-06-13
   days on market $73,719 Active 1375 DOM
8. 2026-06-12
   days on market $73,719 Active 1374 DOM
9. 2026-06-10
   days on market $73,719 Active 1371 DOM
10. 2026-06-08
    days on market $73,719 Active 1370 DOM
11. 2026-06-08
    days on market $73,719 Active 1369 DOM
12. 2026-06-05
    days on market $73,719 Active 1367 DOM
13. 2026-06-03
    days on market $73,719 Active 1365 DOM
14. 2026-06-02
    days on market $73,719 Active 1364 DOM
15. 2026-06-01
    days on market $73,719 Active 1363 DOM
16. 2026-05-31
    days on market $73,719 Active 1362 DOM
17. 2024-09-11
    price $73,719
18. 2023-09-02
    status Active
19. 2023-08-11
    historical
20. 2022-08-15
    listed $75,999 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $8,640
• − Mortgage interest: −$4,129
• − Property taxes: −$1,106
• − Insurance: −$369
• − Repairs & maintenance: −$691
• − Management: −$691
• − Depreciation: −$2,145
• Taxable loss: −$491
• Est. tax savings @ 24.0%: +$118
• After-tax cash flow: $830/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to a livable condition. Immediate repairs are needed to prevent further damage and improve the home's safety and functionality.

Repairs flagged

• Major Exposed plumbing in kitchen — Needs immediate repair to prevent water damage
• Major Exposed plumbing in bathrooms — Needs immediate repair to prevent water damage
• Major Damaged siding — Needs repair to prevent further deterioration
• Major Damaged flooring in kitchen and bathrooms — Needs replacement to ensure safety and functionality
• Major Peeling paint on interior walls — Needs repainting to improve appearance
• Major Exposed drywall — Needs repair to prevent further damage
• Major Damaged roof — Needs repair to prevent water infiltration
• Major Damaged window frames — Needs repair to prevent further deterioration
• Major Structural issues — Needs assessment and repair to ensure safety
• Major Exposed ductwork — Needs repair to prevent further damage

Value-add opportunities

• Resale New flooring in kitchen and bathrooms — New flooring will improve the appearance and functionality of the spaces
• Resale New paint job — New paint will improve the appearance and make the home more appealing to potential buyers
• Resale New roof — A new roof will improve the appearance and functionality of the home
• Resale New window frames — New window frames will improve the appearance and functionality of the home
• Resale Structural repairs — Structural repairs will ensure the home is safe and functional
• Both New HVAC system — A new HVAC system will improve the comfort and functionality of the home, and will be a selling point for potential buyers
• Both Landscaping and curb appeal — A well-maintained yard and curb appeal will make the home more attractive and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed plumbing in kitchen · Needs immediate repair to prevent water damage	Major	$15,000–50,000
Exposed plumbing in bathrooms · Needs immediate repair to prevent water damage	Major	$15,000–50,000
Damaged siding · Needs repair to prevent further deterioration	Major	$15,000–50,000
Damaged flooring in kitchen and bathrooms · Needs replacement to ensure safety and functionality	Major	$15,000–50,000
Peeling paint on interior walls · Needs repainting to improve appearance	Major	$15,000–50,000
Exposed drywall · Needs repair to prevent further damage	Major	$15,000–50,000
Damaged roof · Needs repair to prevent water infiltration	Major	$15,000–50,000
Damaged window frames · Needs repair to prevent further deterioration	Major	$15,000–50,000
Structural issues · Needs assessment and repair to ensure safety	Major	$15,000–50,000
Exposed ductwork · Needs repair to prevent further damage	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Resale New flooring in kitchen and bathrooms — New flooring will improve the appearance and functionality of the spaces ↑
• Resale New paint job — New paint will improve the appearance and make the home more appealing to potential buyers ↑
• Resale New roof — A new roof will improve the appearance and functionality of the home ↑
• Resale New window frames — New window frames will improve the appearance and functionality of the home ↑
• Resale Structural repairs — Structural repairs will ensure the home is safe and functional ↑
• Both New HVAC system — A new HVAC system will improve the comfort and functionality of the home, and will be a selling point for potential buyers ↑
• Both Landscaping and curb appeal — A well-maintained yard and curb appeal will make the home more attractive and increase its value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: La Villa ISD
• NCES district ID: 4826340
• Math proficiency: 11% ▼ -22.00%
• Reading proficiency: 20% ▼ -15.00%
• Median HH income: $30,876
• Composite: 12.32/100
• National rank: #9641
• State rank: #815 of 826 in TX

Livability — La Villa

• Score: 66/100
• State rank: #591
• US rank: #11264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Villa, TX
• Population (ZIP): 3,146

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 35%
• Hispanic origin (detail): Mexican 86%
• Foreign-born: 32% · Canada
• Languages at home: 11% English-only · Spanish 88%

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: ▲ 3.41%
• Current HPI: 218.8138
• 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

-3.0% since first listed

4 events — show timeline

• 2024-09-11 Price Changed $73,719 RGVMLS
• 2023-09-02 Relisted — RGVMLS
• 2023-08-11 Delisted — RGVMLS
• 2022-08-15 Listed $75,999 RGVMLS