332 E 6th St

La Villa, TX 78562

$73,719C

2 bd · 1.0 ba · 872 sqft · Built 1965 · SingleFamily · Active · 1384 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $720/mo
• Mortgage (P&I): −$387
• Tax + insurance: −$123
• HOA: −$0
• Vac / Maint / Mgmt: −$151
• Net cashflow: $59/mo
• Annual: $712/yr
• Cap rate: 7.26%
• Cash-on-cash: 3.45%
• DSCR: 1.15
• 1% rule: 0.98%
• Cash to close: $20,641

Investor read

• This is a 2-bed/1.0-bath single-family listed at $74k. Condition is rated poor.
• 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).
• It's been on market 1384 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.
• In year one you build about $3k of equity ($509 loan paydown + $3k appreciation (3.4% local appreciation)).
• 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).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• 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.
• 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.

Questions for listing agent

• It's been on market 1384 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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