1308 Donna Plaza Cir S · Donna, TX 78537

$269,900

3 bd · 2.0 ba · 2,870 sqft · SingleFamily public records · 151 Days on market

Built 2005 1.06 ac lot ↓ 16% since listing

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• ARV discount +7.5/15.0
• 1% rule +3.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Schools +1.1/10.0

Listing remarks

Situated on two 1/2-acre lots totaling just over 1 acre, this property offers both space and serenity. Home features open concept floorplan, 3 spacious bedrooms, 2 full baths, fully equipped kitchen with granite counter tops and ample cabinet space. This property is perfect for a growing family that loves to enjoy the outdoors with a nice patio, mature trees, gazebo, storage shed and a swimming pool.

Key facts

• Gazebo
• Covered patio
• Granite counter tops

Tags

• OPEN CONCEPT FLOOR-PLAN
• FULLY EQUIPPED KITCHEN
• GRANITE COUNTER TOPS
• COVERED PATIO
• MATURE TREES
• GAZEBO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-289 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (14.8% below list).
• Recommended offer: $219k (18.9% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 2.7% in Donna — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 54/100 on livability (#1,411 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Donna ISD (suburban): math 11% / reading 18% proficiency, ranked #821 of 826 in TX (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Julian S Adame (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 600 students, 94% FRL); Veterans Middle (math 7% / reading 12%, grade F, #1,649 of 1,662 statewide, top 99%, 894 students, 100% FRL); Donna North H S (math 8% / reading 17%, grade F, #1,539 of 1,632 statewide, top 95%, 2,091 students, 100% FRL) — zoned schools average 98% FRL vs 48% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 323 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 $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major 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 $218,855 (18.9% 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 151 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.85% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.59%
• DSCR: 0.80
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.70×
• Total profit: $128,774
• Equity at exit: $243,147

10-year hold

• IRR: 19.1%
• Equity multiple: 6.21×
• Total profit: $394,053
• Equity at exit: $524,356

Cash invested: $75,572 (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 78537

• Home prices YoY: 5.8%
• Active inventory: 323
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$578 /mo · $6,937/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-289

Break-even live

Break-even rent $2,666

Max offer price $218,855

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6202 Santa Lucia Dr Donna, TX	3.0	2.0	1982	$2,300	$1.16	23d	1	1.09mi

Listing history 29 events

1. 2026-04-28
   status Pending
2. 2026-04-17
   historical Option
3. 2026-03-23
   status Active
4. 2026-02-15
   status Pending
5. 2026-02-11
   historical Option
6. 2026-01-14
   price $269,900
7. 2025-12-19
   price $279,900
8. 2025-10-21
   listed $289,900 Active
9. 2023-10-08
   status Active
10. 2023-10-06
    status Pending
11. 2023-10-02
    historical Option
12. 2023-09-12
    listed $325,000 Active
13. 2023-08-16
    listed $320,000 Active
14. 2023-05-23
    listed $385,000 Active
15. 2022-05-17
    soldstatus Sold
16. 2022-05-16
    soldstatus
17. 2022-03-29
    status Pending
18. 2022-03-21
    historical Option
19. 2022-03-10
    status Active
20. 2022-01-27
    status Pending
21. 2022-01-26
    historical Option
22. 2022-01-17
    status Active
23. 2022-01-10
    historical Option
24. 2021-07-05
    listed $310,000 Active
25. 2021-01-22
    listed $320,000 Active
26. 2007-03-02
    soldstatus
27. 2005-02-28
    soldstatus
28. 2003-01-23
    soldstatus
29. 2002-06-27
    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: $6,937 · $578/mo
• Projected year-2 tax: $6,937 · $578/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 6/10 Major FEMA zone X · 71% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $27,600
• − Mortgage interest: −$15,119
• − Property taxes: −$6,937
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$7,852
• Taxable loss: −$8,073
• Est. tax savings @ 24.0%: +$1,938
• After-tax cash flow: $-1,530/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: Donna ISD
• NCES district ID: 4817390
• Math proficiency: 11% ▼ -30.00%
• Reading proficiency: 18% ▼ -13.00%
• Median HH income: $27,330
• Composite: 11.16/100
• National rank: #9728
• State rank: #821 of 826 in TX

Livability — Donna

• Score: 54/100
• State rank: #1411
• US rank: #24172

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

• Population (ZIP): 51,346

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 49% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 27% · Canada
• Languages at home: 15% English-only · Spanish 84%

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: ▲ 13.30%
• Current HPI: 243.3933
• 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

-15.7% since first listed

29 events — show timeline

• 2026-04-28 Pending — MCALLENMLS
• 2026-04-17 Contingent — MCALLENMLS
• 2026-03-23 Relisted — MCALLENMLS
• 2026-02-15 Pending — MCALLENMLS
• 2026-02-11 Contingent — MCALLENMLS
• 2026-01-14 Price Changed $269,900 MCALLENMLS
• 2025-12-19 Price Changed $279,900 MCALLENMLS
• 2025-10-21 Listed $289,900 MCALLENMLS
• 2023-10-08 Relisted — MCALLENMLS
• 2023-10-06 Pending — MCALLENMLS
• 2023-10-02 Contingent — MCALLENMLS
• 2023-09-12 Listed $325,000 MCALLENMLS
• 2023-08-16 Listed $320,000 MCALLENMLS
• 2023-05-23 Listed $385,000 MCALLENMLS
• 2022-05-17 Sold (MLS) — MCALLENMLS
• 2022-05-16 Sold (Public Records) — Public Records
• 2022-03-29 Pending — MCALLENMLS
• 2022-03-21 Contingent — MCALLENMLS
• 2022-03-10 Relisted — MCALLENMLS
• 2022-01-27 Pending — MCALLENMLS
• 2022-01-26 Contingent — MCALLENMLS
• 2022-01-17 Relisted — MCALLENMLS
• 2022-01-10 Contingent — MCALLENMLS
• 2021-07-05 Listed $310,000 MCALLENMLS
• 2021-01-22 Listed $320,000 MCALLENMLS
• 2007-03-02 Sold (Public Records) — Public Records
• 2005-02-28 Sold (Public Records) — Public Records
• 2003-01-23 Sold (Public Records) — Public Records
• 2002-06-27 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $6,937 · +7.1% YoY. Source: county tax records.