2109 N 25th 1/2 St · Hidalgo, TX 78557

$274,020

3 bd · 2.0 ba · 1,502 sqft · SingleFamily · 38 Days on market

Built 2026 Est $257k · 7% over $33/mo HOA · 2% of rent

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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 +6.5/30.0
• Schools +5.0/10.0
• ARV discount +4.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.8/10.0

Listing remarks

The San Pedro II Floor Plan is a thoughtfully designed single-story home that offers a perfect balance of comfort and efficiency. This layout features three spacious bedrooms, including a master bedroom that serves as a peaceful retreat with a large walk-in closet and an elegant master bathroom. Bedrooms 2 and 3 are located on the opposite side of the home for added privacy and share access to bathroom #2, making it ideal for families or guests. At the heart of the home, the open-concept family room, kitchen, and dining room create a welcoming space for gathering and entertaining. The kitchen boasts a convenient pantry and ample countertop space, anchored by a large island that is perfect f

Key facts

• Master bedroom
• Convenient pantry
• Large walk-in closet

Tags

• SINGLE-STORY HOME
• MASTER BEDROOM
• LARGE WALK-IN CLOSET
• ELEGANT MASTER BATHROOM
• OPEN-CONCEPT FAMILY ROOM
• CONVENIENT PANTRY

Property features AI

Finance

• Other: Address: 2109 N 25th 1/2 St, Hidalgo TX 78557; List price available
• HOA & community: Association fee of 33.33

Exterior

• Parking: 2 parking spaces
• Utilities: Has heating; Has cooling
• Home design: Spec inventory; Plan name: San Pedro; Active listing

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Central air conditioning
• Interior features: Living area of 1502

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $274k.

Deal economics

• At list price, monthly cash flow is $-458 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (24.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (32.2% below list).
• Recommended offer: $186k (32.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#488 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Zoned schools: Valley View J H (math 23% / reading 35%, grade F, #1,103 of 1,662 statewide, top 67%, 483 students, 95% FRL); Valley View H S (math 12% / reading 47%, grade F, #1,112 of 1,632 statewide, top 70%, 1,170 students, 96% FRL).
• Market conditions: 102 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($266k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; moderate 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 $185,903 (32.2% 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 38 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 0.68% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.16%
• DSCR: 0.68
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $256,842
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2409 E Tamarindo Ave	0.14mi	3/2.0	1,474 (-2%)	1mo	$255,000	$173	90
3107 Sabinal St	0.16mi	3/2.0	1,544 (+3%)	3mo	$259,900	$168	85
3003 E Q St	0.42mi	3/2.0	1,498 (-0%)	0mo	$269,000	$180	80
2412 Sabinal Ave	0.18mi	3/2.0	1,405 (-6%)	1mo	$229,000	$163	80
2304 E Tamarindo Ave	0.24mi	3/2.0	1,442 (-4%)	4mo	$248,000	$172	78
1808 N 22nd St	0.27mi	3/2.0	1,452 (-3%)	5mo	$95,000	$65	78
2310 E Sabinal Ave	0.25mi	3/2.5	1,414 (-6%)	2mo	$249,500	$176	75
2805 Q St	0.40mi	3/2.0	1,544 (+3%)	3mo	$249,900	$162	74
1607 Las Palmas Ave	0.34mi	3/2.0	1,585 (+6%)	2mo	$224,000	$141	73
3009 E Tamarindo Ave	0.38mi	3/3.0	1,654 (+10%)	4mo	$295,000	$178	58
1305 N Sabinas St	0.61mi	3/2.0	1,403 (-7%)	3mo	$185,000	$132	58
3104 E Uva Ave E	0.42mi	3/3.5	1,726 (+15%)	2mo	$294,900	$171	48

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

Projected returns pro-forma

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

5-year hold

• IRR: 19.2%
• Equity multiple: 2.57×
• Total profit: $120,113
• Equity at exit: $246,859

10-year hold

• IRR: 17.7%
• Equity multiple: 5.91×
• Total profit: $376,751
• Equity at exit: $532,361

Cash invested: $76,726 (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 78557

• Home prices YoY: 17.9%
• Active inventory: 102
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,859 medium
• Mortgage (P&I): −$1,437
• Tax est. 1.5%: −$343 /mo · $4,110/yr
• Insurance: −$114
• HOA: −$33
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-458

Break-even live

Break-even rent $2,439

Max offer price $207,738

Occupancy floor —

Sensitivity live

Price	-10% $-269	-5% $-363	+0% $-458	+5% $-553	+10% $-647
Rent	-10% $-605	-5% $-531	+0% $-458	+5% $-385	+10% $-311
Rate	-1.0pp $-320	-0.5pp $-388	base $-458	+0.5pp $-529	+1.0pp $-601

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: $68,505
• Closing costs: $8,221
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2304 E Tamarindo Ave Hidalgo, TX	3.0	2.0	1442	$1,950	$1.35	25d	1	0.25mi
2509 Coma St Hidalgo, TX	4.0	2.5	1804	$1,750	$0.97	25d	1	1.19mi
719 Sherryl Ave Pharr, TX	3.0	2.0	1524	$1,500	$0.98	16d	1	1.27mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 10 events

1. 2026-06-12
   days on market $274,020 Active 38 DOM
2. 2026-06-09
   days on market $274,020 Active 35 DOM
3. 2026-06-08
   days on market $274,020 Active 34 DOM
4. 2026-06-07
   days on market $274,020 Active 33 DOM
5. 2026-06-05
   days on market $274,020 Active 30 DOM
6. 2026-06-03
   days on market $274,020 Active 29 DOM
7. 2026-06-02
   days on market $274,020 Active 28 DOM
8. 2026-06-01
   days on market $274,020 Active 27 DOM
9. 2026-05-31
   days on market $274,020 Active 26 DOM
10. 2026-05-30
    days on market $274,020 Active 25 DOM

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $22,308
• − Mortgage interest: −$15,349
• − Property taxes: −$4,110
• − Insurance: −$1,370
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − HOA: −$396
• − Depreciation: −$7,971
• Taxable loss: −$10,458
• Est. tax savings @ 24.0%: +$2,510
• After-tax cash flow: $-2,987/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)

No district data.

Livability — Hidalgo

• Score: 68/100
• State rank: #488
• US rank: #9681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hidalgo, TX
• City population: 14,250
• Population (ZIP): 14,250

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 47%
• Hispanic origin (detail): Mexican 93%
• Foreign-born: 39% · Canada
• Languages at home: 6% English-only · Spanish 94%

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: ▲ 34.26%
• Current HPI: 225.701
• 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