110 Cabana Dr · Donna, TX 78537

$150,000

3 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 72 Days on market

Built 2018 8,153 sqft lot $110/sqft · 35% below area Est $230k · 35% under ↓ 18% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +4.6/30.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Schools +1.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Ideally located just minutes from the expressway, this charming 3-bedroom, 2-bath home sits on nearly a quarter-acre lot, offering both convenience and space. The interior features an open-concept layout seamlessly connecting the kitchen, dining, and living areas—perfect for everyday living and entertaining. Step outside to enjoy a spacious backyard complete with a covered patio, ideal for relaxing or hosting gatherings. The property also includes an attached carport for added convenience. Schedule your private showing today and experience all this home has to offer!

Key facts

• 8,153 sq ft lot
• Parking
• Built 2018

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-377 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $83k (44.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (33.0% below list).
• Recommended offer: $83k (44.4% below list) — sets the bar for cash-flow.
• Cap rate 3.3% vs local median 2.7% in Donna — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: J W Caceres Discovery Int Academy (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 262 students, 96% FRL); A P Solis Middle (math 8% / reading 19%, grade F, #1,602 of 1,662 statewide, top 97%, 666 students, 93% FRL); Donna H S (math 16% / reading 21%, grade F, #1,436 of 1,632 statewide, top 88%, 2,095 students, 92% FRL) — zoned schools average 94% FRL vs 48% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 327 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: property tax is 2.6% of price.
• 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 $83,439 (44.4% 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 72 days. Have you received any prior offers? Is the seller open to a 44% 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: 0.67% ✗
• Cap rate: 3.28%
• Cash-on-cash: -10.77%
• DSCR: 0.52
• GRM: 12.4

CMA / ARV

• ARV (median comp): $229,685
• List price: $150,000
• Delta: -34.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Armstrong St	0.31mi	3/1.5	1,304 (-4%)	8mo	$160,000	$123	70
312 Frankie Ave	0.24mi	3/2.0	1,520 (+12%)	19mo	$235,000	$155	50
409 Beech Ave	0.66mi	3/2.0	1,411 (+4%)	11mo	$184,995	$131	49
720 Reyes St	0.45mi	3/2.0	1,211 (-11%)	16mo	$195,000	$161	43
108 Lunar Dr	0.40mi	3/2.0	1,161 (-15%)	13mo	$182,900	$158	42
318 Lunar Dr	0.54mi	3/2.0	1,189 (-13%)	11mo	$185,000	$156	41
402 Mcallen St	0.73mi	3/2.0	1,271 (-6%)	13mo	$197,500	$155	40
404 Chile Pequin Dr	0.70mi	4/2.0 (+1)	1,513 (+11%)	0mo	$190,000	$126	39
414 Aldrin St S	0.48mi	3/2.0	1,195 (-12%)	18mo	$239,000	$200	38
111 Redwood St	0.67mi	3/2.0	1,200 (-12%)	13mo	$180,000	$150	34
540 Jorge St	0.56mi	4/2.0 (+1)	1,510 (+11%)	15mo	$239,900	$159	34
401 Chile Pequin Dr	0.73mi	3/2.0	1,166 (-14%)	13mo	$179,000	$154	27

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: 16.8%
• Equity multiple: 2.38×
• Total profit: $57,794
• Equity at exit: $135,132

10-year hold

• IRR: 16.0%
• Equity multiple: 5.51×
• Total profit: $189,258
• Equity at exit: $291,417

Cash invested: $42,000 (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: 327
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,005 high
• Mortgage (P&I): −$787
• Tax from tax record: −$321 /mo · $3,857/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $-377

Break-even live

Break-even rent $1,482

Max offer price $83,439

Occupancy floor —

Sensitivity live

Price	-10% $-292	-5% $-334	+0% $-377	+5% $-419	+10% $-462
Rent	-10% $-456	-5% $-416	+0% $-377	+5% $-337	+10% $-297
Rate	-1.0pp $-301	-0.5pp $-339	base $-377	+0.5pp $-416	+1.0pp $-455

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Collins St Donna, TX	3.0	2.0	1420	$1,550	$1.09	25d	1	0.47mi
422 S Val Verde Rd Unit 186 Donna, TX	3.0	2.0	960	$850	$0.89	45d	1	0.80mi
110 S 3rd St Donna, TX	2.0	2.0	884	$890	$1.01	45d	1	0.90mi
310 Hester Ave Trlr 227 Donna, TX	3.0	2.0	960	$799	$0.83	25d	1	0.99mi
310 Hester Ave Unit 107 Donna, TX	3.0	2.0	960	$799	$0.83	45d	1	0.99mi
310 Hester Ave Unit 230 Donna, TX	3.0	2.0	960	$749	$0.78	45d	1	0.99mi
310 Scobey Ave Unit 315 Donna, TX	3.0	2.0	960	$799	$0.83	25d	1	1.00mi
310 Scobey Ave Unit 323 Donna, TX	3.0	2.0	1216	$904	$0.74	45d	1	1.00mi
310 Scobey Ave Unit 320 Donna, TX	3.0	2.0	960	$749	$0.78	45d	1	1.00mi

Listing history 27 events

1. 2026-06-21
   days on market $150,000 Active 72 DOM
2. 2026-06-18
   days on market $150,000 Active 69 DOM
3. 2026-06-17
   days on market $150,000 Active 68 DOM
4. 2026-06-16
   days on market $150,000 Active 67 DOM
5. 2026-06-15
   days on market $150,000 Active 66 DOM
6. 2026-06-14
   days on market $150,000 Active 64 DOM
7. 2026-06-13
   days on market $150,000 Active 63 DOM
8. 2026-06-10
   days on market $150,000 Active 61 DOM
9. 2026-06-09
   days on market $150,000 Active 60 DOM
10. 2026-06-08
    days on market $150,000 Active 59 DOM
11. 2026-06-07
    days on market $150,000 Active 58 DOM
12. 2026-06-05
    days on market $150,000 Active 55 DOM
13. 2026-06-03
    days on market $150,000 Active 54 DOM
14. 2026-06-02
    days on market $150,000 Active 53 DOM
15. 2026-06-01
    days on market $150,000 Active 52 DOM
16. 2026-05-31
    days on market $150,000 Active 51 DOM
17. 2026-05-31
    days on market $150,000 Active 50 DOM
18. 2026-04-10
    listed $150,000 Active 579-char remark

    Show marketing remark (579 chars)

    Ideally located just minutes from the expressway, this charming 3-bedroom, 2-bath home sits on nearly a quarter-acre lot, offering both convenience and space. The interior features an open-concept layout seamlessly connecting the kitchen, dining, and living areas—perfect for everyday living and entertaining. Step outside to enjoy a spacious backyard complete with a covered patio, ideal for relaxing or hosting gatherings. The property also includes an attached carport for added convenience. Schedule your private showing today and experience all this home has to offer!

19. 2026-03-18
    price $140,000
20. 2026-01-08
    price $150,000
21. 2025-10-13
    price $160,000
22. 2025-08-12
    price $170,000
23. 2025-08-11
    status Active
24. 2025-07-09
    status Pending
25. 2025-06-30
    historical Option
26. 2025-04-21
    price $177,000
27. 2025-03-24
    listed $182,000 Active

ⓘ 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: $3,857 · $321/mo
• Projected year-2 tax: $3,857 · $321/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 FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $12,056
• − Mortgage interest: −$8,402
• − Property taxes: −$3,857
• − Insurance: −$750
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$4,364
• Taxable loss: −$7,245
• Est. tax savings @ 24.0%: +$1,739
• After-tax cash flow: $-2,783/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

• City population: 51,346
• 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

-17.6% since first listed

10 events — show timeline

• 2026-04-10 Listed $150,000 MCALLENMLS
• 2026-03-18 Price Changed $140,000 MCALLENMLS
• 2026-01-08 Price Changed $150,000 MCALLENMLS
• 2025-10-13 Price Changed $160,000 MCALLENMLS
• 2025-08-12 Price Changed $170,000 MCALLENMLS
• 2025-08-11 Relisted — MCALLENMLS
• 2025-07-09 Pending — MCALLENMLS
• 2025-06-30 Contingent — MCALLENMLS
• 2025-04-21 Price Changed $177,000 MCALLENMLS
• 2025-03-24 Listed $182,000 MCALLENMLS

Property tax history

+8.7%/yr

Latest (2025): $3,857 · +17.5% YoY. Source: county tax records.