2503 el Dorado Ave · Rancho Viejo, TX 78575

$199,000

3 bd · 2.0 ba · 1,710 sqft · Condo public records · 58 Days on market

Built 1984 $116/sqft · 17% below area Est $241k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.3/10.0

Listing remarks MLS

Welcome to Casa Dorado Condominiums in the highly sought-after Rancho Viejo subdivision! This beautifully maintained 3-bedroom, 2-bath condo offers an impressive 1,710 sq/ft of spacious living. Enjoy an open-concept layout perfect for entertaining, generously sized bedrooms, and plenty of natural light throughout. The primary suite provides a relaxing retreat, while the additional bedrooms offer flexibility for guests, an office, or hobbies. Located in a serene, well-kept community, you'll love the peaceful surroundings and convenient location. Whether you're looking to buy your first home or secure your next investment property, this condo delivers comfort, space, and long-term potential!

Key facts

• 2 garage spots
• Built 1984
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $51 ($613/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 $179k (10.0% below list).
• Recommended offer: $179k (10.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#341 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Los Fresnos CISD (suburban): math 34% / reading 44% proficiency, ranked #444 of 826 in TX (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 75 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Cameron County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,064 (10.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

• ARV (median comp): $240,863
• List price: $199,000
• Delta: -17.38%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-28,973
• Equity at exit: $29,672

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-20,960
• Equity at exit: $17,206

Cash invested: $55,720 (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 78575

• Home prices YoY: -2.2%
• Active inventory: 75
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,791 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$237 /mo · $2,844/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $51

Break-even live

Break-even rent $1,726

Max offer price $199,000

Occupancy floor 92%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2515 El Dorado Ave Rancho Viejo, TX	3.0	2.0	1420	$1,550	$1.09	13d	1	0.01mi
2101 El Dorado Ave Rancho Viejo, TX	3.0	2.0	1420	$1,600	$1.13	13d	1	0.02mi
629 Balboa Rd Rancho Viejo, TX	3.0	2.0	1666	$2,000	$1.20	13d	1	0.73mi
215 Zapata Ave Rancho Viejo, TX	3.0	3.0	1953	$2,300	$1.18	13d	1	0.84mi
1462 Julissa Los Fresnos, TX	3.0	2.0	1064	$1,100	$1.03	43d	1	0.86mi
3500 Carmen Ave Rancho Viejo, TX	2.0	1.0–2.5	1145	$1,825	$1.59	13d	2	1.10mi
3500 Carmen Ave #1103 Rancho Viejo, TX	2.0	2.5	1222	$1,500	$1.23	43d	1	1.11mi
3500 Carmen Ave #408 Rancho Viejo, TX	2.0	1.0	1070	$2,300	$2.15	13d	1	1.11mi
4601 Carmen Ave #1604 Rancho Viejo, TX	2.0	2.5	1200	$2,200	$1.83	21d	1	1.12mi
3803 Carmen Ave Olmito, TX	4.0	3.0	2075	$2,100	$1.01	43d	1	1.12mi
4601 Carmen Ave Unit 1704 Rancho Viejo, TX	3.0	2.5	1944	$2,700	$1.39	13d	1	1.16mi
4601 Carmen Ave Unit 1903 Rancho Viejo, TX	2.0	2.0	1169	$2,000	$1.71	43d	1	1.16mi
4601 Carmen Ave Unit 2204 Rancho Viejo, TX	2.0	2.0	1138	$2,000	$1.76	13d	1	1.16mi
4601 Carmen Ave Unit 1603 Rancho Viejo, TX	3.0	2.5	1328	$2,400	$1.81	13d	1	1.16mi
811 De Leon Ave Rancho Viejo, TX	3.0	3.0	2050	$2,100	$1.02	43d	1	1.25mi
9448 W Queen Palm Los Fresnos, TX	4.0	3.0	2250	$2,800	$1.24	43d	1	1.37mi
7317 370th Tc Brownsville, TX	4.0	4.0	2210	$2,850	$1.29	21d	1	1.47mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $199,000 Active 58 DOM
2. 2026-06-17
   days on market $199,000 Active 57 DOM
3. 2026-06-16
   days on market $199,000 Active 56 DOM
4. 2026-06-15
   days on market $199,000 Active 55 DOM
5. 2026-06-14
   days on market $199,000 Active 53 DOM
6. 2026-06-13
   days on market $199,000 Active 52 DOM
7. 2026-06-10
   days on market $199,000 Active 50 DOM
8. 2026-06-09
   days on market $199,000 Active 49 DOM
9. 2026-06-08
   days on market $199,000 Active 48 DOM
10. 2026-06-07
    days on market $199,000 Active 47 DOM
11. 2026-06-05
    days on market $199,000 Active 44 DOM
12. 2026-06-03
    days on market $199,000 Active 43 DOM
13. 2026-06-02
    days on market $199,000 Active 42 DOM
14. 2026-06-01
    days on market $199,000 Active 41 DOM
15. 2026-05-31
    days on market $199,000 Active 40 DOM
16. 2026-05-30
    days on market $199,000 Active 39 DOM
17. 2026-04-21
    listed $199,000 Active 698-char remark

    Show marketing remark (698 chars)

    Welcome to Casa Dorado Condominiums in the highly sought-after Rancho Viejo subdivision! This beautifully maintained 3-bedroom, 2-bath condo offers an impressive 1,710 sq/ft of spacious living. Enjoy an open-concept layout perfect for entertaining, generously sized bedrooms, and plenty of natural light throughout. The primary suite provides a relaxing retreat, while the additional bedrooms offer flexibility for guests, an office, or hobbies. Located in a serene, well-kept community, you'll love the peaceful surroundings and convenient location. Whether you're looking to buy your first home or secure your next investment property, this condo delivers comfort, space, and long-term potential!

18. 2014-08-27
    soldstatus
19. 2014-08-26
    soldstatus 242-char remark

    Show marketing remark (242 chars)

    WELL MAINTAINED AND SPACIOUS UPSTAIRS CONDO IN DESIRABLE RANCHO VIEJO COMMUNITY. OPEN CONCEPT LIVING AND DINING AREA , WITH BALCONY VIEW. LARGE KITCHEN WITH ALL THE APPLIANCES , INCLUDING WINE COOLER. LARGE MASTER, DOUBLE VANITY COUNTER TOPS.

20. 2014-05-02
    listed $74,900 242-char remark

    Show marketing remark (242 chars)

    WELL MAINTAINED AND SPACIOUS UPSTAIRS CONDO IN DESIRABLE RANCHO VIEJO COMMUNITY. OPEN CONCEPT LIVING AND DINING AREA , WITH BALCONY VIEW. LARGE KITCHEN WITH ALL THE APPLIANCES , INCLUDING WINE COOLER. LARGE MASTER, DOUBLE VANITY COUNTER TOPS.

21. 2003-10-27
    soldstatus
22. 1996-12-04
    soldstatus
23. 1996-09-03
    soldstatus
24. 1992-11-01
    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: $2,844 · $237/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$797/yr (+$66/mo · 28.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,488
• − Mortgage interest: −$11,147
• − Property taxes: −$2,844
• − Insurance: −$995
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$5,789
• Taxable loss: −$2,726
• Est. tax savings @ 24.0%: +$654
• After-tax cash flow: $1,267/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: Los Fresnos CISD
• NCES district ID: 4828290
• Math proficiency: 34% ▼ -30.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $42,586
• Composite: 32.92/100
• National rank: #5601
• State rank: #444 of 826 in TX

Livability — Rancho Viejo

• Score: 70/100
• State rank: #341
• US rank: #7444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Viejo, TX
• City population: 4,728
• Population (ZIP): 4,728

Population outlook (Cameron County) Hauer SSP2

• Today (2025): 441,603 people
• By 2030: 448,113 · +1.5%
• By 2040: 456,385 · +3.3%
• By 2050: 456,294 · +3.3%
• By 2075: 423,851 · -4.0%
• By 2100: 342,787 · -22.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 36% White 19% Asian 3%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 28% · Canada, China, Dominican Republic
• Languages at home: 27% English-only · Spanish 70% Chinese 1% Other Indo-European 1%

Political lean MEDSL · Cameron

• 2024 margin: Lean R (+5.8) · D 46.7% · R 52.5%
• 2008→2024 swing: -34.6pp toward R · 2008: 28.8pp · 2024: -5.8pp
• All cycles: 2024: R+5.8 2020: D+13.2 2016: D+32.5 2012: D+32.4 2008: D+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.34%
• Current HPI: 240.4582
• 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

+165.7% since first listed

8 events — show timeline

• 2026-04-21 Listed $199,000 RGVMLS
• 2014-08-27 Sold (Public Records) — Public Records
• 2014-08-26 Sold (MLS) — RGVMLS
• 2014-05-02 Listed $74,900 RGVMLS
• 2003-10-27 Sold (Public Records) — Public Records
• 1996-12-04 Sold (Public Records) — Public Records
• 1996-09-03 Sold (Public Records) — Public Records
• 1992-11-01 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,844 · +13.9% YoY. Source: county tax records.