3003 E Q St · Hidalgo, TX 78557

$269,000

3 bd · 2.0 ba · 1,498 sqft · SingleFamily · 46 Days on market

Built 2026 6,614 sqft lot

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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
• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0

Listing remarks

Welcome to this beautifully designed 3-bedroom, 2-bathroom home that blends modern style with everyday comfort. Featuring a bright, open-concept layout, this home is perfect for both relaxing and entertaining. The kitchen showcases elegant quartz countertops, complemented by modern lighting fixtures throughout the home, creating a sleek and inviting atmosphere. The spacious living area includes a custom built-in entertainment center, adding both functionality and style. A thoughtfully designed mudroom enhances daily organization, while the oversized laundry room offers built-in storage for added convenience. The primary suite and additional bedrooms provide comfortable living spaces. Step o

Key facts

• Quartz countertops
• Open-concept layout
• 6,614 sq ft lot

Tags

• OPEN-CONCEPT LAYOUT
• QUARTZ COUNTERTOPS
• THOUGHTFULLY DESIGNED MUDROOM
• OVERSIZED LAUNDRY ROOM
• WELL-MAINTAINED LANDSCAPING
• FULL IRRIGATION SYSTEM

Property features AI

Finance

• HOA & community: No homeowners association; Community sidewalks

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; City sewer; Paved road access
• Home design: New construction; Living area reported by HidalgoCAD
• Construction: Stucco and stone exterior; Composition shingle roof; Slab foundation; Built in 2026 (new construction)
• Exterior features: Sprinkler system; Patio with patio slab; Sidewalks; 1-year warranty

Interior

• Kitchen: Electric water heater; No conveying appliances
• Bedrooms: Primary bedroom with walk-in closet
• Flooring: Porcelain tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Quartz countertops; Built-in features; Ceiling fans; Decorative / high ceilings; Walk-in closets; Double-pane windows; No window coverings; Smoke detectors
• Laundry & utility: Laundry room with washer/dryer connections

🏗️ New construction. The $269,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $257,656.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-375 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (33.9% below list).
• Recommended offer: $178k (33.9% 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 $28k of equity ($2k loan paydown + $26k 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 ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.

Recommended offer $177,871 (33.9% 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 46 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.69% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.24%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $257,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3003 E Q St	0.00mi	3/2.0	1,498 (0%)	0mo	$269,000	$180	100
2805 Q St	0.11mi	3/2.0	1,544 (+3%)	3mo	$249,900	$162	88
1305 N Sabinas St	0.20mi	3/2.0	1,403 (-6%)	3mo	$185,000	$132	78
2409 E Tamarindo Ave	0.47mi	3/2.0	1,474 (-2%)	1mo	$255,000	$173	74
3107 Sabinal St	0.43mi	3/2.0	1,544 (+3%)	3mo	$259,900	$168	72
2412 Sabinal Ave	0.44mi	3/2.0	1,405 (-6%)	1mo	$229,000	$163	68
3009 E Tamarindo Ave	0.16mi	3/3.0	1,654 (+10%)	4mo	$295,000	$178	68
2304 E Tamarindo Ave	0.58mi	3/2.0	1,442 (-4%)	4mo	$248,000	$172	63
1808 N 22nd St	0.60mi	3/2.0	1,452 (-3%)	5mo	$95,000	$65	63
2310 E Sabinal Ave	0.54mi	3/2.5	1,414 (-6%)	2mo	$249,500	$176	62
1607 Las Palmas Ave	0.60mi	3/2.0	1,585 (+6%)	2mo	$224,000	$141	60
2703 Torreon St	0.65mi	3/2.0	1,371 (-8%)	2mo	$239,000	$174	54

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: 19.9%
• Equity multiple: 2.61×
• Total profit: $116,442
• Equity at exit: $232,117

10-year hold

• IRR: 18.2%
• Equity multiple: 6.01×
• Total profit: $361,760
• Equity at exit: $500,569

Cash invested: $72,144 (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: 12.6×

Monthly cashflow live

• Estimated rent: $1,779 medium
• Mortgage (P&I): −$1,351
• Tax est. 1.5%: −$322 /mo · $3,865/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-375

Break-even live

Break-even rent $2,254

Max offer price $203,332

Occupancy floor —

Sensitivity live

Price	-10% $-197	-5% $-286	+0% $-375	+5% $-464	+10% $-553
Rent	-10% $-516	-5% $-446	+0% $-375	+5% $-305	+10% $-235
Rate	-1.0pp $-246	-0.5pp $-310	base $-375	+0.5pp $-442	+1.0pp $-510

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: $64,414
• Closing costs: $7,730
• 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	0.61mi
2509 Coma St Hidalgo, TX	4.0	2.5	1804	$1,750	$0.97	25d	1	0.99mi
719 Sherryl Ave Pharr, TX	3.0	2.0	1524	$1,500	$0.98	16d	1	1.10mi

Listing history 4 events

1. 2026-05-31
   status $269,000 Pending 46 DOM
2. 2026-05-30
   days on market $269,000 Option 46 DOM
3. 2026-05-12
   historical Option
4. 2026-04-14
   listed $269,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,345
• − Mortgage interest: −$14,433
• − Property taxes: −$3,865
• − Insurance: −$1,288
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − Depreciation: −$7,495
• Taxable loss: −$9,152
• Est. tax savings @ 24.0%: +$2,196
• After-tax cash flow: $-2,309/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

Price history

2 events — show timeline

• 2026-05-12 Contingent — MCALLENMLS
• 2026-04-14 Listed $269,000 MCALLENMLS