107 W 8th St · Los Fresnos, TX 78566

$220,000

3 bd · 2.0 ba · 1,866 sqft · SingleFamily public records · 13 Days on market

Built 1980 9,375 sqft lot Est $216k · at est.

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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).

• Cash flow +8.1/30.0
• Appreciation +7.9/10.0
• ARV discount +6.8/15.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

Exceptionally maintain home ready for a new owner. Has four bedroom plus a maid/office. All interior doors recently replaced. Enjoy the extra large family room with built-ins, fireplace and wet bar. Built ins to remain. Must see to appreciate the exceptional maintenance.

Key facts

• Wet bar
• Two living areas
• Gas stove

Tags

• TWO LIVING AREAS
• WOOD BURNING FIREPLACE
• WET BAR
• GAS STOVE
• WALK IN PANTRY
• PRIVATE EXIT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (18.0% below list).
• Recommended offer: $180k (18.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#327 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime F, amenities 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.
• Zoned schools: Los Fresnos El (math 37% / reading 47%, grade F, #1,335 of 4,322 statewide, top 33%, 561 students, 76% FRL); Los Cuates Middle (math 32% / reading 35%, grade F, #911 of 1,662 statewide, top 56%, 809 students, 78% FRL); Los Fresnos H S (math 41% / reading 55%, grade D, #571 of 1,632 statewide, top 36%, 3,272 students, 82% FRL) — zoned schools average 79% FRL vs 43% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 233 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); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $13k appreciation (5.8% local appreciation)).
• Cameron County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 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; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,481 (18.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.82% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.17%
• DSCR: 0.81
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $216,456
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 W 6th St	0.31mi	3/2.0	1,816 (-3%)	14mo	$179,900	$99	69
602 Legionaire	0.59mi	3/2.0	1,613 (-14%)	14mo	$186,750	$116	38

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

Projected returns pro-forma

5.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.76×
• Total profit: $47,120
• Equity at exit: $135,268

10-year hold

• IRR: 12.4%
• Equity multiple: 3.44×
• Total profit: $150,277
• Equity at exit: $242,725

Cash invested: $61,600 (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 78566

• Home prices YoY: 2.7%
• Active inventory: 233
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,805 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$395 /mo · $4,737/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-214

Break-even live

Break-even rent $2,076

Max offer price $182,146

Occupancy floor —

Sensitivity live

Price	-10% $-90	-5% $-152	+0% $-214	+5% $-277	+10% $-339
Rent	-10% $-357	-5% $-286	+0% $-214	+5% $-143	+10% $-72
Rate	-1.0pp $-103	-0.5pp $-158	base $-214	+0.5pp $-271	+1.0pp $-329

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Olive St Los Fresnos, TX	3.0	2.5	1975	$1,700	$0.86	46d	1	0.72mi
127 Olive St Los Fresnos, TX	3.0	2.5	1835	$1,650	$0.90	23d	1	0.74mi
129 Olive St Los Fresnos, TX	2.0	2.5	1670	$1,550	$0.93	46d	1	0.75mi
121 Mimosa St Los Fresnos, TX	3.0	2.5	1790	$1,750	$0.98	16d	1	0.84mi
121 Mimosa St Los Fresnos, TX	3.0	2.5	1790	$1,650	$0.92	46d	1	0.84mi
518 Oriole Dr Los Fresnos, TX	3.0	2.5	2206	$2,900	$1.31	46d	1	0.84mi
123 Mimosa St Los Fresnos, TX	3.0	2.5	1835	$1,650	$0.90	16d	1	0.85mi
33267 Harvey Escalante Rd Unit 2 Los Fresnos, TX	3.0	2.0	1260	$1,500	$1.19	23d	1	1.19mi
32936 Samuel Rd Los Fresnos, TX	3.0	3.0	2156	$2,000	$0.93	46d	1	1.23mi

Listing history 8 events

1. 2026-04-19
   status Pending
2. 2026-04-02
   listed $220,000 Active
3. 2026-03-17
   soldstatus
4. 2015-05-08
   soldstatus 271-char remark

   Show marketing remark (271 chars)

   Exceptionally maintain home ready for a new owner. Has four bedroom plus a maid/office. All interior doors recently replaced. Enjoy the extra large family room with built-ins, fireplace and wet bar. Built ins to remain. Must see to appreciate the exceptional maintenance.

5. 2015-05-08
   soldstatus

   Show marketing remark (271 chars)

   Exceptionally maintain home ready for a new owner. Has four bedroom plus a maid/office. All interior doors recently replaced. Enjoy the extra large family room with built-ins, fireplace and wet bar. Built ins to remain. Must see to appreciate the exceptional maintenance.

6. 2015-05-08
   soldstatus

   Show marketing remark (271 chars)

   Exceptionally maintain home ready for a new owner. Has four bedroom plus a maid/office. All interior doors recently replaced. Enjoy the extra large family room with built-ins, fireplace and wet bar. Built ins to remain. Must see to appreciate the exceptional maintenance.

7. 2014-07-29
   listed $104,990 271-char remark

   Show marketing remark (271 chars)

   Exceptionally maintain home ready for a new owner. Has four bedroom plus a maid/office. All interior doors recently replaced. Enjoy the extra large family room with built-ins, fireplace and wet bar. Built ins to remain. Must see to appreciate the exceptional maintenance.

8. 1999-01-21
   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: $4,737 · $395/mo
• Projected year-2 tax: $4,737 · $395/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 27 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,658
• − Mortgage interest: −$12,323
• − Property taxes: −$4,737
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$6,400
• Taxable loss: −$6,368
• Est. tax savings @ 24.0%: +$1,528
• After-tax cash flow: $-1,043/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 — Los Fresnos

• Score: 71/100
• State rank: #327
• US rank: #7193

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Los Fresnos, TX
• Population (ZIP): 24,927

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 45% White 10% Black 1%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 22% · Canada
• Languages at home: 33% English-only · Spanish 67%

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: ▲ 5.78%
• Current HPI: 218.1236
• 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

+109.5% since first listed

8 events — show timeline

• 2026-04-19 Pending — RGVMLS
• 2026-04-02 Listed $220,000 RGVMLS
• 2026-03-17 Sold (Public Records) — Public Records
• 2015-05-08 Sold (Public Records) — Public Records
• 2015-05-08 Sold (Public Records) — Public Records
• 2015-05-08 Sold (MLS) — RGVMLS
• 2014-07-29 Listed $104,990 RGVMLS
• 1999-01-21 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $4,737 · +7.5% YoY. Source: county tax records.