16787 E Fm 490 Rd · La Coma Heights, TX 78542

$105,000

3 bd · 2.0 ba · 1,608 sqft · SingleFamily public records · 173 Days on market

Built 1971 1.32 ac lot $65/sqft · 45% below area Est $190k · 45% under ↓ 43% since listing

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Why this score? — see what drove the B 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath home on 1.3 acres in North of Edinburg!! Property provides plenty of room for outdoor activities, gardening, or simply enjoying the tranquility of country living!! Featuring a spacious living area, and bonus bedroom with lots of room for expansion and improvement. Schedule your showing today and experience all this property has to offer!!!

Key facts

• 1.32 acre lot
• 2 garage spots
• Built 1971

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Edinburg CISD (urban): math 20% / reading 34% proficiency, ranked #699 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.1%/yr); 1003 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $45k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.30% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.41%
• DSCR: 1.60
• GRM: 6.4

CMA / ARV

• ARV (median comp): $189,581
• List price: $105,000
• Delta: -44.61%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-57
• Equity at exit: $15,656

10-year hold

• IRR: 6.1%
• Equity multiple: 1.39×
• Total profit: $11,574
• Equity at exit: $9,078

Cash invested: $29,400 (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 78542

• Home prices YoY: -13.4%
• Rents YoY: -1.1%
• Active inventory: 1003
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$156 /mo · $1,867/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $329

Break-even live

Break-even rent $949

Max offer price $105,000

Occupancy floor 71%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-13
   statusdays on market $105,000 Pending 173 DOM
2. 2026-06-10
   days on market $105,000 Active 172 DOM
3. 2026-06-09
   days on market $105,000 Active 171 DOM
4. 2026-06-08
   days on market $105,000 Active 170 DOM
5. 2026-06-07
   days on market $105,000 Active 169 DOM
6. 2026-06-03
   days on market $105,000 Active 165 DOM
7. 2026-06-02
   days on market $105,000 Active 164 DOM
8. 2026-06-01
   days on market $105,000 Active 163 DOM
9. 2026-05-31
   days on market $105,000 Active 162 DOM
10. 2026-05-31
    remarks 455-char remark
11. 2026-05-31
    pricedays on market $105,000 Active 161 DOM
12. 2026-05-04
    status Active 374-char remark

    Show marketing remark (374 chars)

    Charming 3-bedroom, 2-bath home on 1.3 acres in North of Edinburg!! Property provides plenty of room for outdoor activities, gardening, or simply enjoying the tranquility of country living!! Featuring a spacious living area, and bonus bedroom with lots of room for expansion and improvement. Schedule your showing today and experience all this property has to offer!!!

13. 2026-04-14
    status Pending 374-char remark

    Show marketing remark (374 chars)

    Charming 3-bedroom, 2-bath home on 1.3 acres in North of Edinburg!! Property provides plenty of room for outdoor activities, gardening, or simply enjoying the tranquility of country living!! Featuring a spacious living area, and bonus bedroom with lots of room for expansion and improvement. Schedule your showing today and experience all this property has to offer!!!

14. 2026-04-07
    price $120,000 374-char remark

    Show marketing remark (374 chars)

    Charming 3-bedroom, 2-bath home on 1.3 acres in North of Edinburg!! Property provides plenty of room for outdoor activities, gardening, or simply enjoying the tranquility of country living!! Featuring a spacious living area, and bonus bedroom with lots of room for expansion and improvement. Schedule your showing today and experience all this property has to offer!!!

15. 2026-03-15
    price $130,000 374-char remark

    Show marketing remark (374 chars)

    Charming 3-bedroom, 2-bath home on 1.3 acres in North of Edinburg!! Property provides plenty of room for outdoor activities, gardening, or simply enjoying the tranquility of country living!! Featuring a spacious living area, and bonus bedroom with lots of room for expansion and improvement. Schedule your showing today and experience all this property has to offer!!!

16. 2026-02-17
    price $140,000 374-char remark

    Show marketing remark (374 chars)

    Charming 3-bedroom, 2-bath home on 1.3 acres in North of Edinburg!! Property provides plenty of room for outdoor activities, gardening, or simply enjoying the tranquility of country living!! Featuring a spacious living area, and bonus bedroom with lots of room for expansion and improvement. Schedule your showing today and experience all this property has to offer!!!

17. 2025-11-30
    listed $150,000 Active 374-char remark

    Show marketing remark (374 chars)

    Charming 3-bedroom, 2-bath home on 1.3 acres in North of Edinburg!! Property provides plenty of room for outdoor activities, gardening, or simply enjoying the tranquility of country living!! Featuring a spacious living area, and bonus bedroom with lots of room for expansion and improvement. Schedule your showing today and experience all this property has to offer!!!

18. 2025-09-19
    price $150,000
19. 2025-08-26
    price $160,000
20. 2025-05-27
    price $180,000
21. 2025-03-18
    price $190,000
22. 2024-12-16
    price $205,000
23. 2024-11-17
    listed $210,000 Active
24. 1994-01-12
    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: $1,867 · $156/mo
• Projected year-2 tax: $1,922 · $160/mo
• Expected delta: +$54/yr (+$5/mo · 2.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $16,382
• − Mortgage interest: −$5,882
• − Property taxes: −$1,867
• − Insurance: −$525
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$3,055
• Taxable income: $2,433
• Est. tax owed @ 24.0%: −$584
• After-tax cash flow: $3,358/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: Edinburg CISD
• NCES district ID: 4818180
• Math proficiency: 20% ▼ -34.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $36,985
• Composite: 22.42/100
• National rank: #8114
• State rank: #699 of 826 in TX

Livability — La Coma Heights

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: La Coma Heights, TX
• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 89,401
• Household income: $55,243
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 1240.0

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 59% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 25% · 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: ▼ -34.17%
• Current HPI: 220.921
• Rent YoY: ▼ -1.07%
• Metro: McAllen-Edinburg-Mission, TX
• 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

-42.9% since first listed

13 events — show timeline

• 2026-05-04 Relisted — MCALLENMLS
• 2026-04-14 Pending — MCALLENMLS
• 2026-04-07 Price Changed $120,000 MCALLENMLS
• 2026-03-15 Price Changed $130,000 MCALLENMLS
• 2026-02-17 Price Changed $140,000 MCALLENMLS
• 2025-11-30 Listed $150,000 MCALLENMLS
• 2025-09-19 Price Changed $150,000 MCALLENMLS
• 2025-08-26 Price Changed $160,000 MCALLENMLS
• 2025-05-27 Price Changed $180,000 MCALLENMLS
• 2025-03-18 Price Changed $190,000 MCALLENMLS
• 2024-12-16 Price Changed $205,000 MCALLENMLS
• 2024-11-17 Listed $210,000 MCALLENMLS
• 1994-01-12 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,867 · +9.2% YoY. Source: county tax records.