203 Barcelona Dr · Donna, TX 78537

$160,000

3 bd · 2.0 ba · 1,040 sqft · SingleFamily · 49 Days on market

Built 2024 6,520 sqft lot $154/sqft · 20% below area Est $201k · 20% under ↓ 9% 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 +5.0/30.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks

Charming Home – The Perfect Blend of Comfort & Style Welcome to this 3-bedroom, 2-bath home that perfectly suits today’s lifestyle. Nestled in a peaceful neighborhood with quick access to the expressway, this home combines convenience with quiet living. Step inside to discover a bright and open-concept interior featuring ample cabinetry, generous counter space, and a functional layout ideal for everyday living and entertaining. The vaulted ceiling living room creates an airy atmosphere, that opens into the kitchen and dinning area. The spacious primary suite includes a spacious closet with full-length mirrored doors adding both functionality and a sense of openness to the

Key facts

• 6,520 sq ft lot
• Built 2024
• Listed 49 days

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: No designated parking or carport
• Utilities: City sewer
• Home design: Seller-measured living area; Paved road access
• Construction: Frame/wood construction; Pillar/post/pier foundation; Shingle roof; Built area approximately 1,040
• Exterior features: Partial chain link fencing; Corner lot

Interior

• Kitchen: Electric water heater; No conveying appliances
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Quartz countertops; Ceiling fan(s); No window coverings
• Laundry & utility: Laundry area with washer/dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-379 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (34.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $92k (42.5% below list).
• Recommended offer: $92k (42.5% below list) — sets the bar for 1% rule.
• Cap rate 3.5% 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: C Stainke El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 588 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; 2 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,000 (42.5% 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 49 days. Have you received any prior offers? Is the seller open to a 42% 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 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.57% ✗
• Cap rate: 3.45%
• Cash-on-cash: -10.15%
• DSCR: 0.55
• GRM: 14.5

CMA / ARV

• ARV (median comp): $200,820
• List price: $160,000
• Delta: -20.33%
• 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
405 Merida Ave	0.14mi	3/2.0	1,164 (+12%)	2mo	$204,700	$176	72
348 Merida St	0.12mi	3/2.0	1,173 (+13%)	3mo	$193,500	$165	71
400 Merida St	0.13mi	3/2.0	1,173 (+13%)	4mo	$193,500	$165	70
224 Contento Ave	0.40mi	3/2.0	1,040 (0%)	18mo	$165,000	$159	67
419 Placer Ave	0.23mi	3/2.0	1,108 (+6%)	22mo	$209,000	$189	60
227 Jubiloso Ave	0.49mi	3/2.0	1,108 (+6%)	12mo	$203,000	$183	56
224 Gustoso Ave	0.48mi	3/2.0	1,115 (+7%)	14mo	$199,600	$179	54
314 Bendicion Ave	0.62mi	3/2.0	1,108 (+6%)	9mo	$209,000	$189	53
307 Gustoso Ave	0.52mi	3/2.0	1,130 (+9%)	13mo	$199,800	$177	50
214 Euforia Ave	0.69mi	3/2.0	1,115 (+7%)	8mo	$189,900	$170	49
405 Gustoso Ave	0.55mi	3/—	1,130 (+9%)	14mo	$199,800	$177	48
230 Euforia Ave	0.69mi	3/2.0	1,149 (+10%)	9mo	$179,900	$157	43

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: 17.2%
• Equity multiple: 2.41×
• Total profit: $63,020
• Equity at exit: $144,141

10-year hold

• IRR: 16.2%
• Equity multiple: 5.57×
• Total profit: $204,591
• Equity at exit: $310,845

Cash invested: $44,800 (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: 14.5×

Monthly cashflow live

• Estimated rent: $920 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $-379

Break-even live

Break-even rent $1,400

Max offer price $105,169

Occupancy floor —

Sensitivity live

Price	-10% $-268	-5% $-324	+0% $-379	+5% $-434	+10% $-489
Rent	-10% $-452	-5% $-415	+0% $-379	+5% $-343	+10% $-306
Rate	-1.0pp $-298	-0.5pp $-338	base $-379	+0.5pp $-420	+1.0pp $-463

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1709 E Sioux Rd Unit B Donna, TX	2.0	2.0	1200	$920	$0.77	45d	1	1.39mi
1709 E Sioux Rd Unit B Donna, TX	2.0	2.0	1200	$920	$0.77	23d	1	1.39mi

Listing history 22 events

1. 2026-06-21
   days on market $160,000 Active 49 DOM
2. 2026-06-18
   days on market $160,000 Active 46 DOM
3. 2026-06-17
   days on market $160,000 Active 45 DOM
4. 2026-06-16
   days on market $160,000 Active 44 DOM
5. 2026-06-15
   days on market $160,000 Active 43 DOM
6. 2026-06-14
   days on market $160,000 Active 41 DOM
7. 2026-06-13
   days on market $160,000 Active 40 DOM
8. 2026-06-10
   days on market $160,000 Active 38 DOM
9. 2026-06-09
   days on market $160,000 Active 37 DOM
10. 2026-06-09
    price $160,000 Active 36 DOM
11. 2026-06-08
    days on market $175,000 Active 36 DOM
12. 2026-06-07
    days on market $175,000 Active 35 DOM
13. 2026-06-05
    days on market $175,000 Active 32 DOM
14. 2026-06-03
    days on market $175,000 Active 31 DOM
15. 2026-06-02
    days on market $175,000 Active 30 DOM
16. 2026-06-01
    days on market $175,000 Active 29 DOM
17. 2026-05-31
    days on market $175,000 Active 28 DOM
18. 2026-05-31
    days on market $175,000 Active 27 DOM
19. 2026-05-03
    listed $175,000 Active 835-char remark
20. 2026-04-23
    price $162,000
21. 2026-04-08
    price $169,999
22. 2025-12-30
    listed $175,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥111°F today · 19 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: $11,040
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$883
• − Management: −$883
• − Depreciation: −$4,655
• Taxable loss: −$7,543
• Est. tax savings @ 24.0%: +$1,810
• After-tax cash flow: $-2,737/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

-8.6% since first listed

5 events — show timeline

• 2026-06-08 Price Changed $160,000 MCALLENMLS
• 2026-05-03 Listed $175,000 MCALLENMLS
• 2026-04-23 Price Changed $162,000 MCALLENMLS
• 2026-04-08 Price Changed $169,999 MCALLENMLS
• 2025-12-30 Listed $175,000 MCALLENMLS