10935 Guadalupe St · Santa Maria, TX 78592

$80,000

3 bd · 1.0 ba · 1,368 sqft · SingleFamily · 333 Days on market

Built 1980 Fair condition 0.30 ac lot $58/sqft · 55% below area ↓ 16% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.1/10.0

Listing remarks MLS

!!INVESTORS!!Check out this cute cozy home that has plenty of potential to flip for a rental property. . this property is conveniently located in a quiet established neighborhood. With the HUGE backyard and matured trees for shade it makes it great for those summer BBQ'S! COME TAKE A LOOK, SCHEDULE A SHOWING TODAY!

Key facts

• Huge backyard
• 0.3 acre lot
• Built 1980

Tags

• HUGE BACKYARD
• MATURED TREES FOR SHADE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,419 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools F, crime F, amenities F.
• Santa Maria ISD (rural): math 10% / reading 20% proficiency, ranked #819 of 826 in TX (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (3.0% local appreciation)).
• Cameron County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 333 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 333 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
6. 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?
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: 1.49% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.69%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $179,548
• List price: $80,000
• Delta: -55.44%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.0%
• Equity multiple: 2.53×
• Total profit: $34,253
• Equity at exit: $35,971

10-year hold

• IRR: 27.6%
• Equity multiple: 4.91×
• Total profit: $87,502
• Equity at exit: $55,436

Cash invested: $22,400 (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 78592

• Active inventory: 3
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,189 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $386

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 63%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $80,000 Active 333 DOM
2. 2026-06-17
   days on market $80,000 Active 332 DOM
3. 2026-06-16
   days on market $80,000 Active 331 DOM
4. 2026-06-15
   days on market $80,000 Active 330 DOM
5. 2026-06-14
   days on market $80,000 Active 328 DOM
6. 2026-06-10
   days on market $80,000 Active 325 DOM
7. 2026-06-09
   days on market $80,000 Active 324 DOM
8. 2026-06-08
   days on market $80,000 Active 323 DOM
9. 2026-06-07
   days on market $80,000 Active 322 DOM
10. 2026-06-05
    days on market $80,000 Active 319 DOM
11. 2026-06-03
    days on market $80,000 Active 318 DOM
12. 2026-06-02
    days on market $80,000 Active 317 DOM
13. 2026-06-01
    days on market $80,000 Active 316 DOM
14. 2026-05-31
    days on market $80,000 Active 315 DOM
15. 2026-05-30
    days on market $80,000 Active 314 DOM
16. 2026-05-06
    price $80,000 316-char remark

    Show marketing remark (316 chars)

    !!INVESTORS!!Check out this cute cozy home that has plenty of potential to flip for a rental property. . this property is conveniently located in a quiet established neighborhood. With the HUGE backyard and matured trees for shade it makes it great for those summer BBQ'S! COME TAKE A LOOK, SCHEDULE A SHOWING TODAY!

17. 2025-12-04
    price $90,000 316-char remark

    Show marketing remark (316 chars)

    !!INVESTORS!!Check out this cute cozy home that has plenty of potential to flip for a rental property. . this property is conveniently located in a quiet established neighborhood. With the HUGE backyard and matured trees for shade it makes it great for those summer BBQ'S! COME TAKE A LOOK, SCHEDULE A SHOWING TODAY!

18. 2025-07-21
    listed $95,000 Active 316-char remark

    Show marketing remark (316 chars)

    !!INVESTORS!!Check out this cute cozy home that has plenty of potential to flip for a rental property. . this property is conveniently located in a quiet established neighborhood. With the HUGE backyard and matured trees for shade it makes it great for those summer BBQ'S! COME TAKE A LOOK, SCHEDULE A SHOWING TODAY!

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $14,264
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$2,327
• Taxable income: $3,574
• Est. tax owed @ 24.0%: −$858
• After-tax cash flow: $3,777/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This single-family home requires moderate renovations to improve its curb appeal and interior. A fresh paint job, new kitchen cabinets and countertops, and updated bathroom fixtures would significantly increase its value.

Repairs flagged

• Major kitchen cabinets — severe wear
• Major bathroom fixtures — severe wear
• Moderate paint — moderate wear

Value-add opportunities

• Both paint job — enhances curb appeal and interior
• Both new kitchen cabinets and countertops — modernizes and increases value
• Both new bathroom fixtures — modernizes and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severe wear	Major	$15,000–50,000
bathroom fixtures · severe wear	Major	$15,000–50,000
paint · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both paint job — enhances curb appeal and interior ↑
• Both new kitchen cabinets and countertops — modernizes and increases value ↑
• Both new bathroom fixtures — modernizes and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Santa Maria ISD
• NCES district ID: 4839330
• Math proficiency: 10% ▼ -17.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $25,849
• Composite: 11.42/100
• National rank: #9707
• State rank: #819 of 826 in TX

Livability — Santa Maria

• Score: 54/100
• State rank: #1419
• US rank: #24231

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Maria, TX
• Population (ZIP): 600

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 (100%)
• Race & ethnicity: Hispanic / Latino 100% Two or more races 42%
• Hispanic origin (detail): Mexican 100%
• Foreign-born: 34% · Canada
• Languages at home: 14% English-only · Spanish 86%

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: —
• Current HPI: —
• 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

-15.8% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $80,000 RGVMLS
• 2025-12-04 Price Changed $90,000 RGVMLS
• 2025-07-21 Listed $95,000 RGVMLS