35439 Marshall Hutt Unit A-7 · La Tina Ranch, TX 78583

$179,000

2 bd · 2.0 ba · 1,051 sqft · Condo · 122 Days on market

Built 1983 Fair condition $400/mo HOA · 22% of rent ↓ 5% 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).

• Appreciation +8.3/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• DSCR +1.7/10.0

Listing remarks MLS

Enjoy waterfront living in this 2-bedroom, 2-bath condo in Rio Hondo on the beautiful Arroyo Colorado. Relax on the screened-in balcony overlooking the water and take advantage of the common boat dock, fishing pier, and fish cleaning station—perfect for anglers and boating enthusiasts. Most furnishings convey, making this a move-in-ready opportunity. Patio furniture, grill, framed artwork, and cow skull do not convey.

Key facts

• Fishing pier
• Common boat dock
• Screened-in balcony

Tags

• SCREENED-IN BALCONY
• COMMON BOAT DOCK
• FISHING PIER
• FISH CLEANING STATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $179k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (17.4% below list).
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $148k (17.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 50/100 on livability (#1,488 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools F, crime 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.
• Market conditions: 98 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (6.6% 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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

• Watch-outs: HOA is 22% of rent.

Recommended offer $147,885 (17.4% 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 122 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 4.85%
• Cash-on-cash: -5.15%
• DSCR: 0.77
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.89×
• Total profit: $44,451
• Equity at exit: $119,114

10-year hold

• IRR: 13.3%
• Equity multiple: 3.81×
• Total profit: $140,600
• Equity at exit: $221,935

Cash invested: $50,120 (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 78583

• Home prices YoY: 3.4%
• Active inventory: 98
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$400
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-215

Break-even live

Break-even rent $2,072

Max offer price $147,885

Occupancy floor —

Sensitivity live

Price	-10% $-91	-5% $-153	+0% $-215	+5% $-277	+10% $-339
Rent	-10% $-357	-5% $-286	+0% $-215	+5% $-144	+10% $-73
Rate	-1.0pp $-125	-0.5pp $-170	base $-215	+0.5pp $-261	+1.0pp $-309

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35439 Marshall Hutts Rd Unit A6 Rio Hondo, TX	2.0	2.0	1044	$1,800	$1.72	15d	1	0.07mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $179,000 Active 122 DOM
2. 2026-06-18
   days on market $179,000 Active 119 DOM
3. 2026-06-17
   days on market $179,000 Active 118 DOM
4. 2026-06-16
   days on market $179,000 Active 117 DOM
5. 2026-06-15
   days on market $179,000 Active 116 DOM
6. 2026-06-14
   days on market $179,000 Active 114 DOM
7. 2026-06-13
   days on market $179,000 Active 113 DOM
8. 2026-06-10
   days on market $179,000 Active 111 DOM
9. 2026-06-09
   days on market $179,000 Active 110 DOM
10. 2026-06-08
    days on market $179,000 Active 109 DOM
11. 2026-06-07
    days on market $179,000 Active 108 DOM
12. 2026-06-05
    days on market $179,000 Active 105 DOM
13. 2026-06-03
    days on market $179,000 Active 104 DOM
14. 2026-06-02
    days on market $179,000 Active 103 DOM
15. 2026-06-01
    days on market $179,000 Active 102 DOM
16. 2026-05-31
    days on market $179,000 Active 101 DOM
17. 2026-05-30
    days on market $179,000 Active 100 DOM
18. 2026-02-20
    listed $179,000 Active 427-char remark

    Show marketing remark (427 chars)

    Enjoy waterfront living in this 2-bedroom, 2-bath condo in Rio Hondo on the beautiful Arroyo Colorado. Relax on the screened-in balcony overlooking the water and take advantage of the common boat dock, fishing pier, and fish cleaning station—perfect for anglers and boating enthusiasts. Most furnishings convey, making this a move-in-ready opportunity. Patio furniture, grill, framed artwork, and cow skull do not convey.

19. 2023-11-16
    soldstatus Closed 438-char remark

    Show marketing remark (438 chars)

    Winter Texan and Fisherman Delight! This charming 2 bed/2 bath condo is located waterfront of the Arroyo River, boat slip used as first come/first serve basis; sold fully furnished. Tile flooring throughout with spacious carpeted bedrooms and closet space with open concept kitchen/dining/living room; assigned storage outside. No Short-Term Rentals Allowed. Famous Chili Willie's Bar & Grill conveniently located across the street.

20. 2023-11-02
    historical Active Under Contract 438-char remark

    Show marketing remark (438 chars)

    Winter Texan and Fisherman Delight! This charming 2 bed/2 bath condo is located waterfront of the Arroyo River, boat slip used as first come/first serve basis; sold fully furnished. Tile flooring throughout with spacious carpeted bedrooms and closet space with open concept kitchen/dining/living room; assigned storage outside. No Short-Term Rentals Allowed. Famous Chili Willie's Bar & Grill conveniently located across the street.

21. 2023-10-11
    price $185,000 438-char remark

    Show marketing remark (438 chars)

    Winter Texan and Fisherman Delight! This charming 2 bed/2 bath condo is located waterfront of the Arroyo River, boat slip used as first come/first serve basis; sold fully furnished. Tile flooring throughout with spacious carpeted bedrooms and closet space with open concept kitchen/dining/living room; assigned storage outside. No Short-Term Rentals Allowed. Famous Chili Willie's Bar & Grill conveniently located across the street.

22. 2023-08-29
    status Active 438-char remark

    Show marketing remark (438 chars)

    Winter Texan and Fisherman Delight! This charming 2 bed/2 bath condo is located waterfront of the Arroyo River, boat slip used as first come/first serve basis; sold fully furnished. Tile flooring throughout with spacious carpeted bedrooms and closet space with open concept kitchen/dining/living room; assigned storage outside. No Short-Term Rentals Allowed. Famous Chili Willie's Bar & Grill conveniently located across the street.

23. 2023-08-20
    historical 438-char remark

    Show marketing remark (438 chars)

    Winter Texan and Fisherman Delight! This charming 2 bed/2 bath condo is located waterfront of the Arroyo River, boat slip used as first come/first serve basis; sold fully furnished. Tile flooring throughout with spacious carpeted bedrooms and closet space with open concept kitchen/dining/living room; assigned storage outside. No Short-Term Rentals Allowed. Famous Chili Willie's Bar & Grill conveniently located across the street.

24. 2023-04-27
    listed $195,000 Active 438-char remark

    Show marketing remark (438 chars)

    Winter Texan and Fisherman Delight! This charming 2 bed/2 bath condo is located waterfront of the Arroyo River, boat slip used as first come/first serve basis; sold fully furnished. Tile flooring throughout with spacious carpeted bedrooms and closet space with open concept kitchen/dining/living room; assigned storage outside. No Short-Term Rentals Allowed. Famous Chili Willie's Bar & Grill conveniently located across the street.

25. 2023-03-27
    soldstatus Closed
26. 2022-11-30
    price $184,000
27. 2022-11-09
    listed $189,000 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: $21,600
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − HOA: −$4,800
• − Depreciation: −$5,207
• Taxable loss: −$5,470
• Est. tax savings @ 24.0%: +$1,313
• After-tax cash flow: $-1,268/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 2-bedroom, 2-bath condo is in fair condition with moderate repairs needed. It offers a waterfront view and is move-in ready.

Repairs flagged

• Minor ceiling fan — light fixture is loose
• Minor ceiling — some discoloration
• Minor kitchen cabinets — slight wear

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace ceiling fan — new fan improves air circulation and adds modern look
• Both repair kitchen cabinets — new cabinets improve functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
ceiling fan · light fixture is loose	Minor	$500–3,000
ceiling · some discoloration	Minor	$500–3,000
kitchen cabinets · slight wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace ceiling fan — new fan improves air circulation and adds modern look ↑
• Both repair kitchen cabinets — new cabinets improve functionality and appearance ↑

ⓘ 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: 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 — La Tina Ranch

• Score: 50/100
• State rank: #1488
• US rank: #25484

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,472

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 (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 48% White 15%
• Hispanic origin (detail): Mexican 81%
• Common ancestry: Slovak 1% Portuguese 1% Iranian 1%
• Foreign-born: 17% · Canada
• Languages at home: 37% English-only · Spanish 63%

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: ▲ 6.58%
• Current HPI: 199.084
• 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

-5.3% since first listed

10 events — show timeline

• 2026-02-20 Listed $179,000 SPIBOR
• 2023-11-16 Sold (MLS) — SPIBOR
• 2023-11-02 Contingent — SPIBOR
• 2023-10-11 Price Changed $185,000 SPIBOR
• 2023-08-29 Relisted — SPIBOR
• 2023-08-20 Delisted — SPIBOR
• 2023-04-27 Listed $195,000 SPIBOR
• 2023-03-27 Sold (MLS) — RGVMLS
• 2022-11-30 Price Changed $184,000 RGVMLS
• 2022-11-09 Listed $189,000 RGVMLS