322 Retamosa Ave · Santa Rosa, TX 78593

$115,000

3 bd · 2.0 ba · 1,242 sqft · SingleFamily public records · 115 Days on market

Built 2008 6,600 sqft lot $93/sqft · 13% below area Est $133k · 13% under

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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 +23.3/30.0
• ARV discount +13.5/15.0
• 1% rule +8.2/10.0
• Appreciation +7.9/10.0
• DSCR +7.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Unfinished new construction that's never been lived in. Spacious 3-bedroom, 2-bath home with a functional layout and plenty of potential. Finish it to your own style and make it truly yours. Great opportunity—bring an offer.

Key facts

• 6,600 sq ft lot
• Built 2008
• Listed 115 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $58 ($696/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#774 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Santa Rosa ISD (suburban): math 17% / reading 30% proficiency, ranked #760 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 50 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 $7k of equity ($795 loan paydown + $7k appreciation (5.8% local appreciation)).
• Cameron County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.32% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• GRM: 6.3

CMA / ARV

• ARV (median comp): $132,543
• List price: $115,000
• Delta: -13.24%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 W Santa Lorraine	0.42mi	3/2.0	1,251 (+1%)	22mo	$205,000	$164	61

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

Projected returns pro-forma

5.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 2.12×
• Total profit: $35,952
• Equity at exit: $71,042

10-year hold

• IRR: 16.8%
• Equity multiple: 4.22×
• Total profit: $103,648
• Equity at exit: $127,764

Cash invested: $32,200 (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 78593

• Home prices YoY: 2.9%
• Active inventory: 50
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,514 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$335 /mo · $4,022/yr
• Insurance: −$48
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $58

Break-even live

Break-even rent $1,441

Max offer price $115,000

Occupancy floor 91%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $115,000 Active 115 DOM
2. 2026-06-17
   days on market $115,000 Active 114 DOM
3. 2026-06-16
   days on market $115,000 Active 113 DOM
4. 2026-06-15
   days on market $115,000 Active 112 DOM
5. 2026-06-14
   days on market $115,000 Active 110 DOM
6. 2026-06-10
   days on market $115,000 Active 107 DOM
7. 2026-06-09
   days on market $115,000 Active 106 DOM
8. 2026-06-08
   days on market $115,000 Active 105 DOM
9. 2026-06-07
   days on market $115,000 Active 104 DOM
10. 2026-06-03
    days on market $115,000 Active 100 DOM
11. 2026-06-02
    days on market $115,000 Active 99 DOM
12. 2026-06-01
    days on market $115,000 Active 98 DOM
13. 2026-05-31
    days on market $115,000 Active 97 DOM
14. 2026-05-30
    days on market $115,000 Active 96 DOM
15. 2026-02-23
    listed $115,000 Active 230-char remark

    Show marketing remark (230 chars)

    Unfinished new construction that's never been lived in. Spacious 3-bedroom, 2-bath home with a functional layout and plenty of potential. Finish it to your own style and make it truly yours. Great opportunity—bring an offer.

16. 2004-03-23
    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: $4,022 · $335/mo
• Projected year-2 tax: $4,022 · $335/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 3/10 Moderate FEMA zone AH · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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: $18,170
• − Mortgage interest: −$6,442
• − Property taxes: −$4,022
• − Insurance: −$2,400
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$3,345
• Taxable loss: −$946
• Est. tax savings @ 24.0%: +$227
• After-tax cash flow: $923/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: Santa Rosa ISD
• NCES district ID: 4839360
• Math proficiency: 17% ▼ -28.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $27,649
• Composite: 18.63/100
• National rank: #8896
• State rank: #760 of 826 in TX

Livability — Santa Rosa

• Score: 64/100
• State rank: #774
• US rank: #14097

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Rosa, TX
• Population (ZIP): 5,030

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 39% Native American 4% White 3%
• Hispanic origin (detail): Mexican 95%
• Foreign-born: 12% · Canada
• Languages at home: 45% English-only · Spanish 55%

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: ▲ 5.83%
• Current HPI: 210.4254
• 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

2 events — show timeline

• 2026-02-23 Listed $115,000 RGVMLS
• 2004-03-23 Sold (Public Records) — Public Records

Property tax history

+16.8%/yr

Latest (2025): $4,022 · +20.9% YoY. Source: county tax records.