208 N 1st St N · Donna, TX 78537

$185,000

3 bd · 3.0 ba · 1,810 sqft · SingleFamily public records · 193 Days on market

Built 1986 0.50 ac lot $102/sqft · 10% below area Est $206k · 10% under ↓ 21% 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 +12.0/15.0
• Appreciation +10.0/10.0
• Cash flow +4.4/30.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• Schools +1.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Discover the perfect blend of space, comfort, and functionality in this well-maintained 2-story home featuring 3 bedrooms, 3 full baths, and 2 bonus rooms ideal for an office, playroom, gym, or additional living space. Situated on half an acre in Donna, TX, this property offers ample room to grow, entertain, and enjoy the outdoors. A long driveway provides generous parking, while the storage shed adds convenience for tools, equipment, or seasonal items. Inside, the home offers a spacious layout, and all appliances will convey, making this a move-in-ready opportunity for its next owners. Sold As-Is!

Key facts

• 2 story home
• Storage shed
• Long driveway

Tags

• 2 STORY HOME
• HALF AN ACRE
• LONG DRIVEWAY
• STORAGE SHED
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-487 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $99k (46.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (37.1% below list).
• Recommended offer: $99k (46.5% below list) — sets the bar for cash-flow.

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: A M Ochoa El (math 12% / reading 12%, grade F, #4,207 of 4,322 statewide, top 98%, 360 students, 94% 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 93% 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 $20k of equity ($1k loan paydown + $18k 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 2, 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 193 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (5%) 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; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,910 (46.5% 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 193 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.63% ✗
• Cap rate: 3.13%
• Cash-on-cash: -11.29%
• DSCR: 0.50
• GRM: 13.3

CMA / ARV

• ARV (median comp): $205,750
• List price: $185,000
• Delta: -10.09%
• 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
406 Casiano St	0.20mi	3/2.0	1,871 (+3%)	11mo	$235,000	$126	72
308 N 6th St	0.35mi	4/2.0 (+1)	1,742 (-4%)	3mo	$212,500	$122	66
309 Catalina Ave	0.59mi	3/2.0	1,785 (-1%)	3mo	$280,600	$157	63
511 S 5th St	0.73mi	3/2.5	1,956 (+8%)	14mo	$318,975	$163	39
615 Yoli Ln	0.67mi	3/2.5	1,700 (-6%)	21mo	$262,000	$154	39
623 Yoli Ln	0.71mi	3/2.5	1,700 (-6%)	20mo	$268,000	$158	38
418 Beech St	0.39mi	4/2.0 (+1)	1,619 (-11%)	22mo	$189,999	$117	37
305 Frankie Ave	0.65mi	3/2.0	1,918 (+6%)	24mo	$278,000	$145	36
406 Catalina Ave	0.57mi	4/2.5 (+1)	1,670 (-8%)	24mo	$257,500	$154	34
610 Yoli Ln	0.65mi	3/2.0	1,640 (-9%)	22mo	$265,000	$162	32
628 Yoli Ln	0.74mi	4/2.5 (+1)	1,685 (-7%)	21mo	$257,500	$153	29
506 N Main St	0.64mi	4/2.0 (+1)	2,078 (+15%)	23mo	$164,100	$79	17

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: 16.4%
• Equity multiple: 2.35×
• Total profit: $69,813
• Equity at exit: $166,663

10-year hold

• IRR: 15.7%
• Equity multiple: 5.44×
• Total profit: $230,187
• Equity at exit: $359,414

Cash invested: $51,800 (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: 13.3×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$359 /mo · $4,304/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $-487

Break-even live

Break-even rent $1,780

Max offer price $98,910

Occupancy floor —

Sensitivity live

Price	-10% $-383	-5% $-435	+0% $-487	+5% $-540	+10% $-592
Rent	-10% $-579	-5% $-533	+0% $-487	+5% $-441	+10% $-395
Rate	-1.0pp $-394	-0.5pp $-440	base $-487	+0.5pp $-535	+1.0pp $-584

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 N 8th St Unit 2 Donna, TX	2.0	1.0	2190	$850	$0.39	25d	1	0.49mi
108 Collins St Donna, TX	3.0	2.0	1420	$1,550	$1.09	25d	1	0.58mi

Listing history 26 events

1. 2026-06-21
   days on market $185,000 Active 193 DOM
2. 2026-06-18
   days on market $185,000 Active 190 DOM
3. 2026-06-17
   days on market $185,000 Active 189 DOM
4. 2026-06-16
   days on market $185,000 Active 188 DOM
5. 2026-06-15
   days on market $185,000 Active 187 DOM
6. 2026-06-14
   days on market $185,000 Active 185 DOM
7. 2026-06-13
   days on market $185,000 Active 184 DOM
8. 2026-06-10
   days on market $185,000 Active 182 DOM
9. 2026-06-09
   days on market $185,000 Active 181 DOM
10. 2026-06-08
    days on market $185,000 Active 180 DOM
11. 2026-06-07
    days on market $185,000 Active 179 DOM
12. 2026-06-05
    days on market $185,000 Active 176 DOM
13. 2026-06-03
    days on market $185,000 Active 175 DOM
14. 2026-06-02
    days on market $185,000 Active 174 DOM
15. 2026-06-01
    days on market $185,000 Active 173 DOM
16. 2026-05-31
    days on market $185,000 Active 172 DOM
17. 2026-05-31
    days on market $185,000 Active 171 DOM
18. 2026-05-19
    price $185,000 605-char remark

    Show marketing remark (605 chars)

    Discover the perfect blend of space, comfort, and functionality in this well-maintained 2-story home featuring 3 bedrooms, 3 full baths, and 2 bonus rooms ideal for an office, playroom, gym, or additional living space. Situated on half an acre in Donna, TX, this property offers ample room to grow, entertain, and enjoy the outdoors. A long driveway provides generous parking, while the storage shed adds convenience for tools, equipment, or seasonal items. Inside, the home offers a spacious layout, and all appliances will convey, making this a move-in-ready opportunity for its next owners. Sold As-Is!

19. 2026-05-19
    price $185,000 605-char remark

    Show marketing remark (605 chars)

    Discover the perfect blend of space, comfort, and functionality in this well-maintained 2-story home featuring 3 bedrooms, 3 full baths, and 2 bonus rooms ideal for an office, playroom, gym, or additional living space. Situated on half an acre in Donna, TX, this property offers ample room to grow, entertain, and enjoy the outdoors. A long driveway provides generous parking, while the storage shed adds convenience for tools, equipment, or seasonal items. Inside, the home offers a spacious layout, and all appliances will convey, making this a move-in-ready opportunity for its next owners. Sold As-Is!

20. 2026-03-31
    price $189,000 605-char remark

    Show marketing remark (605 chars)

    Discover the perfect blend of space, comfort, and functionality in this well-maintained 2-story home featuring 3 bedrooms, 3 full baths, and 2 bonus rooms ideal for an office, playroom, gym, or additional living space. Situated on half an acre in Donna, TX, this property offers ample room to grow, entertain, and enjoy the outdoors. A long driveway provides generous parking, while the storage shed adds convenience for tools, equipment, or seasonal items. Inside, the home offers a spacious layout, and all appliances will convey, making this a move-in-ready opportunity for its next owners. Sold As-Is!

21. 2026-03-31
    price $189,000 605-char remark

    Show marketing remark (605 chars)

    Discover the perfect blend of space, comfort, and functionality in this well-maintained 2-story home featuring 3 bedrooms, 3 full baths, and 2 bonus rooms ideal for an office, playroom, gym, or additional living space. Situated on half an acre in Donna, TX, this property offers ample room to grow, entertain, and enjoy the outdoors. A long driveway provides generous parking, while the storage shed adds convenience for tools, equipment, or seasonal items. Inside, the home offers a spacious layout, and all appliances will convey, making this a move-in-ready opportunity for its next owners. Sold As-Is!

22. 2025-12-10
    listed $195,000 Active 605-char remark

    Show marketing remark (605 chars)

    Discover the perfect blend of space, comfort, and functionality in this well-maintained 2-story home featuring 3 bedrooms, 3 full baths, and 2 bonus rooms ideal for an office, playroom, gym, or additional living space. Situated on half an acre in Donna, TX, this property offers ample room to grow, entertain, and enjoy the outdoors. A long driveway provides generous parking, while the storage shed adds convenience for tools, equipment, or seasonal items. Inside, the home offers a spacious layout, and all appliances will convey, making this a move-in-ready opportunity for its next owners. Sold As-Is!

23. 2025-12-10
    listed $195,000 Active 605-char remark

    Show marketing remark (605 chars)

    Discover the perfect blend of space, comfort, and functionality in this well-maintained 2-story home featuring 3 bedrooms, 3 full baths, and 2 bonus rooms ideal for an office, playroom, gym, or additional living space. Situated on half an acre in Donna, TX, this property offers ample room to grow, entertain, and enjoy the outdoors. A long driveway provides generous parking, while the storage shed adds convenience for tools, equipment, or seasonal items. Inside, the home offers a spacious layout, and all appliances will convey, making this a move-in-ready opportunity for its next owners. Sold As-Is!

24. 2025-06-18
    price $210,000
25. 2025-02-20
    listed $235,000 Active
26. 2024-03-05
    listed $235,000 Active

ⓘ 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: $4,304 · $359/mo
• Projected year-2 tax: $4,304 · $359/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 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: $13,953
• − Mortgage interest: −$10,363
• − Property taxes: −$4,304
• − Insurance: −$925
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$5,382
• Taxable loss: −$9,253
• Est. tax savings @ 24.0%: +$2,221
• After-tax cash flow: $-3,627/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

• Census place: Donna, TX
• 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

-21.3% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $185,000 MCALLENMLS
• 2026-05-19 Price Changed $185,000 RGVMLS
• 2026-03-31 Price Changed $189,000 RGVMLS
• 2026-03-31 Price Changed $189,000 MCALLENMLS
• 2025-12-10 Listed $195,000 RGVMLS
• 2025-12-10 Listed $195,000 MCALLENMLS
• 2025-06-18 Price Changed $210,000 MCALLENMLS
• 2025-02-20 Listed $235,000 MCALLENMLS
• 2024-03-05 Listed $235,000 MCALLENMLS

Property tax history

+6.0%/yr

Latest (2025): $4,304 · +7.0% YoY. Source: county tax records.