24864 Coral St · San Benito, TX 78586

$105,000

3 bd · 1.0 ba · 680 sqft · SingleFamily public records · 43 Days on market

Built 2013 8,287 sqft lot $154/sqft · 12% below area Est $120k · 12% under ↓ 12% since listing

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Why this score? — see what drove the C- 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 +20.4/30.0
• ARV discount +13.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 1-bath home in a well-established neighborhood. Enjoy a spacious backyard perfect for family gatherings, outdoor activities, or relaxing afternoons. Conveniently located near the expressway and close to schools, shopping, and dining, this home combines comfort and accessibility in a desirable location. A great opportunity to make this inviting property your own!

Key facts

• Close to schools
• Spacious backyard
• Close to dining

Tags

• SPACIOUS BACKYARD
• WELL-ESTABLISHED NEIGHBORHOOD
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO DINING

Property features AI

Finance

• Other: Located in the Bent Tree Section IV subdivision

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential property
• Construction: Wood siding construction
• Exterior features: Metal roof

Interior

• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Interior features: Laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (1.3% below list).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.7% in San Benito — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#621 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• San Benito CISD (suburban): math 14% / reading 27% proficiency, ranked #782 of 826 in TX (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Angela Gerusa Leal El (math 8% / reading 17%, grade F, #4,180 of 4,322 statewide, top 97%, 384 students, 94% FRL); Miller Jordan Middle (math 9% / reading 23%, grade F, #1,543 of 1,662 statewide, top 94%, 640 students, 91% FRL); San Benito H S (math 32% / reading 2%, grade F, #1,460 of 1,632 statewide, top 91%, 2,012 students, 80% FRL).
• Market conditions: 441 active listings in the ZIP; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cameron County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.58%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (median comp): $119,561
• List price: $105,000
• Delta: -12.18%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.7%
• Equity multiple: 0.72×
• Total profit: $-8,317
• Equity at exit: $15,656

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $3,926
• Equity at exit: $9,078

Cash invested: $29,400 (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 78586

• Home prices YoY: -24.9%
• Active inventory: 441
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,037 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$88 /mo · $1,054/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $137

Break-even live

Break-even rent $864

Max offer price $105,000

Occupancy floor 82%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $105,000 Active 43 DOM
2. 2026-06-17
   days on market $105,000 Active 42 DOM
3. 2026-06-16
   days on market $105,000 Active 41 DOM
4. 2026-06-15
   days on market $105,000 Active 40 DOM
5. 2026-06-14
   days on market $105,000 Active 38 DOM
6. 2026-06-10
   days on market $105,000 Active 35 DOM
7. 2026-06-09
   days on market $105,000 Active 34 DOM
8. 2026-06-08
   days on market $105,000 Active 33 DOM
9. 2026-06-07
   days on market $105,000 Active 32 DOM
10. 2026-06-03
    days on market $105,000 Active 28 DOM
11. 2026-06-02
    days on market $105,000 Active 27 DOM
12. 2026-06-01
    days on market $105,000 Active 26 DOM
13. 2026-05-31
    days on market $105,000 Active 25 DOM
14. 2026-05-30
    days on market $105,000 Active 24 DOM
15. 2026-05-06
    listed $105,000 Active 384-char remark
16. 2026-02-06
    price $105,000
17. 2026-02-06
    price $105,000
18. 2025-07-25
    price $115,000
19. 2025-07-25
    price $115,000
20. 2025-06-12
    listed $120,000 Active
21. 2025-04-10
    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: $1,054 · $88/mo
• Projected year-2 tax: $1,922 · $160/mo
• Expected delta: +$868/yr (+$72/mo · 82.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,439
• − Mortgage interest: −$5,882
• − Property taxes: −$1,054
• − Insurance: −$525
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$3,055
• Taxable loss: −$66
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $1,657/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: San Benito CISD
• NCES district ID: 4838790
• Math proficiency: 14% ▼ -31.00%
• Reading proficiency: 27% ▼ -10.00%
• Median HH income: $29,403
• Composite: 16.31/100
• National rank: #9212
• State rank: #782 of 826 in TX

Livability — San Benito

• Score: 66/100
• State rank: #621
• US rank: #11846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 49,103

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 42% White 6%
• Hispanic origin (detail): Mexican 90%
• Foreign-born: 23% · Canada
• Languages at home: 29% English-only · Spanish 70%

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: ▼ -62.37%
• Current HPI: 188.147
• 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

-12.5% since first listed

7 events — show timeline

• 2026-05-06 Listed $105,000 RGVMLS
• 2026-02-06 Price Changed $105,000 RGVMLS
• 2026-02-06 Price Changed $105,000 MCALLENMLS
• 2025-07-25 Price Changed $115,000 RGVMLS
• 2025-07-25 Price Changed $115,000 MCALLENMLS
• 2025-06-12 Listed $120,000 MCALLENMLS
• 2025-04-10 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,054 · +20.5% YoY. Source: county tax records.