6602 De La Rosa Cir · Donna, TX 78537

$140,000

2 bd · 1.0 ba · 1,324 sqft · SingleFamily public records · 181 Days on market

Built 1980 0.50 ac lot Est $197k · 29% under ↓ 12% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• Appreciation +10.0/10.0
• DSCR +3.9/10.0
• 1% rule +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Incredible opportunity awaits for you on this half-acre , 8 bedroom 5 bath property ,. Perfect for investors, flippers, or anyone looking to maximize value. With tons of living space, this home offers tremendous potential to remodel, rent, or convert into a profitable multi-unit setup,. A must see investment property already built to make you some profit!! Bonus: Has a huge gathering room for gatherings outside !!

Key facts

• Living space
• Huge gathering room
• Half-acre

Tags

• HALF-ACRE
• LIVING SPACE
• HUGE GATHERING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-74 ($-891/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (17.6% below list).
• Recommended offer: $115k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.7% in Donna — 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 54/100 on livability (#1,411 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities 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.
• Market conditions: 323 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 775% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,360 (17.6% 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 181 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.82% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $197,276
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6308 W Whitetail Cir	0.19mi	2/1.0	1,391 (+5%)	19mo	$79,000	$57	67
7316 Russell St	0.50mi	3/2.0 (+1)	1,374 (+4%)	16mo	$205,000	$149	48

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: 22.7%
• Equity multiple: 2.83×
• Total profit: $71,545
• Equity at exit: $126,123

10-year hold

• IRR: 20.3%
• Equity multiple: 6.47×
• Total profit: $214,465
• Equity at exit: $271,989

Cash invested: $39,200 (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 78537

• Home prices YoY: 5.8%
• Active inventory: 323
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$127 /mo · $1,520/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-74

Break-even live

Break-even rent $1,248

Max offer price $126,877

Occupancy floor —

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-08
   days on market $140,000 Active 181 DOM
2. 2026-06-07
   days on market $140,000 Active 180 DOM
3. 2026-06-05
   days on market $140,000 Active 177 DOM
4. 2026-06-03
   days on market $140,000 Active 176 DOM
5. 2026-06-02
   days on market $140,000 Active 175 DOM
6. 2026-06-01
   days on market $140,000 Active 174 DOM
7. 2026-05-31
   days on market $140,000 Active 173 DOM
8. 2026-05-31
   days on market $140,000 Active 172 DOM
9. 2026-05-06
   price $140,000 417-char remark

   Show marketing remark (417 chars)

   Incredible opportunity awaits for you on this half-acre , 8 bedroom 5 bath property ,. Perfect for investors, flippers, or anyone looking to maximize value. With tons of living space, this home offers tremendous potential to remodel, rent, or convert into a profitable multi-unit setup,. A must see investment property already built to make you some profit!! Bonus: Has a huge gathering room for gatherings outside !!

10. 2026-04-06
    price $150,000 417-char remark

    Show marketing remark (417 chars)

    Incredible opportunity awaits for you on this half-acre , 8 bedroom 5 bath property ,. Perfect for investors, flippers, or anyone looking to maximize value. With tons of living space, this home offers tremendous potential to remodel, rent, or convert into a profitable multi-unit setup,. A must see investment property already built to make you some profit!! Bonus: Has a huge gathering room for gatherings outside !!

11. 2025-12-09
    price $160,000 417-char remark

    Show marketing remark (417 chars)

    Incredible opportunity awaits for you on this half-acre , 8 bedroom 5 bath property ,. Perfect for investors, flippers, or anyone looking to maximize value. With tons of living space, this home offers tremendous potential to remodel, rent, or convert into a profitable multi-unit setup,. A must see investment property already built to make you some profit!! Bonus: Has a huge gathering room for gatherings outside !!

12. 2025-12-08
    listed $16,000 Active 417-char remark

    Show marketing remark (417 chars)

    Incredible opportunity awaits for you on this half-acre , 8 bedroom 5 bath property ,. Perfect for investors, flippers, or anyone looking to maximize value. With tons of living space, this home offers tremendous potential to remodel, rent, or convert into a profitable multi-unit setup,. A must see investment property already built to make you some profit!! Bonus: Has a huge gathering room for gatherings outside !!

13. 2025-09-08
    price $120,000
14. 2025-06-24
    price $130,000
15. 2025-04-14
    price $140,000
16. 2025-04-04
    price $120,000
17. 2025-03-14
    price $130,000
18. 2025-02-13
    price $150,000
19. 2024-12-01
    status Active
20. 2024-10-14
    listed $160,000 Active
21. 2004-12-06
    soldstatus
22. 2004-03-26
    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: $1,520 · $127/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$1,042/yr (+$87/mo · 68.5%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 98% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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: $13,843
• − Mortgage interest: −$7,842
• − Property taxes: −$1,520
• − Insurance: −$1,498
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$4,073
• Taxable loss: −$3,304
• Est. tax savings @ 24.0%: +$793
• After-tax cash flow: $-98/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

• 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

-12.5% since first listed

14 events — show timeline

• 2026-05-06 Price Changed $140,000 MCALLENMLS
• 2026-04-06 Price Changed $150,000 MCALLENMLS
• 2025-12-09 Price Changed $160,000 MCALLENMLS
• 2025-12-08 Listed $16,000 MCALLENMLS
• 2025-09-08 Price Changed $120,000 MCALLENMLS
• 2025-06-24 Price Changed $130,000 MCALLENMLS
• 2025-04-14 Price Changed $140,000 MCALLENMLS
• 2025-04-04 Price Changed $120,000 MCALLENMLS
• 2025-03-14 Price Changed $130,000 MCALLENMLS
• 2025-02-13 Price Changed $150,000 MCALLENMLS
• 2024-12-01 Relisted — MCALLENMLS
• 2024-10-14 Listed $160,000 MCALLENMLS
• 2004-12-06 Sold (Public Records) — Public Records
• 2004-03-26 Sold (Public Records) — Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,520 · +7.1% YoY. Source: county tax records.