00 33rd St · Hidalgo, TX 78557

$229,000

3 bd · 2.5 ba · 1,241 sqft · SingleFamily · 127 Days on market

Built 2025 2,025 sqft lot Est $215k · 7% over $17/mo HOA · 1% of rent

---

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).

• Cash flow +11.9/30.0
• Appreciation +10.0/10.0
• ARV discount +4.5/15.0
• 1% rule +3.5/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Discover your new home in the brand-new, gated community of Sonoma Terrace. These modern, energy-efficient garden homes offer the perfect blend of style and convenience. Each two-story home features a functional layout with all the living space downstairs, including a half bath, an open-concept living area, and a kitchen. Upstairs, you'll find three spacious bedrooms and two full bathrooms. Choose from four different floor plans to find the perfect fit for your lifestyle. Select a home with either a one-car or two-car garage to suit your needs. Enjoy the peace of mind of a secure, gated community with easy access to all local schools. This is your chance to own a brand-new home in a highly

Key facts

• Gated community
• Local schools
• Functional layout

Tags

• GATED COMMUNITY
• ENERGY EFFICIENT
• OPEN CONCEPT LIVING AREA
• FUNCTIONAL LAYOUT
• LOCAL SCHOOLS
• FOUR DIFFERENT FLOOR PLANS

Property features AI

Finance

• Other: Lot features: approx. 0.0465 acres (2,025.98 sq ft)
• HOA & community: Community association: Sonoma Terrace Owners Assn; Association fee $200 annually; POA mandatory with $250 transfer fee; Community features include curbs and sidewalks

Exterior

• Parking: Attached garage (garage faces front); Approximately 1.5 covered parking spaces (1.5 garage spaces total)
• Security: Smoke detectors; Gated community
• Utilities: Public water; City sewer; Electric power
• Home design: Single-family property; New construction: No
• Construction: Stucco construction; Shingle roof; Slab foundation; Built area approximately 1,241
• Exterior features: Wood fencing; Patio with slab; Controlled access; Sidewalks; Paved road

Interior

• Kitchen: Microwave; No conveying appliances
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Thermostat (energy feature)
• Interior features: Entrance foyer; Quartz countertops; Ceiling fans; Microwave; Double-pane windows; No window coverings; 1-year equipment warranty
• Laundry & utility: Laundry room with washer/dryer connections; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-59 ($-709/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (14.8% below list).
• Recommended offer: $195k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.2% in Hidalgo — 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 68/100 on livability (#488 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D-, amenities F, commute F.
• Valley View ISD (suburban): math 24% / reading 38% proficiency, ranked #631 of 826 in TX (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 98 active listings in the ZIP; 1 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 $24k of equity ($2k loan paydown + $23k 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 $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,000 (14.8% 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 127 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 0.85% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $214,693
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3009 Laurel St	0.22mi	3/2.0	1,250 (+1%)	6mo	$234,000	$187	82
1305 N Sabinas St	0.07mi	3/2.0	1,403 (+13%)	3mo	$185,000	$132	71
2900 E Palo Blanco St	0.24mi	3/2.5	1,348 (+9%)	6mo	$232,900	$173	69
2911 E Palo Blanco Ave	0.19mi	3/2.5	1,415 (+14%)	14mo	$227,900	$161	56
2908 Monterrey St	0.74mi	3/2.0	1,263 (+2%)	11mo	$155,000	$123	51
2703 Torreon St	0.62mi	3/2.0	1,371 (+10%)	2mo	$239,000	$174	50
3000 Jarilla Ave	0.34mi	3/2.0	1,392 (+12%)	14mo	$173,000	$124	50
2601 E Retama St	0.46mi	3/2.0	1,378 (+11%)	11mo	$254,900	$185	49
2905 E Zarzamora Ave	0.43mi	3/2.5	1,401 (+13%)	13mo	$250,000	$178	48
2412 Sabinal Ave	0.63mi	3/2.0	1,405 (+13%)	1mo	$229,000	$163	46
2410 E Tamarindo Ave	0.65mi	3/2.0	1,386 (+12%)	6mo	$240,000	$173	43
2310 E Sabinal Ave	0.73mi	3/2.5	1,414 (+14%)	1mo	$249,500	$176	42

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: 23.5%
• Equity multiple: 2.89×
• Total profit: $120,997
• Equity at exit: $206,301

10-year hold

• IRR: 20.9%
• Equity multiple: 6.60×
• Total profit: $359,355
• Equity at exit: $444,897

Cash invested: $64,120 (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 78557

• Home prices YoY: 17.9%
• Active inventory: 98
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$17
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-59

Break-even live

Break-even rent $2,025

Max offer price $220,453

Occupancy floor 98%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2304 E Tamarindo Ave Hidalgo, TX	3.0	2.0	1442	$1,950	$1.35	23d	1	0.78mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: security

Listing history 17 events

1. 2026-06-19
   days on market $229,000 Active 127 DOM
2. 2026-06-18
   days on market $229,000 Active 126 DOM
3. 2026-06-17
   days on market $229,000 Active 125 DOM
4. 2026-06-16
   days on market $229,000 Active 124 DOM
5. 2026-06-15
   days on market $229,000 Active 123 DOM
6. 2026-06-14
   days on market $229,000 Active 121 DOM
7. 2026-06-12
   days on market $229,000 Active 120 DOM
8. 2026-06-09
   days on market $229,000 Active 117 DOM
9. 2026-06-08
   days on market $229,000 Active 116 DOM
10. 2026-06-07
    days on market $229,000 Active 115 DOM
11. 2026-06-05
    days on market $229,000 Active 112 DOM
12. 2026-06-03
    days on market $229,000 Active 111 DOM
13. 2026-06-02
    days on market $229,000 Active 110 DOM
14. 2026-06-01
    days on market $229,000 Active 109 DOM
15. 2026-05-31
    days on market $229,000 Active 108 DOM
16. 2026-05-30
    days on market $229,000 Active 107 DOM
17. 2026-02-12
    listed $229,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 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: $23,400
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − HOA: −$204
• − Depreciation: −$6,662
• Taxable loss: −$4,617
• Est. tax savings @ 24.0%: +$1,108
• After-tax cash flow: $399/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: Valley View ISD
• NCES district ID: 4843800
• Math proficiency: 24% ▼ -42.00%
• Reading proficiency: 38% ▼ -16.00%
• Median HH income: $33,158
• Composite: 25.37/100
• National rank: #7473
• State rank: #631 of 826 in TX

Livability — Hidalgo

• Score: 68/100
• State rank: #488
• US rank: #9681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hidalgo, TX
• City population: 14,250
• Population (ZIP): 14,250

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 (99%)
• Race & ethnicity: Hispanic / Latino 99% Two or more races 47%
• Hispanic origin (detail): Mexican 93%
• Foreign-born: 39% · Canada
• Languages at home: 6% English-only · Spanish 94%

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: ▲ 34.26%
• Current HPI: 225.701
• 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

1 event — show timeline

• 2026-02-12 Listed $229,000 MCALLENMLS