3006 E Retama St · Hidalgo, TX 78557

$267,500

3 bd · 2.0 ba · 1,528 sqft · SingleFamily · 46 Days on market

Built 2026 6,033 sqft lot Est $261k · at est.

---

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).

• Appreciation +10.0/10.0
• Cash flow +6.8/30.0
• ARV discount +6.4/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0

Listing remarks

Charming and well-maintained 3-bedroom, 2-bathroom home offering comfort, space, and versatility. This property features a bright and open living area, a functional kitchen with ample storage, and generously sized bedrooms ideal for families or those needing extra space for a home office. The primary suite includes a private bathroom for added convenience. Enjoy a welcoming outdoor area perfect for relaxing or entertaining. Located in a desirable neighborhood with easy access to schools, shopping, and major routes, this home is a fantastic opportunity for comfortable living.

Key facts

• Private bathroom
• 6,033 sq ft lot
• Garage

Tags

• BRIGHT AND OPEN LIVING AREA
• PRIVATE BATHROOM
• WELCOMING OUTDOOR AREA
• DESIRABLE NEIGHBORHOOD
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Other: Lot approximately 6,033 sq ft
• HOA & community: Association present with annual fee (association name listed as none)

Exterior

• Parking: Attached garage; 1 garage space; 2 total parking spaces; 2 covered spaces; 1 carport space
• Security: Smoke detectors
• Utilities: City sewer
• Home design: Single-family property (per property info); Living area from blueprints
• Construction: Stone and stucco construction; Slab foundation; Shingle roof
• Exterior features: Covered patio; Wood fencing; Sidewalks; Paved road access; Shingle roof

Interior

• Kitchen: Electric water heater; No conveying appliances
• Bedrooms: Master bedroom with walk-in closet
• Flooring: Porcelain tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Has heating and cooling
• Interior features: Entrance foyer; Quartz countertops; No window coverings; Porcelain tile flooring
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $268k.

Deal economics

• At list price, monthly cash flow is $-414 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (32.1% below list).
• Recommended offer: $182k (32.1% below list) — sets the bar for 1% rule.

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: amenities F, commute F, employment 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.
• Zoned schools: Valley View El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 412 students, 96% FRL); Valley View J H (math 23% / reading 35%, grade F, #1,103 of 1,662 statewide, top 67%, 483 students, 95% FRL); Valley View H S (math 12% / reading 47%, grade F, #1,112 of 1,632 statewide, top 70%, 1,170 students, 96% FRL).
• Market conditions: 98 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($259k) is reasonable based on typical stale-listing flexibility.

Recommended offer $181,570 (32.1% 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 46 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.68% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.64%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $261,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2805 Q St	0.15mi	3/2.0	1,544 (+1%)	3mo	$249,900	$162	89
3003 E Q St	0.20mi	3/2.0	1,498 (-2%)	0mo	$269,000	$180	87
2409 E Tamarindo Ave	0.28mi	3/2.0	1,474 (-4%)	1mo	$255,000	$173	80
2412 Sabinal Ave	0.24mi	3/2.0	1,405 (-8%)	1mo	$229,000	$163	74
1607 Las Palmas Ave	0.40mi	3/2.0	1,585 (+4%)	2mo	$224,000	$141	73
2310 E Sabinal Ave	0.34mi	3/2.5	1,414 (-8%)	1mo	$249,500	$176	68
1305 N Sabinas St	0.37mi	3/2.0	1,403 (-8%)	3mo	$185,000	$132	67
2809 E Palo Blanco Ave	0.14mi	3/2.5	1,745 (+14%)	1mo	$299,000	$171	67
2908 E Uva Ave	0.23mi	3/2.0	1,730 (+13%)	3mo	$299,900	$173	64
1515 32nd St	0.32mi	3/2.5	1,740 (+14%)	2mo	$285,000	$164	58
3104 E Uva Ave E	0.32mi	3/3.5	1,726 (+13%)	2mo	$294,900	$171	56
2703 Torreon St	0.65mi	3/2.0	1,371 (-10%)	2mo	$239,000	$174	51

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: 19.6%
• Equity multiple: 2.59×
• Total profit: $119,332
• Equity at exit: $240,985

10-year hold

• IRR: 18.0%
• Equity multiple: 5.97×
• Total profit: $372,216
• Equity at exit: $519,694

Cash invested: $74,900 (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: 12.3×

Monthly cashflow live

• Estimated rent: $1,816 medium
• Mortgage (P&I): −$1,403
• Tax est. 1.5%: −$334 /mo · $4,012/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-414

Break-even live

Break-even rent $2,340

Max offer price $207,560

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: $66,875
• Closing costs: $8,025
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.41mi
2509 Coma St Hidalgo, TX	4.0	2.5	1804	$1,750	$0.97	23d	1	1.00mi
719 Sherryl Ave Pharr, TX	3.0	2.0	1524	$1,500	$0.98	14d	1	1.23mi

Listing history 17 events

1. 2026-06-19
   days on market $267,500 Active 46 DOM
2. 2026-06-18
   days on market $267,500 Active 45 DOM
3. 2026-06-17
   days on market $267,500 Active 44 DOM
4. 2026-06-16
   days on market $267,500 Active 43 DOM
5. 2026-06-15
   days on market $267,500 Active 42 DOM
6. 2026-06-14
   days on market $267,500 Active 40 DOM
7. 2026-06-12
   days on market $267,500 Active 39 DOM
8. 2026-06-09
   days on market $267,500 Active 36 DOM
9. 2026-06-08
   days on market $267,500 Active 35 DOM
10. 2026-06-07
    days on market $267,500 Active 34 DOM
11. 2026-06-05
    days on market $267,500 Active 31 DOM
12. 2026-06-03
    days on market $267,500 Active 30 DOM
13. 2026-06-02
    days on market $267,500 Active 29 DOM
14. 2026-06-01
    days on market $267,500 Active 28 DOM
15. 2026-05-31
    days on market $267,500 Active 27 DOM
16. 2026-05-30
    days on market $267,500 Active 26 DOM
17. 2026-05-04
    listed $267,500 Active

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

Taxation est. · year 1

• Rental income: $21,788
• − Mortgage interest: −$14,984
• − Property taxes: −$4,012
• − Insurance: −$1,338
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − Depreciation: −$7,782
• Taxable loss: −$9,814
• Est. tax savings @ 24.0%: +$2,355
• After-tax cash flow: $-2,615/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

• 2026-05-04 Listed $267,500 MCALLENMLS