36989 Encantada Cir · Encantada-Ranchito-El Calaboz, TX 78586

$76,629

3 bd · 1.0 ba · 1,132 sqft · SingleFamily public records · 356 Days on market

Built 1970 7,940 sqft lot $68/sqft · 58% below area

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRIGHT OPEN FLOOR PLAN on this 3-bedroom, 1-bathroom home in San Benito, TX, awaiting your personal touch! This property presents a prime opportunity for investment or as a first-time home. Nestled in a quiet neighborhood near the Texas/Mexico border, it offers easy access to major highways. Just a short drive from Harlingen and Brownsville, where you'll find an array of big city amenities. Being sold AS IS but it has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Open floor plan
• Quiet neighborhood
• 7,940 sq ft lot

Tags

• OPEN FLOOR PLAN
• QUIET NEIGHBORHOOD
• EASY ACCESS TO MAJOR HIGHWAYS
• SHORT DRIVE FROM HARLINGEN
• SHORT DRIVE FROM BROWNSVILLE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• 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 $530 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 356 days — a 12% lower offer ($67k) 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; 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 $67,433 (12.0% below list)

Questions for the listing agent

1. It's been on market 356 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.67% ✓
• Cap rate: 13.99%
• Cash-on-cash: 27.48%
• DSCR: 2.22
• GRM: 5.0

CMA / ARV

• ARV (median comp): $183,748
• List price: $76,629
• Delta: -58.30%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36910 Domanski Dr	0.39mi	3/2.0	1,280 (+13%)	3mo	$195,000	$152	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 21.5%
• Equity multiple: 1.88×
• Total profit: $18,894
• Equity at exit: $11,426

10-year hold

• IRR: 29.6%
• Equity multiple: 3.65×
• Total profit: $56,810
• Equity at exit: $6,625

Cash invested: $21,456 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$402
• Tax from tax record: −$87 /mo · $1,043/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $491

Break-even live

Break-even rent $659

Max offer price $76,629

Occupancy floor 57%

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: $19,157
• Closing costs: $2,299
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $76,629 Active 356 DOM
2. 2026-06-17
   days on market $76,629 Active 355 DOM
3. 2026-06-16
   days on market $76,629 Active 354 DOM
4. 2026-06-15
   days on market $76,629 Active 353 DOM
5. 2026-06-14
   days on market $76,629 Active 351 DOM
6. 2026-06-10
   days on market $76,629 Active 348 DOM
7. 2026-06-09
   days on market $76,629 Active 347 DOM
8. 2026-06-08
   days on market $76,629 Active 346 DOM
9. 2026-06-07
   days on market $76,629 Active 345 DOM
10. 2026-06-03
    days on market $76,629 Active 341 DOM
11. 2026-06-02
    days on market $76,629 Active 340 DOM
12. 2026-06-01
    days on market $76,629 Active 339 DOM
13. 2026-05-31
    days on market $76,629 Active 338 DOM
14. 2026-05-30
    days on market $76,629 Active 337 DOM
15. 2025-11-14
    status Active 666-char remark

    Show marketing remark (666 chars)

    BRIGHT OPEN FLOOR PLAN on this 3-bedroom, 1-bathroom home in San Benito, TX, awaiting your personal touch! This property presents a prime opportunity for investment or as a first-time home. Nestled in a quiet neighborhood near the Texas/Mexico border, it offers easy access to major highways. Just a short drive from Harlingen and Brownsville, where you'll find an array of big city amenities. Being sold AS IS but it has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

16. 2025-09-17
    status Pending 666-char remark

    Show marketing remark (666 chars)

    BRIGHT OPEN FLOOR PLAN on this 3-bedroom, 1-bathroom home in San Benito, TX, awaiting your personal touch! This property presents a prime opportunity for investment or as a first-time home. Nestled in a quiet neighborhood near the Texas/Mexico border, it offers easy access to major highways. Just a short drive from Harlingen and Brownsville, where you'll find an array of big city amenities. Being sold AS IS but it has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

17. 2025-04-30
    listed $76,629 Active 666-char remark

    Show marketing remark (666 chars)

    BRIGHT OPEN FLOOR PLAN on this 3-bedroom, 1-bathroom home in San Benito, TX, awaiting your personal touch! This property presents a prime opportunity for investment or as a first-time home. Nestled in a quiet neighborhood near the Texas/Mexico border, it offers easy access to major highways. Just a short drive from Harlingen and Brownsville, where you'll find an array of big city amenities. Being sold AS IS but it has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

18. 1998-05-18
    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: $1,043 · $87/mo
• Projected year-2 tax: $1,402 · $117/mo
• Expected delta: +$360/yr (+$30/mo · 34.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,373
• − Mortgage interest: −$4,292
• − Property taxes: −$1,043
• − Insurance: −$383
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$2,229
• Taxable income: $4,966
• Est. tax owed @ 24.0%: −$1,192
• After-tax cash flow: $4,705/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 — Encantada-Ranchito-El Calaboz

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Encantada-Ranchito-El Calaboz, TX
• 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

4 events — show timeline

• 2025-11-14 Relisted — HARMLS
• 2025-09-17 Pending — HARMLS
• 2025-04-30 Listed $76,629 HARMLS
• 1998-05-18 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,043 · -2.4% YoY. Source: county tax records.