523 N 12th St · Donna, TX 78537

$160,000

4 bd · 2.0 ba · 1,196 sqft · Land · 236 Days on market

Built 2022 8,001 sqft lot $134/sqft · 17% below area Est $193k · 17% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.1/30.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• DSCR +0.5/10.0
• 1% rule +0.3/10.0

Listing remarks MLS

HELLO Donna TX!!! Where Charm meets Convenience in this delightful 4-Bedroom, 2-Bath home. Step into a world of warmth and comfort as you enter the open-concept living space. Where the beautiful kitchen is equipped with new appliances, quartz countertop and the convenience of new washer and dryer. The spacious back yard is perfect for making lasting memories with friends and family. And for a peace of mind, this home comes with a New A/C and New Water Heater and conveniently located minutes away from the Expressway, shops and schools. Don't Miss out on this Opportunity to make this house your home!!

Key facts

• Quartz countertop
• Beautiful kitchen
• Spacious back yard

Tags

• OPEN-CONCEPT LIVING SPACE
• BEAUTIFUL KITCHEN
• NEW APPLIANCES
• QUARTZ COUNTERTOP
• SPACIOUS BACK YARD
• NEW A/C

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $160k.

Deal economics

• At list price, monthly cash flow is $-296 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (32.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (46.5% below list).
• Recommended offer: $86k (46.5% below list) — sets the bar for 1% rule.
• Cap rate 4.1% 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: crime F, amenities F, commute 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.
• Zoned schools: Le Noir El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 413 students, 87% FRL); W A Todd Middle (math 9% / reading 22%, grade F, #1,556 of 1,662 statewide, top 94%, 693 students, 92% FRL); Donna H S (math 16% / reading 21%, grade F, #1,436 of 1,632 statewide, top 88%, 2,095 students, 92% FRL) — zoned schools average 91% FRL vs 48% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 327 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major 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 $85,569 (46.5% 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 236 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
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: 0.53% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.92%
• DSCR: 0.65
• GRM: 15.6

CMA / ARV

• ARV (median comp): $192,645
• List price: $160,000
• Delta: -16.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.52×
• Total profit: $68,250
• Equity at exit: $144,141

10-year hold

• IRR: 17.3%
• Equity multiple: 5.81×
• Total profit: $215,646
• Equity at exit: $310,845

Cash invested: $44,800 (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: 327
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $856 high
• Mortgage (P&I): −$839
• Tax from tax record: −$66 /mo · $789/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $-296

Break-even live

Break-even rent $1,230

Max offer price $107,797

Occupancy floor —

Sensitivity live

Price	-10% $-205	-5% $-250	+0% $-296	+5% $-341	+10% $-386
Rent	-10% $-363	-5% $-329	+0% $-296	+5% $-262	+10% $-228
Rate	-1.0pp $-215	-0.5pp $-255	base $-296	+0.5pp $-337	+1.0pp $-379

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Scobey Ave Unit 320 Donna, TX	3.0	2.0	960	$749	$0.78	45d	1	0.59mi
310 Scobey Ave Unit 323 Donna, TX	3.0	2.0	1216	$904	$0.74	45d	1	0.59mi
310 Scobey Ave Unit 315 Donna, TX	3.0	2.0	960	$799	$0.83	25d	1	0.59mi
310 Hester Ave Unit 107 Donna, TX	3.0	2.0	960	$799	$0.83	45d	1	0.62mi
310 Hester Ave Unit 230 Donna, TX	3.0	2.0	960	$749	$0.78	45d	1	0.62mi
310 Hester Ave Trlr 227 Donna, TX	3.0	2.0	960	$799	$0.83	25d	1	0.62mi
406 S 10th St Donna, TX	3.0	1.0	720	$850	$1.18	45d	1	0.92mi
108 Collins St Donna, TX	3.0	2.0	1420	$1,550	$1.09	25d	1	1.35mi

Listing history 12 events

1. 2026-06-03
   status $160,000 Pending 236 DOM
2. 2026-06-02
   days on market $160,000 Active 236 DOM
3. 2026-06-01
   days on market $160,000 Active 235 DOM
4. 2026-05-31
   days on market $160,000 Active 234 DOM
5. 2026-05-31
   days on market $160,000 Active 233 DOM
6. 2026-03-28
   price $160,000 609-char remark

   Show marketing remark (609 chars)

   HELLO Donna TX!!! Where Charm meets Convenience in this delightful 4-Bedroom, 2-Bath home. Step into a world of warmth and comfort as you enter the open-concept living space. Where the beautiful kitchen is equipped with new appliances, quartz countertop and the convenience of new washer and dryer. The spacious back yard is perfect for making lasting memories with friends and family. And for a peace of mind, this home comes with a New A/C and New Water Heater and conveniently located minutes away from the Expressway, shops and schools. Don't Miss out on this Opportunity to make this house your home!!

7. 2026-03-06
   price $165,000 609-char remark

   Show marketing remark (609 chars)

   HELLO Donna TX!!! Where Charm meets Convenience in this delightful 4-Bedroom, 2-Bath home. Step into a world of warmth and comfort as you enter the open-concept living space. Where the beautiful kitchen is equipped with new appliances, quartz countertop and the convenience of new washer and dryer. The spacious back yard is perfect for making lasting memories with friends and family. And for a peace of mind, this home comes with a New A/C and New Water Heater and conveniently located minutes away from the Expressway, shops and schools. Don't Miss out on this Opportunity to make this house your home!!

8. 2026-02-12
   price $175,000 609-char remark

   Show marketing remark (609 chars)

   HELLO Donna TX!!! Where Charm meets Convenience in this delightful 4-Bedroom, 2-Bath home. Step into a world of warmth and comfort as you enter the open-concept living space. Where the beautiful kitchen is equipped with new appliances, quartz countertop and the convenience of new washer and dryer. The spacious back yard is perfect for making lasting memories with friends and family. And for a peace of mind, this home comes with a New A/C and New Water Heater and conveniently located minutes away from the Expressway, shops and schools. Don't Miss out on this Opportunity to make this house your home!!

9. 2025-11-26
   price $180,000 609-char remark

   Show marketing remark (609 chars)

   HELLO Donna TX!!! Where Charm meets Convenience in this delightful 4-Bedroom, 2-Bath home. Step into a world of warmth and comfort as you enter the open-concept living space. Where the beautiful kitchen is equipped with new appliances, quartz countertop and the convenience of new washer and dryer. The spacious back yard is perfect for making lasting memories with friends and family. And for a peace of mind, this home comes with a New A/C and New Water Heater and conveniently located minutes away from the Expressway, shops and schools. Don't Miss out on this Opportunity to make this house your home!!

10. 2025-11-09
    price $190,000 609-char remark

    Show marketing remark (609 chars)

    HELLO Donna TX!!! Where Charm meets Convenience in this delightful 4-Bedroom, 2-Bath home. Step into a world of warmth and comfort as you enter the open-concept living space. Where the beautiful kitchen is equipped with new appliances, quartz countertop and the convenience of new washer and dryer. The spacious back yard is perfect for making lasting memories with friends and family. And for a peace of mind, this home comes with a New A/C and New Water Heater and conveniently located minutes away from the Expressway, shops and schools. Don't Miss out on this Opportunity to make this house your home!!

11. 2025-10-08
    listed $195,000 Active 609-char remark

    Show marketing remark (609 chars)

    HELLO Donna TX!!! Where Charm meets Convenience in this delightful 4-Bedroom, 2-Bath home. Step into a world of warmth and comfort as you enter the open-concept living space. Where the beautiful kitchen is equipped with new appliances, quartz countertop and the convenience of new washer and dryer. The spacious back yard is perfect for making lasting memories with friends and family. And for a peace of mind, this home comes with a New A/C and New Water Heater and conveniently located minutes away from the Expressway, shops and schools. Don't Miss out on this Opportunity to make this house your home!!

12. 2025-07-11
    listed $65,000 Active

ⓘ 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: $789 · $66/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$2,139/yr (+$178/mo · 270.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major 74% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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: $10,268
• − Mortgage interest: −$8,962
• − Property taxes: −$789
• − Insurance: −$800
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$4,655
• Taxable loss: −$6,581
• Est. tax savings @ 24.0%: +$1,579
• After-tax cash flow: $-1,967/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

• Census place: Donna, TX
• 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

+146.2% since first listed

7 events — show timeline

• 2026-03-28 Price Changed $160,000 MCALLENMLS
• 2026-03-06 Price Changed $165,000 MCALLENMLS
• 2026-02-12 Price Changed $175,000 MCALLENMLS
• 2025-11-26 Price Changed $180,000 MCALLENMLS
• 2025-11-09 Price Changed $190,000 MCALLENMLS
• 2025-10-08 Listed $195,000 MCALLENMLS
• 2025-07-11 Listed $65,000 MCALLENMLS

Property tax history

+9.1%/yr

Latest (2025): $789 · +17.5% YoY. Source: county tax records.