396 Hibiscus St · San Benito, TX 78556

$229,000

3 bd · 2.0 ba · 1,926 sqft · SingleFamily public records · 151 Days on market

Built 1934 7,500 sqft lot $119/sqft · 5% above area Est $221k · at est. ↓ 3% since listing

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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).

• Cash flow +11.5/30.0
• ARV discount +5.9/15.0
• Appreciation +5.0/10.0
• DSCR +3.4/10.0
• Livability +3.3/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

This One of a Kind Charming Hacienda Home was built in 1934. Downstairs has 1 bedroom and bath . Upstairs Was a 3 bedroom 1 bath converted into a master suite and study. Formal dining room , spacious kitchen huge pantry . Living room with built ins and a fireplace. Possible to close one wall and make a 3rd bedroom. Back yard has many possibilities .

Key facts

• 7,500 sq ft lot
• Built 1934
• Listed 151 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-74 ($-893/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (20.9% below list).
• Recommended offer: $181k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.7% in San Benito — 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 66/100 on livability (#621 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools D-, amenities F.
• 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: 3 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• 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 $64k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,190 (20.9% 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 151 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.79% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 10.5

CMA / ARV

• ARV (median comp): $221,270
• List price: $229,000
• Delta: 3.49%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
275 Violeta St	0.05mi	3/2.0	1,828 (-5%)	10mo	$160,000	$88	81
241 Corona Cres	0.02mi	2/1.0 (-1)	2,007 (+4%)	9mo	$47,000	$23	76
660 Granjeno St	0.66mi	3/2.0	1,639 (-15%)	0mo	$180,000	$110	44

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: 6.2%
• Equity multiple: 1.36×
• Total profit: $22,828
• Equity at exit: $102,968

10-year hold

• IRR: 9.1%
• Equity multiple: 2.37×
• Total profit: $87,914
• Equity at exit: $158,686

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 78556

• Active inventory: 3
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,812 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$209 /mo · $2,514/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-74

Break-even live

Break-even rent $1,906

Max offer price $215,856

Occupancy floor 99%

Sensitivity live

Price	-10% $55	-5% $-10	+0% $-74	+5% $-139	+10% $-204
Rent	-10% $-218	-5% $-146	+0% $-74	+5% $-3	+10% $69
Rate	-1.0pp $41	-0.5pp $-16	base $-74	+0.5pp $-134	+1.0pp $-194

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1485 E Stenger St San Benito, TX	3.0	1.0	1296	$1,150	$0.89	14d	1	0.23mi
232 Palmero St San Benito, TX	4.0	3.5	2320	$2,400	$1.03	22d	1	0.23mi
100 Woodford St Unit D San Benito, TX	3.0	2.5	1500	$1,550	$1.03	44d	1	1.31mi

Listing history 12 events

1. 2026-06-08
   days on market $229,000 Active 151 DOM
2. 2026-06-07
   days on market $229,000 Active 150 DOM
3. 2026-06-03
   days on market $229,000 Active 146 DOM
4. 2026-06-02
   days on market $229,000 Active 145 DOM
5. 2026-06-01
   days on market $229,000 Active 144 DOM
6. 2026-05-31
   days on market $229,000 Active 143 DOM
7. 2026-05-30
   days on market $229,000 Active 142 DOM
8. 2026-02-25
   price $229,000 353-char remark

   Show marketing remark (353 chars)

   This One of a Kind Charming Hacienda Home was built in 1934. Downstairs has 1 bedroom and bath . Upstairs Was a 3 bedroom 1 bath converted into a master suite and study. Formal dining room , spacious kitchen huge pantry . Living room with built ins and a fireplace. Possible to close one wall and make a 3rd bedroom. Back yard has many possibilities .

9. 2026-01-08
   listed $235,000 Active 353-char remark

   Show marketing remark (353 chars)

   This One of a Kind Charming Hacienda Home was built in 1934. Downstairs has 1 bedroom and bath . Upstairs Was a 3 bedroom 1 bath converted into a master suite and study. Formal dining room , spacious kitchen huge pantry . Living room with built ins and a fireplace. Possible to close one wall and make a 3rd bedroom. Back yard has many possibilities .

10. 2006-06-22
    soldstatus
11. 1997-08-27
    soldstatus
12. 1989-08-01
    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: $2,514 · $209/mo
• Projected year-2 tax: $4,191 · $349/mo
• Expected delta: +$1,677/yr (+$140/mo · 66.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,743
• − Mortgage interest: −$12,828
• − Property taxes: −$2,514
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$6,662
• Taxable loss: −$4,884
• Est. tax savings @ 24.0%: +$1,172
• After-tax cash flow: $279/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 — San Benito

• Score: 66/100
• State rank: #621
• US rank: #11846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Benito, TX

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-2.6% since first listed

5 events — show timeline

• 2026-02-25 Price Changed $229,000 RGVMLS
• 2026-01-08 Listed $235,000 RGVMLS
• 2006-06-22 Sold (Public Records) — Public Records
• 1997-08-27 Sold (Public Records) — Public Records
• 1989-08-01 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,514 · +10.6% YoY. Source: county tax records.