21204 N Skinner Rd · La Blanca, TX 78542

$110,000

2 bd · 2.0 ba · 1,225 sqft · SingleFamily public records · 37 Days on market

Built 1985 0.51 ac lot $90/sqft · 31% below area Est $160k · 31% under ↓ 4% since listing

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Why this score? — see what drove the C 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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This versatile 3-bedroom, 2-bath home offers a unique opportunity to be used as a single-family residence or divided into a duplex for rental income or multi-generational living. Nestled on a spacious half-acre lot just outside Edinburg city limits, enjoy the peace of country-style living! The layout provides flexible living spaces, and the large lot offers room for expansion or outdoor amenities.

Key facts

• New stove
• Updated wiring
• New meter box

Tags

• UPDATED WIRING
• NEW METER BOX
• 200 AMP BREAKER PANEL
• NEW STOVE
• DEDICATED LAUNDRY ROOM
• ENCLOSED SIDE PATIO

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces; No garage; Garage faces side
• Security: Gated community
• Utilities: Septic tank
• Home design: Single-story property; Not new construction
• Construction: Metal roof; Siding exterior; Pillar/post/pier foundation; Built with storage structure
• Exterior features: Covered patio; Manual gate; Workshop; Storage structure; Privacy wood fencing

Interior

• Kitchen: Stove/Range
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Thermostat
• Interior features: Laminate flooring; Countertops (other); Bonus room; Split bedroom layout; Window coverings (other)
• Laundry & utility: Laundry room / laundry area; Electric water heater; Gas water heater; Water heater (other location)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,104 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Edinburg CISD (urban): math 20% / reading 34% proficiency, ranked #699 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Zavala El (math 18% / reading 18%, grade F, #3,785 of 4,322 statewide, top 88%, 547 students, 92% FRL); B L Garza Middle (math 19% / reading 40%, grade F, #1,077 of 1,662 statewide, top 66%, 1,056 students, 82% FRL); Edinburg North H S (math 29% / reading 38%, grade F, #1,011 of 1,632 statewide, top 63%, 2,672 students, 83% FRL) — zoned schools average 86% FRL vs 62% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.1%/yr); 1003 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($107k) 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $159,843
• List price: $110,000
• Delta: -31.18%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.64×
• Total profit: $-11,025
• Equity at exit: $16,401

10-year hold

• IRR: -5.5%
• Equity multiple: 0.69×
• Total profit: $-9,590
• Equity at exit: $9,511

Cash invested: $30,800 (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 78542

• Home prices YoY: -13.4%
• Rents YoY: -1.1%
• Active inventory: 1003
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$137 /mo · $1,645/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $160

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 81%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $110,000 Active 37 DOM
2. 2026-06-17
   days on market $110,000 Active 36 DOM
3. 2026-06-16
   days on market $110,000 Active 35 DOM
4. 2026-06-15
   days on market $110,000 Active 34 DOM
5. 2026-06-14
   days on market $110,000 Active 32 DOM
6. 2026-06-13
   days on market $110,000 Active 31 DOM
7. 2026-06-10
   days on market $110,000 Active 29 DOM
8. 2026-06-09
   days on market $110,000 Active 28 DOM
9. 2026-06-08
   days on market $110,000 Active 27 DOM
10. 2026-06-07
    days on market $110,000 Active 26 DOM
11. 2026-06-03
    days on market $110,000 Active 22 DOM
12. 2026-06-02
    days on market $110,000 Active 21 DOM
13. 2026-06-01
    days on market $110,000 Active 20 DOM
14. 2026-05-31
    days on market $110,000 Active 19 DOM
15. 2026-05-31
    days on market $110,000 Active 18 DOM
16. 2026-05-12
    listed $110,000 Active 836-char remark
17. 2025-12-10
    soldstatus
18. 2025-12-09
    soldstatus Sold 400-char remark

    Show marketing remark (400 chars)

    This versatile 3-bedroom, 2-bath home offers a unique opportunity to be used as a single-family residence or divided into a duplex for rental income or multi-generational living. Nestled on a spacious half-acre lot just outside Edinburg city limits, enjoy the peace of country-style living! The layout provides flexible living spaces, and the large lot offers room for expansion or outdoor amenities.

19. 2025-07-15
    listed $114,990 Active 400-char remark

    Show marketing remark (400 chars)

    This versatile 3-bedroom, 2-bath home offers a unique opportunity to be used as a single-family residence or divided into a duplex for rental income or multi-generational living. Nestled on a spacious half-acre lot just outside Edinburg city limits, enjoy the peace of country-style living! The layout provides flexible living spaces, and the large lot offers room for expansion or outdoor amenities.

20. 2020-06-15
    soldstatus
21. 2006-01-24
    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: $1,645 · $137/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$368/yr (+$31/mo · 22.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $13,972
• − Mortgage interest: −$6,162
• − Property taxes: −$1,645
• − Insurance: −$550
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$3,200
• Taxable income: $180
• Est. tax owed @ 24.0%: −$43
• After-tax cash flow: $1,878/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: Edinburg CISD
• NCES district ID: 4818180
• Math proficiency: 20% ▼ -34.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $36,985
• Composite: 22.42/100
• National rank: #8114
• State rank: #699 of 826 in TX

Livability — La Blanca

• Score: 60/100
• State rank: #1104
• US rank: #19566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 89,401
• Household income: $55,243
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 1240.0

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 59% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 25% · 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: ▼ -34.17%
• Current HPI: 220.921
• Rent YoY: ▼ -1.07%
• Metro: McAllen-Edinburg-Mission, TX
• 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

-4.3% since first listed

6 events — show timeline

• 2026-05-12 Listed $110,000 MCALLENMLS
• 2025-12-10 Sold (Public Records) — Public Records
• 2025-12-09 Sold (MLS) — MCALLENMLS
• 2025-07-15 Listed $114,990 MCALLENMLS
• 2020-06-15 Sold (Public Records) — Public Records
• 2006-01-24 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,645 · +19.2% YoY. Source: county tax records.