425 S Reynolds St · Rio Hondo, TX 78583

$195,000

3 bd · 1.0 ba · 1,290 sqft · SingleFamily public records · 67 Days on market

Built 1979 0.38 ac lot $151/sqft · 6% above area Est $231k · 16% under ↓ 7% 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).

• ARV discount +14.5/15.0
• Appreciation +8.3/10.0
• Cash flow +5.0/30.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• 1% rule +1.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This beautifully updated 4-bedroom, 1-bath home offers approximately 1,615 living sqft and a 1-car garage. The property has undergone recent remodeling, featuring new flooring, a fully renovated bathroom, and a modern kitchen with quartz countertops and a stylish backsplash. Situated on a spacious 0.38-acre lot, the backyard is fully fenced and includes a storage shed for extra space. The chain-link fence and appliances will convey with the home. This one won’t last long, schedule your tour today!

Key facts

• 0.38 acre lot
• Garage
• Built 1979

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-458 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (41.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (35.4% below list).
• Recommended offer: $114k (41.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 71/100 on livability (#305 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Rio Hondo ISD (town): math 15% / reading 28% proficiency, ranked #769 of 826 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rio Hondo El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 624 students, 86% FRL); Rio Hondo Middle (math 14% / reading 29%, grade F, #1,378 of 1,662 statewide, top 83%, 488 students, 91% FRL); Rio Hondo H S (math 22% / reading 42%, grade F, #1,044 of 1,632 statewide, top 66%, 507 students, 83% FRL) — zoned schools average 87% FRL vs 23% district-wide (64 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 98 active listings in the ZIP; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (6.6% local appreciation)).
• Cameron County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $114,141 (41.5% 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 67 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — 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: 0.65% ✗
• Cap rate: 3.48%
• Cash-on-cash: -10.06%
• DSCR: 0.55
• GRM: 12.9

CMA / ARV

• ARV (median comp): $231,149
• List price: $195,000
• Delta: -15.64%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 S Reynolds St	0.27mi	3/2.0	1,206 (-6%)	6mo	$189,000	$157	68
322 Daisy Ln	0.64mi	3/2.5	1,329 (+3%)	12mo	$245,000	$184	49

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

Projected returns pro-forma

6.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.62×
• Total profit: $33,977
• Equity at exit: $129,761

10-year hold

• IRR: 10.3%
• Equity multiple: 3.22×
• Total profit: $121,390
• Equity at exit: $241,773

Cash invested: $54,600 (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 78583

• Home prices YoY: 3.4%
• Active inventory: 98
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$349 /mo · $4,184/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-458

Break-even live

Break-even rent $1,839

Max offer price $114,141

Occupancy floor —

Sensitivity live

Price	-10% $-347	-5% $-403	+0% $-458	+5% $-513	+10% $-568
Rent	-10% $-557	-5% $-507	+0% $-458	+5% $-408	+10% $-358
Rate	-1.0pp $-360	-0.5pp $-408	base $-458	+0.5pp $-508	+1.0pp $-560

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $195,000 Active 67 DOM
2. 2026-06-18
   days on market $195,000 Active 64 DOM
3. 2026-06-17
   days on market $195,000 Active 63 DOM
4. 2026-06-16
   days on market $195,000 Active 62 DOM
5. 2026-06-15
   days on market $195,000 Active 61 DOM
6. 2026-06-14
   days on market $195,000 Active 59 DOM
7. 2026-06-13
   days on market $195,000 Active 58 DOM
8. 2026-06-10
   days on market $195,000 Active 56 DOM
9. 2026-06-09
   days on market $195,000 Active 55 DOM
10. 2026-06-09
    days on market $195,000 Active 54 DOM
11. 2026-06-07
    days on market $195,000 Active 53 DOM
12. 2026-06-05
    days on market $195,000 Active 50 DOM
13. 2026-06-03
    days on market $195,000 Active 49 DOM
14. 2026-06-02
    days on market $195,000 Active 48 DOM
15. 2026-06-01
    days on market $195,000 Active 47 DOM
16. 2026-05-31
    days on market $195,000 Active 46 DOM
17. 2026-05-30
    days on market $195,000 Active 45 DOM
18. 2026-05-15
    price $195,000 508-char remark

    Show marketing remark (508 chars)

    This beautifully updated 4-bedroom, 1-bath home offers approximately 1,615 living sqft and a 1-car garage. The property has undergone recent remodeling, featuring new flooring, a fully renovated bathroom, and a modern kitchen with quartz countertops and a stylish backsplash. Situated on a spacious 0.38-acre lot, the backyard is fully fenced and includes a storage shed for extra space. The chain-link fence and appliances will convey with the home. This one won’t last long, schedule your tour today!

19. 2026-04-15
    listed $209,900 Active 508-char remark

    Show marketing remark (508 chars)

    This beautifully updated 4-bedroom, 1-bath home offers approximately 1,615 living sqft and a 1-car garage. The property has undergone recent remodeling, featuring new flooring, a fully renovated bathroom, and a modern kitchen with quartz countertops and a stylish backsplash. Situated on a spacious 0.38-acre lot, the backyard is fully fenced and includes a storage shed for extra space. The chain-link fence and appliances will convey with the home. This one won’t last long, schedule your tour today!

20. 2002-05-03
    soldstatus
21. 1999-07-01
    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: $4,184 · $349/mo
• Projected year-2 tax: $4,184 · $349/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,110
• − Mortgage interest: −$10,923
• − Property taxes: −$4,184
• − Insurance: −$975
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$5,673
• Taxable loss: −$9,062
• Est. tax savings @ 24.0%: +$2,175
• After-tax cash flow: $-3,318/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: Rio Hondo ISD
• NCES district ID: 4837170
• Math proficiency: 15% ▼ -24.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $36,099
• Composite: 17.78/100
• National rank: #9014
• State rank: #769 of 826 in TX

Livability — Rio Hondo

• Score: 71/100
• State rank: #305
• US rank: #6894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rio Hondo, TX
• Population (ZIP): 5,472

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 (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 48% White 15%
• Hispanic origin (detail): Mexican 81%
• Common ancestry: Slovak 1% Portuguese 1% Iranian 1%
• Foreign-born: 17% · Canada
• Languages at home: 37% English-only · Spanish 63%

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: ▲ 6.58%
• Current HPI: 199.084
• 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

-7.1% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $195,000 MCALLENMLS
• 2026-04-15 Listed $209,900 MCALLENMLS
• 2002-05-03 Sold (Public Records) — Public Records
• 1999-07-01 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $4,184 · +19.6% YoY. Source: county tax records.