7406 Beddoes Ave · Olmito, TX 78575

$167,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 211 Days on market

Built 1986 7,812 sqft lot $139/sqft · 14% below area Est $193k · 14% under ↓ 14% 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 +19.3/30.0
• ARV discount +13.6/15.0
• DSCR +6.1/10.0
• 1% rule +4.8/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.3/10.0

Listing remarks MLS

The house is located on a corner lot which is approximately 87.5x125. The property is made up of 3 1/2 subdivided lots which allows for the possibility of using each lot independently with the possibility of placing an income producing/rental structure on each. The house is in need of some TLC as renovations were started but not completed. There are plans to replace the roof shingles. The property is located in a rapidly growing part of Olmito as there are several subdivisions nearby and several businesses and restaurants in the immediate area. Property also has quick and convenient access to expressway 77.

Key facts

• Corner lot
• 7,812 sq ft lot
• Built 1986

Tags

• CORNER LOT
• INCOME PRODUCING STRUCTURE
• QUICK ACCESS TO EXPRESSWAY 77

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (2.1% below list).
• Recommended offer: $147k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#712 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D, amenities F, commute F.
• Los Fresnos CISD (suburban): math 34% / reading 44% proficiency, ranked #444 of 826 in TX (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 75 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $28k (14%) 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; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.98% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.73%
• DSCR: 1.21
• GRM: 8.5

CMA / ARV

• ARV (median comp): $193,414
• List price: $167,000
• Delta: -13.66%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6633 Carolina Pne	0.69mi	3/2.0	1,200 (0%)	8mo	$197,000	$164	61

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-15,335
• Equity at exit: $24,900

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,736
• Equity at exit: $14,439

Cash invested: $46,760 (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 78575

• Home prices YoY: -2.2%
• Active inventory: 75
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,635 high
• Mortgage (P&I): −$876
• Tax from tax record: −$163 /mo · $1,950/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $184

Break-even live

Break-even rent $1,402

Max offer price $167,000

Occupancy floor 84%

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7137 Calles Ave Olmito, TX	2.0	1.5	1025	$1,400	$1.37	13d	1	0.47mi
6654 Pino Azul Brownsville, TX	3.0	2.0	1433	$1,900	$1.33	43d	1	0.74mi
6992 Austrian Pne Brownsville, TX	3.0	2.0	1201	$1,900	$1.58	21d	1	0.88mi
6973 Austrian Pne Brownsville, TX	4.0	2.0	1406	$1,800	$1.28	43d	1	0.92mi
2101 El Dorado Ave Rancho Viejo, TX	3.0	2.0	1420	$1,600	$1.13	13d	1	1.01mi
2515 El Dorado Ave Rancho Viejo, TX	3.0	2.0	1420	$1,550	$1.09	13d	1	1.01mi
6919 Blue Spruce St Brownsville, TX	3.0	2.0	1451	$1,750	$1.21	43d	1	1.03mi
1462 Julissa Los Fresnos, TX	3.0	2.0	1064	$1,100	$1.03	43d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $167,000 Active 211 DOM
2. 2026-06-17
   days on market $167,000 Active 210 DOM
3. 2026-06-16
   days on market $167,000 Active 209 DOM
4. 2026-06-15
   days on market $167,000 Active 208 DOM
5. 2026-06-14
   days on market $167,000 Active 206 DOM
6. 2026-06-13
   days on market $167,000 Active 205 DOM
7. 2026-06-10
   days on market $167,000 Active 203 DOM
8. 2026-06-09
   days on market $167,000 Active 202 DOM
9. 2026-06-08
   days on market $167,000 Active 201 DOM
10. 2026-06-07
    days on market $167,000 Active 200 DOM
11. 2026-06-05
    days on market $167,000 Active 197 DOM
12. 2026-06-03
    days on market $167,000 Active 196 DOM
13. 2026-06-02
    days on market $167,000 Active 195 DOM
14. 2026-06-01
    days on market $167,000 Active 194 DOM
15. 2026-05-31
    days on market $167,000 Active 193 DOM
16. 2026-05-30
    days on market $167,000 Active 192 DOM
17. 2026-05-08
    status Active 614-char remark

    Show marketing remark (614 chars)

    The house is located on a corner lot which is approximately 87.5x125. The property is made up of 3 1/2 subdivided lots which allows for the possibility of using each lot independently with the possibility of placing an income producing/rental structure on each. The house is in need of some TLC as renovations were started but not completed. There are plans to replace the roof shingles. The property is located in a rapidly growing part of Olmito as there are several subdivisions nearby and several businesses and restaurants in the immediate area. Property also has quick and convenient access to expressway 77.

18. 2026-05-08
    price $167,000 614-char remark

    Show marketing remark (614 chars)

    The house is located on a corner lot which is approximately 87.5x125. The property is made up of 3 1/2 subdivided lots which allows for the possibility of using each lot independently with the possibility of placing an income producing/rental structure on each. The house is in need of some TLC as renovations were started but not completed. There are plans to replace the roof shingles. The property is located in a rapidly growing part of Olmito as there are several subdivisions nearby and several businesses and restaurants in the immediate area. Property also has quick and convenient access to expressway 77.

19. 2026-04-01
    historical 614-char remark

    Show marketing remark (614 chars)

    The house is located on a corner lot which is approximately 87.5x125. The property is made up of 3 1/2 subdivided lots which allows for the possibility of using each lot independently with the possibility of placing an income producing/rental structure on each. The house is in need of some TLC as renovations were started but not completed. There are plans to replace the roof shingles. The property is located in a rapidly growing part of Olmito as there are several subdivisions nearby and several businesses and restaurants in the immediate area. Property also has quick and convenient access to expressway 77.

20. 2025-12-31
    price $189,999 614-char remark

    Show marketing remark (614 chars)

    The house is located on a corner lot which is approximately 87.5x125. The property is made up of 3 1/2 subdivided lots which allows for the possibility of using each lot independently with the possibility of placing an income producing/rental structure on each. The house is in need of some TLC as renovations were started but not completed. There are plans to replace the roof shingles. The property is located in a rapidly growing part of Olmito as there are several subdivisions nearby and several businesses and restaurants in the immediate area. Property also has quick and convenient access to expressway 77.

21. 2025-10-13
    listed $195,000 Active 614-char remark

    Show marketing remark (614 chars)

    The house is located on a corner lot which is approximately 87.5x125. The property is made up of 3 1/2 subdivided lots which allows for the possibility of using each lot independently with the possibility of placing an income producing/rental structure on each. The house is in need of some TLC as renovations were started but not completed. There are plans to replace the roof shingles. The property is located in a rapidly growing part of Olmito as there are several subdivisions nearby and several businesses and restaurants in the immediate area. Property also has quick and convenient access to expressway 77.

22. 2008-02-21
    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: $1,950 · $163/mo
• Projected year-2 tax: $3,056 · $255/mo
• Expected delta: +$1,106/yr (+$92/mo · 56.7%)

ⓘ 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) · 73% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 25 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: $19,626
• − Mortgage interest: −$9,355
• − Property taxes: −$1,950
• − Insurance: −$835
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$4,858
• Taxable loss: −$512
• Est. tax savings @ 24.0%: +$123
• After-tax cash flow: $2,333/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: Los Fresnos CISD
• NCES district ID: 4828290
• Math proficiency: 34% ▼ -30.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $42,586
• Composite: 32.92/100
• National rank: #5601
• State rank: #444 of 826 in TX

Livability — Olmito

• Score: 65/100
• State rank: #712
• US rank: #13340

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Olmito, TX
• Population (ZIP): 4,728

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 (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 36% White 19% Asian 3%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 28% · Canada, China, Dominican Republic
• Languages at home: 27% English-only · Spanish 70% Chinese 1% Other Indo-European 1%

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: ▼ -5.34%
• Current HPI: 240.4582
• 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

-14.4% since first listed

6 events — show timeline

• 2026-05-08 Relisted — RGVMLS
• 2026-05-08 Price Changed $167,000 RGVMLS
• 2026-04-01 Delisted — RGVMLS
• 2025-12-31 Price Changed $189,999 RGVMLS
• 2025-10-13 Listed $195,000 RGVMLS
• 2008-02-21 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,950 · -1.9% YoY. Source: county tax records.