2506 Retama Ave · Hidalgo, TX 78557

$265,000

3 bd · 2.0 ba · 1,864 sqft · SingleFamily public records · 93 Days on market

Built 2014 7,072 sqft lot Est $319k · 17% under ↓ 10% 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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.3/30.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +0.0/10.0

Listing remarks

This 4-bedroom, 3-bath home in Hidalgo features garage that has been converted in to a media room, perfect for movie nights or entertaining. Enjoy high decorative ceilings, a large living area with wall built-ins, and a brick exterior that adds timeless charm. The kitchen offers granite countertops and decorative cabinetry for both function and style. Conveniently located just minutes from the Hidalgo International Bridge and Payne Arena, this home offers comfort, space, and a prime location near schools, shops, and restaurants.

Key facts

• Decorative ceilings
• Decorative cabinetry
• Brick exterior

Tags

• MEDIA ROOM
• DECORATIVE CEILINGS
• LIVING AREA
• BRICK EXTERIOR
• GRANITE COUNTERTOPS
• DECORATIVE CABINETRY

Property features AI

Finance

• Other: Living area source: HidalgoCAD; Refrigerator not working properly (non-conveyance)
• HOA & community: No association; Curbs; Sidewalks

Exterior

• Parking: 2 covered parking spaces; 2-car carport; No garage
• Security: Smoke detector(s)
• Utilities: City sewer; Electric water heater
• Home design: Brick construction; Shingle roof; Slab foundation
• Construction: Brick exterior; Slab foundation; Shingle roof
• Exterior features: Mature trees; Covered patio; Sidewalks; Paved road access

Interior

• Kitchen: Stove/Range; Microwave
• Bedrooms: Master bedroom with walk-in closet(s)
• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Smoke detector(s)
• Interior features: Entrance foyer; Granite countertops; Bonus room; Ceiling fans; Decorative/high ceilings; Microwave; Walk-in closets; No window coverings
• Laundry & utility: Laundry room with washer/dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-585 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (39.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (29.5% below list).
• Recommended offer: $162k (39.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 68/100 on livability (#488 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.
• Market conditions: 98 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k 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 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,631 (39.0% 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 93 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.71% ✗
• Cap rate: 3.64%
• Cash-on-cash: -9.46%
• DSCR: 0.58
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $318,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2801 E Q Ave	0.24mi	4/2.0 (+1)	1,859 (-0%)	6mo	$315,000	$169	78
3003 E Palo Blanco St	0.37mi	3/2.5	1,876 (+1%)	6mo	$315,200	$168	75
2809 E Palo Blanco Ave	0.29mi	3/2.5	1,745 (-6%)	1mo	$299,000	$171	73
2809 E Zarzamora Ave	0.38mi	4/3.5 (+1)	1,864 (0%)	2mo	$298,000	$160	70
2908 E Uva Ave	0.38mi	3/2.0	1,730 (-7%)	3mo	$299,900	$173	68
2112 N 25th 1/2 St	0.23mi	4/2.0 (+1)	1,699 (-9%)	6mo	$265,700	$156	65
1515 32nd St	0.49mi	3/2.5	1,740 (-7%)	2mo	$285,000	$164	62
1607 Las Palmas Ave	0.24mi	3/2.0	1,585 (-15%)	2mo	$224,000	$141	62
3104 E Uva Ave E	0.47mi	3/3.5	1,726 (-7%)	2mo	$294,900	$171	58
3009 E Tamarindo Ave	0.42mi	3/3.0	1,654 (-11%)	4mo	$295,000	$178	54
2905 Uva St	0.37mi	3/3.5	1,673 (-10%)	7mo	$289,000	$173	54
3005 Uva Ave	0.43mi	3/2.5	1,627 (-13%)	8mo	$295,000	$181	50

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

Projected returns pro-forma

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

5-year hold

• IRR: 17.7%
• Equity multiple: 2.45×
• Total profit: $107,227
• Equity at exit: $238,733

10-year hold

• IRR: 16.6%
• Equity multiple: 5.66×
• Total profit: $345,412
• Equity at exit: $514,837

Cash invested: $74,200 (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 78557

• Home prices YoY: 17.9%
• Active inventory: 98
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,869 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$562 /mo · $6,741/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-585

Break-even live

Break-even rent $2,610

Max offer price $161,631

Occupancy floor —

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2304 E Tamarindo Ave Hidalgo, TX	3.0	2.0	1442	$1,950	$1.35	23d	1	0.25mi
2509 Coma St Hidalgo, TX	4.0	2.5	1804	$1,750	$0.97	23d	1	0.98mi
400 S 22nd St Hidalgo, TX	3.0	2.5	2515	$2,000	$0.80	43d	1	1.15mi
719 Sherryl Ave Pharr, TX	3.0	2.0	1524	$1,500	$0.98	14d	1	1.40mi

Listing history 5 events

1. 2026-05-15
   status Pending
2. 2026-04-25
   price $265,000
3. 2026-03-03
   price $285,000
4. 2026-02-11
   listed $295,000 Active
5. 2009-07-06
   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: $6,741 · $562/mo
• Projected year-2 tax: $6,741 · $562/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $22,431
• − Mortgage interest: −$14,844
• − Property taxes: −$6,741
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − Depreciation: −$7,709
• Taxable loss: −$11,777
• Est. tax savings @ 24.0%: +$2,827
• After-tax cash flow: $-4,195/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)

No district data.

Livability — Hidalgo

• Score: 68/100
• State rank: #488
• US rank: #9681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hidalgo, TX
• City population: 14,250
• Population (ZIP): 14,250

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 (99%)
• Race & ethnicity: Hispanic / Latino 99% Two or more races 47%
• Hispanic origin (detail): Mexican 93%
• Foreign-born: 39% · Canada
• Languages at home: 6% English-only · Spanish 94%

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: ▲ 34.26%
• Current HPI: 225.701
• 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

-10.2% since first listed

5 events — show timeline

• 2026-05-15 Pending — MCALLENMLS
• 2026-04-25 Price Changed $265,000 MCALLENMLS
• 2026-03-03 Price Changed $285,000 MCALLENMLS
• 2026-02-11 Listed $295,000 MCALLENMLS
• 2009-07-06 Sold (Public Records) — Public Records

Property tax history

+24.4%/yr

Latest (2025): $6,741 · +16.3% YoY. Source: county tax records.