119 Crenshaw Ave · Edcouch, TX 78538

$49,000

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 39 Days on market

Built 1954

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Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Appreciation +8.9/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Asking Price: $49K or best offer HOUSE + LAND! ?? FOR SALE BY OWNER (FSBO) ??119 E Crenshaw Ave, Edcouch, Texas 3 bed / 1 bath Needs work 900 sqft home 3,000 sqft lot Next to a school in central Edcouch, Texas ?? 956-355-4115 & acirc; & euro; & ldquo; call or text for details

Key facts

• Built 1954
• Listed 39 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($720 rent vs $49k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#413 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Edcouch-Elsa ISD (suburban): math 9% / reading 20% proficiency, ranked #822 of 826 in TX (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 143 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($339 loan paydown + $4k appreciation (7.8% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.8% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.47% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.77%
• DSCR: 1.75
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $125,100
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 A. Gutierrez Sr. St	0.40mi	2/1.0	928 (+3%)	17mo	$129,000	$139	62

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

Projected returns pro-forma

7.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.8%
• Equity multiple: 3.32×
• Total profit: $31,816
• Equity at exit: $36,572

10-year hold

• IRR: 29.3%
• Equity multiple: 7.07×
• Total profit: $83,293
• Equity at exit: $71,978

Cash invested: $13,720 (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 78538

• Home prices YoY: 3.3%
• Active inventory: 143
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $720 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$100 /mo · $1,196/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$151
• Net cashflow: $192

Break-even live

Break-even rent $477

Max offer price $49,000

Occupancy floor 68%

Sensitivity live

Price	-10% $219	-5% $206	+0% $192	+5% $178	+10% $164
Rent	-10% $135	-5% $163	+0% $192	+5% $220	+10% $249
Rate	-1.0pp $216	-0.5pp $204	base $192	+0.5pp $179	+1.0pp $166

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 W Mile 2 unit 2 W Edcouch, TX	1.0	1.0	700	$720	$1.03	44d	1	0.74mi

Listing history 18 events

1. 2026-06-21
   days on market $49,000 Active 39 DOM
2. 2026-06-18
   days on market $49,000 Active 37 DOM
3. 2026-06-17
   days on market $49,000 Active 36 DOM
4. 2026-06-16
   days on market $49,000 Active 35 DOM
5. 2026-06-15
   days on market $49,000 Active 34 DOM
6. 2026-06-13
   days on market $49,000 Active 32 DOM
7. 2026-06-12
   days on market $49,000 Active 31 DOM
8. 2026-06-09
   days on market $49,000 Active 28 DOM
9. 2026-06-08
   days on market $49,000 Active 27 DOM
10. 2026-06-08
    days on market $49,000 Active 26 DOM
11. 2026-06-07
    days on market $49,000 Active 25 DOM
12. 2026-06-03
    days on market $49,000 Active 22 DOM
13. 2026-06-02
    days on market $49,000 Active 21 DOM
14. 2026-06-01
    days on market $49,000 Active 20 DOM
15. 2026-05-31
    days on market $49,000 Active 19 DOM
16. 2026-05-12
    listed $49,000 Active 271-char remark
17. 2026-04-13
    soldstatus
18. 1993-08-17
    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: $1,196 · $100/mo
• Projected year-2 tax: $1,196 · $100/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 6/10 Major 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $8,640
• − Mortgage interest: −$2,745
• − Property taxes: −$1,196
• − Insurance: −$245
• − Repairs & maintenance: −$691
• − Management: −$691
• − Depreciation: −$1,425
• Taxable income: $1,646
• Est. tax owed @ 24.0%: −$395
• After-tax cash flow: $1,906/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: Edcouch-Elsa ISD
• NCES district ID: 4818060
• Math proficiency: 9% ▼ -27.00%
• Reading proficiency: 20% ▼ -13.00%
• Median HH income: $25,724
• Composite: 10.99/100
• National rank: #9744
• State rank: #822 of 826 in TX

Livability — Edcouch

• Score: 69/100
• State rank: #413
• US rank: #8499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edcouch, TX
• Population (ZIP): 10,740

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 (98%)
• Race & ethnicity: Hispanic / Latino 98% Two or more races 58% White 2%
• Hispanic origin (detail): Mexican 96%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 25% · Canada
• Languages at home: 9% English-only · Spanish 90% Other Indo-European 1%

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: ▲ 7.80%
• Current HPI: 244.519
• 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

4 events — show timeline

• 2026-05-20 Sold (Public Records) — Public Records
• 2026-05-12 Listed $49,000 FSBO.com
• 2026-04-13 Sold (Public Records) — Public Records
• 1993-08-17 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,196 · +10.2% YoY. Source: county tax records.