33624 Tejon Rd · Laureles, TX 78566

$269,999

4 bd · 2.0 ba · 1,595 sqft · SingleFamily · 50 Days on market

Built 2026 Good condition 8,533 sqft lot

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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 +26.2/30.0
• DSCR +8.9/10.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Condition / age +4.0/5.0
• Schools +3.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0

Listing remarks

New Construction house will be ready in 2 weeks. Open concept with a beautiful kitchen with tile backsplash, quartz countertop. Great floor plan 4 bedrooms, 2 bathrooms. Master room with walk in closet. Porcelain flooring, accent wall and electric chimney on the living room area, modern fixtures, modern recess lighting matching throughout, Machimbre accents, quartz countertops on Kitchen and bathrooms. Indoor laundry room. Two vehicle driveway.

Key facts

• 8,533 sq ft lot
• Built 2026
• Listed 50 days

Property features AI

Finance

• Other: Located in Laureles Country Estates Phase IV

Exterior

• Security: Smoke detector(s)
• Utilities: Public sewer
• Home design: Single-family residence; House; One story
• Construction: Stone and stucco construction; Slab foundation; Built as new construction
• Exterior features: Composition roof; New construction; Home warranty included

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Attic fan; Ceiling fan(s)
• Interior features: Electric water heater; Tile flooring; Smoke detector(s)

🏗️ New construction. The $269,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $192,147.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• To cash-flow at today's rent, offer at most $263k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (14.8% below list).
• Recommended offer: $230k (14.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#1,404 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime 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.
• Zoned schools: Los Fresnos El (math 37% / reading 47%, grade F, #1,335 of 4,322 statewide, top 33%, 561 students, 76% FRL); Los Fresnos H S (math 41% / reading 55%, grade D, #571 of 1,632 statewide, top 36%, 3,272 students, 82% FRL) — zoned schools average 79% FRL vs 43% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 231 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (5.8% local appreciation)).
• Cameron County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $54k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($262k) 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 $230,000 (14.8% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 15% 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.20% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.91%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (median comp): $192,147
• List price: $269,999
• Delta: 40.52%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

5.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 2.56×
• Total profit: $84,173
• Equity at exit: $118,142

10-year hold

• IRR: 22.8%
• Equity multiple: 5.16×
• Total profit: $223,957
• Equity at exit: $211,995

Cash invested: $53,801 (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 78566

• Home prices YoY: 2.7%
• Active inventory: 231
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,008
• Tax est. 1.5%: −$240 /mo · $2,882/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $489

Break-even live

Break-even rent $1,681

Max offer price $192,147

Occupancy floor 74%

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: $48,037
• Closing costs: $5,764
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30816 Muraya St Los Fresnos, TX	4.0	2.5	1770	$2,300	$1.30	43d	1	0.44mi

Listing history 17 events

1. 2026-06-18
   days on market $269,999 Active 50 DOM
2. 2026-06-17
   days on market $269,999 Active 49 DOM
3. 2026-06-16
   days on market $269,999 Active 48 DOM
4. 2026-06-15
   days on market $269,999 Active 47 DOM
5. 2026-06-14
   days on market $269,999 Active 45 DOM
6. 2026-06-13
   days on market $269,999 Active 44 DOM
7. 2026-06-10
   days on market $269,999 Active 42 DOM
8. 2026-06-09
   days on market $269,999 Active 41 DOM
9. 2026-06-08
   days on market $269,999 Active 40 DOM
10. 2026-06-07
    days on market $269,999 Active 39 DOM
11. 2026-06-05
    days on market $269,999 Active 36 DOM
12. 2026-06-03
    days on market $269,999 Active 35 DOM
13. 2026-06-02
    days on market $269,999 Active 34 DOM
14. 2026-06-01
    days on market $269,999 Active 33 DOM
15. 2026-05-31
    days on market $269,999 Active 32 DOM
16. 2026-05-30
    days on market $269,999 Active 31 DOM
17. 2026-04-27
    listed $269,999 Active 448-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 3% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$10,763
• − Property taxes: −$2,882
• − Insurance: −$961
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$5,590
• Taxable income: $2,988
• Est. tax owed @ 24.0%: −$717
• After-tax cash flow: $5,152/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This new construction home is move-in ready with a modern kitchen, bathrooms, and flooring. It has a good condition score and minimal repairs needed. Consider landscaping and smart home features to further increase its value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters.
• Both Add smart home features — Improves convenience and can be a selling point for buyers and renters.
• Both Add a smart thermostat — Improves energy efficiency and can be a selling point for buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters. ↑
• Both Add smart home features — Improves convenience and can be a selling point for buyers and renters. ↑
• Both Add a smart thermostat — Improves energy efficiency and can be a selling point for buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Laureles

• Score: 54/100
• State rank: #1404
• US rank: #24046

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laureles, TX
• Population (ZIP): 24,927

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 45% White 10% Black 1%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 22% · Canada
• Languages at home: 33% English-only · Spanish 67%

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: ▲ 5.78%
• Current HPI: 218.1236
• 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

1 event — show timeline

• 2026-04-27 Listed $269,999 RGVMLS