482 W Riggs Ave · Raymondville, TX 78580

$85,000

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 10 Days on market

Built 1972 7,000 sqft lot Est $126k · 33% under

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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 +23.0/30.0
• ARV discount +15.0/15.0
• Appreciation +9.0/10.0
• DSCR +7.4/10.0
• 1% rule +5.5/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 3-bedroom, 1-bath home located in the heart of Raymondville—perfect as a starter home or investment opportunity! This well-maintained property features all tile flooring throughout, an updated bathroom, and a spacious living room ideal for relaxing or entertaining. The kitchen offers ample space for everyday living, while the generously sized backyard provides plenty of room for outdoor enjoyment, gardening, or future improvements. Conveniently located near local schools, dining, and shopping, this home offers both comfort and accessibility.

Key facts

• 7,000 sq ft lot
• Built 1972
• Listed 10 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $-1 ($-17/yr) — negative.
• To cash-flow at today's rent, offer at most $85k (0.3% below list).
• Meets the 1% rule at list price ($895 rent vs $85k).
• Recommended offer: $85k (0.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 57/100 on livability (#1,266 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Raymondville ISD (town): math 28% / reading 37% proficiency, ranked #610 of 826 in TX (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pittman El (math 37% / reading 42%, grade F, #1,545 of 4,322 statewide, top 38%, 579 students, 86% FRL); Myra Green Middle (math 29% / reading 33%, grade F, #1,015 of 1,662 statewide, top 62%, 425 students, 90% FRL); Raymondville H S (math 17% / reading 42%, grade F, #1,112 of 1,632 statewide, top 70%, 508 students, 82% FRL) — zoned schools average 86% FRL vs 65% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 58 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 36 units permitted in Willacy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($588 loan paydown + $7k appreciation (8.0% local appreciation)).
• Willacy County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,743 (0.3% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.59%
• DSCR: 1.34
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $126,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
918 Rocky Ave	0.43mi	4/2.5 (+1)	1,124 (+7%)	19mo	$135,000	$120	41

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

Projected returns pro-forma

8.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.48×
• Total profit: $35,141
• Equity at exit: $64,715

10-year hold

• IRR: 18.7%
• Equity multiple: 5.29×
• Total profit: $102,208
• Equity at exit: $128,592

Cash invested: $23,800 (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 78580

• Home prices YoY: 5.7%
• Active inventory: 58
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $895 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$75 /mo · $904/yr
• Insurance: −$35
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $-1

Break-even live

Break-even rent $897

Max offer price $84,743

Occupancy floor 95%

Sensitivity live

Price	-10% $47	-5% $23	+0% $-1	+5% $-26	+10% $-50
Rent	-10% $-72	-5% $-37	+0% $-1	+5% $34	+10% $69
Rate	-1.0pp $41	-0.5pp $20	base $-1	+0.5pp $-23	+1.0pp $-46

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Farm to Market 3168 Unit 118 Raymondville, TX	3.0	2.0	960	$895	$0.93	22d	1	1.20mi

Listing history 2 events

1. 2026-04-24
   status Pending
2. 2026-04-01
   listed $85,000 Active

ⓘ 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: $904 · $75/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$652/yr (+$54/mo · 72.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 24 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: $10,740
• − Mortgage interest: −$4,761
• − Property taxes: −$904
• − Insurance: −$2,250
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$2,473
• Taxable loss: −$1,365
• Est. tax savings @ 24.0%: +$328
• After-tax cash flow: $310/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: Raymondville ISD
• NCES district ID: 4836540
• Math proficiency: 28% ▼ -17.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $28,177
• Composite: 26.16/100
• National rank: #7272
• State rank: #610 of 826 in TX

Livability — Raymondville

• Score: 57/100
• State rank: #1266
• US rank: #22040

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Raymondville, TX
• Population (ZIP): 13,568

Population outlook (Willacy County) Hauer SSP2

• Today (2025): 21,429 people
• By 2030: 21,075 · -1.7%
• By 2040: 20,318 · -5.2%
• By 2050: 19,489 · -9.1%
• By 2075: 16,758 · -21.8%
• By 2100: 12,735 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 34% White 11% Black 2%
• Hispanic origin (detail): Mexican 83%
• Common ancestry: European 1%
• Foreign-born: 13% · Canada
• Languages at home: 42% English-only · Spanish 58%

Political lean MEDSL · Willacy

• 2024 margin: Toss-up / Even · D 48.0% · R 51.3%
• 2008→2024 swing: -43.1pp toward R · 2008: 39.8pp · 2024: -3.3pp
• All cycles: 2024: R+3.3 2020: D+12.0 2016: D+36.9 2012: D+43.1 2008: D+39.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.02%
• Current HPI: 149.6264
• 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

2 events — show timeline

• 2026-04-24 Pending — RGVMLS
• 2026-04-01 Listed $85,000 RGVMLS

Property tax history

+6.7%/yr

Latest (2025): $904 · +22.4% YoY. Source: county tax records.