1113 W Chavez St · Edinburg, TX 78541

$75,000

3 bd · 2.0 ba · 784 sqft · SingleFamily public records · 153 Days on market

Built 1983 7,099 sqft lot $96/sqft · 50% below area Est $149k · 50% under ↓ 45% since listing

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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 +24.8/30.0
• ARV discount +15.0/15.0
• 1% rule +8.5/10.0
• DSCR +8.1/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Opportunity! Built in 1983, this 3-bedroom, 2-bath home offers 784 sq ft of living space and is being sold AS-IS, making it ideal for investors or flippers looking for their next project. Located in a highly desirable area just minutes from UTRGV, this property benefits from strong rental and resale potential. Situated within Edinburg ISD, the location adds long-term value. With the right vision and updates, this property presents a great opportunity to add value in a high-demand area. Cash or conventional loan buyers welcome.

Key facts

• 7,099 sq ft lot
• Garage
• Built 1983

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.4% in Edinburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#784 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Edinburg CISD (urban): math 20% / reading 34% proficiency, ranked #699 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lee El (math 27% / reading 32%, grade F, #2,525 of 4,322 statewide, top 62%, 449 students, 96% FRL); B L Garza Middle (math 19% / reading 40%, grade F, #1,077 of 1,662 statewide, top 66%, 1,056 students, 82% FRL); Edinburg North H S (math 29% / reading 38%, grade F, #1,011 of 1,632 statewide, top 63%, 2,672 students, 83% FRL) — zoned schools average 87% FRL vs 62% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.0%/yr); 524 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.35% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.13%
• DSCR: 1.41
• GRM: 6.2

CMA / ARV

• ARV (median comp): $148,888
• List price: $75,000
• Delta: -49.63%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1002 W Smith St	0.10mi	2/1.0 (-1)	820 (+5%)	22mo	$149,000	$182	60

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 · 2.01% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-7,073
• Equity at exit: $11,183

10-year hold

• IRR: -1.5%
• Equity multiple: 0.91×
• Total profit: $-1,981
• Equity at exit: $6,485

Cash invested: $21,000 (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 78541

• Home prices YoY: -7.6%
• Rents YoY: 2.0%
• Active inventory: 524
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,010 high
• Mortgage (P&I): −$393
• Tax from tax record: −$213 /mo · $2,558/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $93

Break-even live

Break-even rent $891

Max offer price $75,000

Occupancy floor 86%

Sensitivity live

Price	-10% $136	-5% $115	+0% $93	+5% $72	+10% $51
Rent	-10% $14	-5% $53	+0% $93	+5% $133	+10% $173
Rate	-1.0pp $131	-0.5pp $112	base $93	+0.5pp $74	+1.0pp $54

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1324 N 4th Ave Unit 4 Edinburg, TX	2.0	2.0	944	$1,200	$1.27	45d	1	0.33mi
905 N Sugar Rd Edinburg, TX	2.0	2.0	1050	$895	$0.85	45d	1	0.34mi
1302 W Prosperity Dr Unit A Edinburg, TX	2.0	2.0	952	$780	$0.82	25d	1	0.40mi
507 Lotto Ln Unit 1 Edinburg, TX	2.0	2.0	861	$800	$0.93	16d	1	0.42mi
418 Lotto Ln Edinburg, TX	2.0	2.0	850	$900	$1.06	16d	1	0.42mi
414 Pirul St Unit 1 Edinburg, TX	2.0	2.0	750	$800	$1.07	45d	1	0.44mi
420 W Chavez St Unit 4 Edinburg, TX	3.0	2.0	1100	$1,250	$1.14	45d	1	0.44mi
1709 W Schunior St Edinburg, TX	1.0–2.0	1.0–2.0	764	$825	$1.08	45d	15	0.44mi
1500 Prosperity Dr Unit B Edinburg, TX	2.0	2.0	952	$875	$0.92	45d	1	0.45mi
1504 Prosperity Dr Unit 1 Edinburg, TX	2.0	2.0	884	$800	$0.90	45d	1	0.46mi
1609 W Schunior St Edinburg, TX	1.0–2.0	1.0–2.0	762	$800	$1.05	45d	2	0.46mi
406 N Lotto Ln Unit 4 Edinburg, TX	2.0	2.0	850	$850	$1.00	45d	1	0.47mi
1212 W Sucre Dr Unit 3 Edinburg, TX	2.0	2.0	900	$1,025	$1.14	45d	1	0.52mi
1204 W Sucre Dr Apt 3 Edinburg, TX	2.0	2.0	900	$1,075	$1.19	25d	1	0.53mi
1809 W Schunior St Unit 0109 Edinburg, TX	2.0	2.0	923	$825	$0.89	45d	1	0.53mi
1217 W Sucre Dr Unit 2 Edinburg, TX	3.0	2.0	1000	$1,000	$1.00	45d	1	0.55mi
1200 Sucre Dr Unit 2 Edinburg, TX	3.0	2.0	1115	$1,175	$1.05	21d	1	0.55mi
1312 Sucre Dr Unit 5 Edinburg, TX	2.0	2.0	950	$985	$1.04	45d	1	0.55mi
1613 Molino Dr Unit 3 Edinburg, TX	2.0	2.0	900	$1,025	$1.14	45d	1	0.57mi
1040 English Ave Unit 1 Edinburg, TX	2.0	2.0	962	$1,000	$1.04	45d	1	0.57mi
1040 English Ave Unit 5 Edinburg, TX	2.0	2.0	962	$1,000	$1.04	16d	1	0.57mi
1305 Shavano Dr Unit 4 Edinburg, TX	3.0	2.0	1050	$1,100	$1.05	45d	1	0.57mi
1121 Shavano Dr Unit 1 Edinburg, TX	2.0	2.0	900	$985	$1.09	45d	1	0.57mi
1513 Shavano Dr Unit 1 Edinburg, TX	2.0	2.0	900	$985	$1.09	45d	1	0.57mi
1304 Shavano Dr Unit 1 Edinburg, TX	3.0	2.0	1100	$1,000	$0.91	45d	1	0.57mi
1217 Shavano Dr Edinburg, TX	2.0	2.0	900	$985	$1.09	45d	1	0.58mi
1211 White Oak Dr Unit 3 Edinburg, TX	2.0	2.0	1050	$1,050	$1.00	45d	1	0.58mi
1213 Shavano Dr Unit 4 Edinburg, TX	3.0	2.0	1050	$1,175	$1.12	25d	1	0.59mi
1121 Shavano Dr Unit 7 Edinburg, TX	2.0	2.0	900	$985	$1.09	25d	1	0.59mi
1804 Agua Fina Ave Unit 4 Edinburg, TX	2.0	2.0	950	$825	$0.87	45d	1	0.62mi
1902 Charles Cir Edinburg, TX	2.0	1.0	1097	$980	$0.89	45d	1	0.62mi
912 French Ave Unit 1 Edinburg, TX	2.0	2.0	969	$800	$0.83	45d	1	0.63mi
1022 French Ave Unit 3 Edinburg, TX	2.0	2.0	960	$850	$0.89	45d	1	0.63mi
1022 French Ave Unit 4 Edinburg, TX	2.0	2.0	960	$1,200	$1.25	45d	1	0.63mi
1030 French Ave Unit 2 Edinburg, TX	2.0	2.0	962	$850	$0.88	45d	1	0.63mi
204 Teak Dr Unit 3 Edinburg, TX	2.0	2.0	1050	$1,000	$0.95	45d	1	0.63mi
204 Teak Dr Unit 1 Edinburg, TX	2.0	2.0	1050	$900	$0.86	25d	1	0.63mi
215 Fig Dr #4 Edinburg, TX	2.0	2.0	956	$925	$0.97	16d	1	0.64mi
1605 W McIntyre St Unit 1605-07 Edinburg, TX	2.0	2.0	984	$850	$0.86	45d	1	0.65mi
206 Fig Dr Unit 2 Edinburg, TX	2.0	2.0	1024	$990	$0.97	45d	1	0.65mi

Listing history 30 events

1. 2026-06-21
   pricedays on market $75,000 Active 153 DOM
2. 2026-06-18
   days on market $79,500 Active 150 DOM
3. 2026-06-17
   days on market $79,500 Active 149 DOM
4. 2026-06-16
   days on market $79,500 Active 148 DOM
5. 2026-06-15
   days on market $79,500 Active 147 DOM
6. 2026-06-14
   days on market $79,500 Active 145 DOM
7. 2026-06-13
   days on market $79,500 Active 144 DOM
8. 2026-06-10
   days on market $79,500 Active 142 DOM
9. 2026-06-09
   days on market $79,500 Active 141 DOM
10. 2026-06-08
    days on market $79,500 Active 140 DOM
11. 2026-06-07
    days on market $79,500 Active 139 DOM
12. 2026-06-03
    days on market $79,500 Active 135 DOM
13. 2026-06-02
    days on market $79,500 Active 134 DOM
14. 2026-06-01
    days on market $79,500 Active 133 DOM
15. 2026-05-31
    days on market $79,500 Active 132 DOM
16. 2026-05-31
    days on market $79,500 Active 131 DOM
17. 2026-03-04
    price $85,000 541-char remark

    Show marketing remark (541 chars)

    Investor Opportunity! Built in 1983, this 3-bedroom, 2-bath home offers 784 sq ft of living space and is being sold AS-IS, making it ideal for investors or flippers looking for their next project. Located in a highly desirable area just minutes from UTRGV, this property benefits from strong rental and resale potential. Situated within Edinburg ISD, the location adds long-term value. With the right vision and updates, this property presents a great opportunity to add value in a high-demand area. Cash or conventional loan buyers welcome.

18. 2026-01-19
    listed $90,000 Active 541-char remark

    Show marketing remark (541 chars)

    Investor Opportunity! Built in 1983, this 3-bedroom, 2-bath home offers 784 sq ft of living space and is being sold AS-IS, making it ideal for investors or flippers looking for their next project. Located in a highly desirable area just minutes from UTRGV, this property benefits from strong rental and resale potential. Situated within Edinburg ISD, the location adds long-term value. With the right vision and updates, this property presents a great opportunity to add value in a high-demand area. Cash or conventional loan buyers welcome.

19. 2025-08-07
    listed $90,000 Active
20. 2025-07-08
    price $100,000
21. 2025-06-02
    price $105,000
22. 2025-04-29
    price $108,000
23. 2025-04-07
    price $112,000
24. 2025-03-31
    price $115,000
25. 2025-03-15
    price $125,000
26. 2025-03-10
    price $130,000
27. 2025-02-20
    price $140,000
28. 2025-02-05
    price $145,000
29. 2025-01-11
    price $150,000
30. 2024-12-28
    listed $155,000 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: $2,558 · $213/mo
• Projected year-2 tax: $2,558 · $213/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 9/10 Extreme FEMA zone X (shaded) · 99% 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,114
• − Mortgage interest: −$4,201
• − Property taxes: −$2,558
• − Insurance: −$1,172
• − Repairs & maintenance: −$969
• − Management: −$969
• − Depreciation: −$2,182
• Taxable income: $63
• Est. tax owed @ 24.0%: −$15
• After-tax cash flow: $1,105/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: Edinburg CISD
• NCES district ID: 4818180
• Math proficiency: 20% ▼ -34.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $36,985
• Composite: 22.42/100
• National rank: #8114
• State rank: #699 of 826 in TX

Livability — Edinburg

• Score: 64/100
• State rank: #784
• US rank: #14319

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edinburg, TX
• County: Hidalgo County · 623,128 people
• City population: 178,279
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 51,710
• Household income: $52,863
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1963.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 49% White 8% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 83%
• Foreign-born: 22% · Canada, South Korea, Jamaica
• Languages at home: 24% English-only · Spanish 73% Other Indo-European 1% Korean 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: ▼ -17.63%
• Current HPI: 215.1057
• Rent YoY: ▲ 2.01%
• Metro: McAllen-Edinburg-Mission, TX
• 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

-45.2% since first listed

14 events — show timeline

• 2026-03-04 Price Changed $85,000 MCALLENMLS
• 2026-01-19 Listed $90,000 MCALLENMLS
• 2025-08-07 Listed $90,000 MCALLENMLS
• 2025-07-08 Price Changed $100,000 MCALLENMLS
• 2025-06-02 Price Changed $105,000 MCALLENMLS
• 2025-04-29 Price Changed $108,000 MCALLENMLS
• 2025-04-07 Price Changed $112,000 MCALLENMLS
• 2025-03-31 Price Changed $115,000 MCALLENMLS
• 2025-03-15 Price Changed $125,000 MCALLENMLS
• 2025-03-10 Price Changed $130,000 MCALLENMLS
• 2025-02-20 Price Changed $140,000 MCALLENMLS
• 2025-02-05 Price Changed $145,000 MCALLENMLS
• 2025-01-11 Price Changed $150,000 MCALLENMLS
• 2024-12-28 Listed $155,000 MCALLENMLS

Property tax history

+8.9%/yr

Latest (2025): $2,558 · +99.7% YoY. Source: county tax records.