1907 Barreda Cir · César Chávez, TX 78542

$129,900

3 bd · 2.0 ba · 1,276 sqft · Land · 88 Days on market

Built 1967 6,889 sqft lot

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Why this score? — see what drove the C- 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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Located within walking distance to Johnny G. Economedes High School, in a prime location. This lot is partially fenced, comes with a private well as well as access to city water and sewer, sitting on it is a newly remodeled 3 bed 2 bath home. An electrical pole is already on site as well. You don't want to miss this!

Key facts

• Partially fenced
• Private well
• Newly remodeled

Tags

• PARTIALLY FENCED
• PRIVATE WELL
• ACCESS TO CITY WATER AND SEWER
• NEWLY REMODELED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $130k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Eisenhower El (math 16% / reading 26%, grade F, #3,492 of 4,322 statewide, top 81%, 611 students, 92% FRL); Memorial Middle (math 14% / reading 34%, grade F, #1,301 of 1,662 statewide, top 79%, 1,065 students, 91% FRL); Economedes H S (math 19% / reading 24%, grade F, #1,377 of 1,632 statewide, top 85%, 2,762 students, 92% FRL) — zoned schools average 92% FRL vs 62% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.1%/yr); 1003 active listings in the ZIP; 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 $898 of loan paydown is wiped out by about $4k 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 88 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.04% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.88%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.73×
• Total profit: $-9,828
• Equity at exit: $19,369

10-year hold

• IRR: -2.0%
• Equity multiple: 0.88×
• Total profit: $-4,402
• Equity at exit: $11,231

Cash invested: $36,372 (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 78542

• Home prices YoY: -13.4%
• Rents YoY: -1.1%
• Active inventory: 1003
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,356 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$97 /mo · $1,163/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $239

Break-even live

Break-even rent $1,053

Max offer price $129,900

Occupancy floor 77%

Sensitivity live

Price	-10% $312	-5% $276	+0% $239	+5% $202	+10% $165
Rent	-10% $132	-5% $185	+0% $239	+5% $292	+10% $346
Rate	-1.0pp $304	-0.5pp $272	base $239	+0.5pp $205	+1.0pp $171

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-13
   status $129,900 Pending 88 DOM
2. 2026-06-10
   statusdays on market $129,900 Option 88 DOM
3. 2026-06-09
   days on market $129,900 Active 87 DOM
4. 2026-06-08
   days on market $129,900 Active 86 DOM
5. 2026-06-07
   days on market $129,900 Active 85 DOM
6. 2026-06-03
   days on market $129,900 Active 81 DOM
7. 2026-06-03
   status $129,900 Active 80 DOM
8. 2026-04-24
   status Pending
9. 2026-03-31
   historical Option
10. 2026-03-31
    status Pending
11. 2026-03-17
    price $129,900
12. 2026-03-16
    status Active
13. 2026-03-09
    status Pending
14. 2026-02-16
    price $139,900
15. 2026-02-04
    price $149,900
16. 2026-01-27
    listed $159,900 Active
17. 2025-05-06
    listed $55,000 Active
18. 2024-11-27
    listed $89,900 Active
19. 2024-08-22
    listed $55,000 Active
20. 2024-08-01
    soldstatus Sold
21. 2024-07-30
    soldstatus
22. 2024-07-20
    status Active
23. 2024-07-20
    price $38,000
24. 2024-07-07
    status Pending
25. 2024-06-22
    listed $35,000 Active
26. 1984-11-05
    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: $1,163 · $97/mo
• Projected year-2 tax: $2,377 · $198/mo
• Expected delta: +$1,214/yr (+$101/mo · 104.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 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: $16,270
• − Mortgage interest: −$7,276
• − Property taxes: −$1,163
• − Insurance: −$650
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$3,779
• Taxable income: $799
• Est. tax owed @ 24.0%: −$192
• After-tax cash flow: $2,675/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 — César Chávez

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 89,401
• Household income: $55,243
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 1240.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 59% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 25% · Canada
• Languages at home: 15% English-only · Spanish 84%

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: ▼ -34.17%
• Current HPI: 220.921
• Rent YoY: ▼ -1.07%
• 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

+271.1% since first listed

19 events — show timeline

• 2026-04-24 Pending — MCALLENMLS
• 2026-03-31 Contingent — MCALLENMLS
• 2026-03-31 Pending — MCALLENMLS
• 2026-03-17 Price Changed $129,900 MCALLENMLS
• 2026-03-16 Relisted — MCALLENMLS
• 2026-03-09 Pending — MCALLENMLS
• 2026-02-16 Price Changed $139,900 MCALLENMLS
• 2026-02-04 Price Changed $149,900 MCALLENMLS
• 2026-01-27 Listed $159,900 MCALLENMLS
• 2025-05-06 Listed $55,000 MCALLENMLS
• 2024-11-27 Listed $89,900 MCALLENMLS
• 2024-08-22 Listed $55,000 MCALLENMLS
• 2024-08-01 Sold (MLS) — MCALLENMLS
• 2024-07-30 Sold (Public Records) — Public Records
• 2024-07-20 Relisted — MCALLENMLS
• 2024-07-20 Price Changed $38,000 MCALLENMLS
• 2024-07-07 Pending — MCALLENMLS
• 2024-06-22 Listed $35,000 MCALLENMLS
• 1984-11-05 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,163 · +179.1% YoY. Source: county tax records.