217 W Dicker Rd · Pharr, TX 78577

$95,000

2 bd · 2.0 ba · 960 sqft · SingleFamily public records · 329 Days on market

Built 1980 6,564 sqft lot Est $120k · 21% under ↓ 14% since listing

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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 +20.6/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +6.6/10.0
• Livability +3.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits! Great location! Lot can be used as commercial. Property includes an existing structure that is not currently habitable and will be sold in its present condition. Great potential for redevelopment, tear-down, or complete renovation. Utilities are not connected. Seller open to reasonable repair negotiations during due diligence. Cash or construction loan only.

Key facts

• Great location
• Commercial lot
• Existing structure

Tags

• GREAT LOCATION
• COMMERCIAL LOT
• EXISTING STRUCTURE
• REDEVELOPMENT POTENTIAL
• COMPLETE RENOVATION

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: No garage or carport; no covered or designated parking spaces
• Utilities: Public water; City sewer
• Home design: Single-family property (wood siding construction); Shingle roof
• Construction: Wood siding construction; Other foundation type
• Exterior features: Barbed wire fencing; Mature trees on the lot; Paved road access

Interior

• Kitchen: No conveying appliances
• Flooring: No flooring specified
• Bathrooms: 2 full bathrooms
• Interior features: No window coverings; Countertops: other / unspecified
• Laundry & utility: Water heater: none indicated

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.4% in Pharr — 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 72/100 on livability (#245 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Valley View ISD (suburban): math 24% / reading 38% proficiency, ranked #631 of 826 in TX (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Valley View North El (math 15% / reading 15%, grade F, #4,005 of 4,322 statewide, top 93%, 342 students, 98% FRL); Valley View J H (math 23% / reading 35%, grade F, #1,103 of 1,662 statewide, top 67%, 483 students, 95% FRL); Valley View H S (math 12% / reading 47%, grade F, #1,112 of 1,632 statewide, top 70%, 1,170 students, 96% FRL).
• Market conditions: Rents soft (-0.2%/yr); 451 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $657 of loan paydown is wiped out by about $3k 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 329 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 329 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. 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. 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. 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.
7. 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.
8. 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: 7.91%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $120,000
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 Flores St	0.40mi	3/2.0 (+1)	968 (+1%)	11mo	$118,000	$122	66
7017 S Habitat Cir E	0.22mi	2/1.0	816 (-15%)	7mo	$119,500	$146	55
721 Villa Ave	0.65mi	3/2.0 (+1)	1,020 (+6%)	5mo	$84,999	$83	50
809 W Villa St	0.67mi	3/2.0 (+1)	1,043 (+9%)	6mo	$149,999	$144	44
905 Milano Ct	0.63mi	2/1.0	842 (-12%)	7mo	$104,999	$125	40
910 Salinas Ct	0.67mi	2/1.0	847 (-12%)	18mo	$135,000	$159	30
6904 S Saint Marie Dr	0.71mi	2/1.0	840 (-12%)	18mo	$95,000	$113	27

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.61×
• Total profit: $-10,501
• Equity at exit: $14,165

10-year hold

• IRR: -7.9%
• Equity multiple: 0.58×
• Total profit: $-11,190
• Equity at exit: $8,214

Cash invested: $26,600 (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 78577

• Home prices YoY: -8.1%
• Rents YoY: -0.2%
• Active inventory: 451
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$233 /mo · $2,796/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $128

Break-even live

Break-even rent $976

Max offer price $95,000

Occupancy floor 84%

Sensitivity live

Price	-10% $182	-5% $155	+0% $128	+5% $101	+10% $74
Rent	-10% $38	-5% $83	+0% $128	+5% $173	+10% $218
Rate	-1.0pp $176	-0.5pp $152	base $128	+0.5pp $103	+1.0pp $78

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 E Thomas Dr Pharr, TX	3.0	2.0	1100	$1,295	$1.18	24d	1	1.00mi
901 E Thomas Dr Pharr, TX	2.0	2.0	900	$998	$1.11	22d	1	1.00mi
810 W Falcon Ave Pharr, TX	3.0	1.0	968	$1,150	$1.19	15d	1	1.03mi

Listing history 20 events

1. 2026-06-19
   days on market $95,000 Active 329 DOM
2. 2026-06-18
   days on market $95,000 Active 328 DOM
3. 2026-06-17
   days on market $95,000 Active 327 DOM
4. 2026-06-16
   days on market $95,000 Active 326 DOM
5. 2026-06-15
   days on market $95,000 Active 325 DOM
6. 2026-06-14
   days on market $95,000 Active 323 DOM
7. 2026-06-12
   days on market $95,000 Active 322 DOM
8. 2026-06-09
   days on market $95,000 Active 319 DOM
9. 2026-06-08
   days on market $95,000 Active 318 DOM
10. 2026-06-07
    days on market $95,000 Active 317 DOM
11. 2026-06-05
    days on market $95,000 Active 314 DOM
12. 2026-06-03
    days on market $95,000 Active 313 DOM
13. 2026-06-02
    days on market $95,000 Active 312 DOM
14. 2026-06-01
    days on market $95,000 Active 311 DOM
15. 2026-05-31
    days on market $95,000 Active 310 DOM
16. 2026-05-30
    days on market $95,000 Active 309 DOM
17. 2026-04-06
    price $95,000
18. 2025-10-27
    price $100,000
19. 2025-07-25
    listed $110,000 Active
20. 1986-07-10
    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: $2,796 · $233/mo
• Projected year-2 tax: $2,796 · $233/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 FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 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: $13,649
• − Mortgage interest: −$5,321
• − Property taxes: −$2,796
• − Insurance: −$475
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$2,764
• Taxable income: $109
• Est. tax owed @ 24.0%: −$26
• After-tax cash flow: $1,507/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: Valley View ISD
• NCES district ID: 4843800
• Math proficiency: 24% ▼ -42.00%
• Reading proficiency: 38% ▼ -16.00%
• Median HH income: $33,158
• Composite: 25.37/100
• National rank: #7473
• State rank: #631 of 826 in TX

Livability — Pharr

• Score: 72/100
• State rank: #245
• US rank: #5852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pharr, TX
• County: Hidalgo County · 623,128 people
• City population: 80,540
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 80,540
• Household income: $52,770
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 2161.0

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 45% White 5%
• Hispanic origin (detail): Mexican 92%
• Foreign-born: 29% · Canada
• Languages at home: 18% English-only · Spanish 81%

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: ▼ -23.00%
• Current HPI: 261.1606
• Rent YoY: ▼ -0.24%
• 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

-13.6% since first listed

4 events — show timeline

• 2026-04-06 Price Changed $95,000 MCALLENMLS
• 2025-10-27 Price Changed $100,000 MCALLENMLS
• 2025-07-25 Listed $110,000 MCALLENMLS
• 1986-07-10 Sold (Public Records) — Public Records

Property tax history

+9.1%/yr

Latest (2025): $2,796 · +19.9% YoY. Source: county tax records.