622 E Samano St · Edinburg, TX 78539

$75,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 21 Days on market

Built 1984 7,099 sqft lot Est $147k · 49% under ↓ 37% 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 +28.4/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover a prime residential lot opportunity at 622 E. Samano St. , Edinburg, TX! This spacious lot, measuring approximately 50' x 142', is ideally situated in the heart of Edinburg, just north of Freddy Gonzalez and east of S. Closner Blvd, and west of Expressway 83. Perfect for building your dream home in an established neighborhood, Though property is being sold for lot value only, it does have a frame home on pier and beam, built in 1984, which requires reconstruction or demolition. Located at the southwest corner of Samano St. and S. 17th Ave and has a back alley for added convenience. Enjoy easy access to local amenities in a welcoming community atmosphere. Don’t mis

Key facts

• 7,099 sq ft lot
• Garage
• Built 1984

Tags

• ESTABLISHED NEIGHBORHOOD
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: No garage; Garage faces side (property lists garage-facing side but no garage spaces)
• Utilities: City sewer
• Home design: Single-story (implied by building size and details)
• Construction: Frame/wood construction; Pillar/post/pier foundation; Composition shingle roof; Building area approximately 1,032 (unit not shown per instructions)
• Exterior features: Chain-link fencing; Corner lot; Paved road access

Interior

• Kitchen: No conveying appliances
• Flooring: No flooring specified
• Bathrooms: 1 full bathroom
• Interior features: Countertops: other / unspecified; No window coverings
• Laundry & utility: Electric water heater; Water heater located in nonstandard location

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/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: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: Jefferson Elem (math 44% / reading 64%, grade C, #621 of 4,322 statewide, top 15%, 491 students, 64% FRL); Francisco Barrientes Middle (math 12% / reading 33%, grade F, #1,341 of 1,662 statewide, top 82%, 1,215 students, 83% FRL); Edinburg H S (math 14% / reading 35%, grade F, #1,264 of 1,632 statewide, top 82%, 2,433 students, 83% FRL).
• Market conditions: Rents soft (-0.5%/yr); 406 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 21 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.9% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.54% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.82%
• DSCR: 1.61
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $146,544
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 E Sprague St	0.05mi	2/1.0 (-1)	996 (-4%)	11mo	$155,000	$156	78
902 S 16th Ave	0.13mi	3/2.0	1,054 (+2%)	14mo	$149,900	$142	75
811 S 19th Ave	0.18mi	3/1.0	1,102 (+7%)	21mo	$139,999	$127	63
413 W Mahl St	0.72mi	3/1.0	1,009 (-2%)	5mo	$148,888	$148	58
1014 E Peter St	0.74mi	3/2.0	1,008 (-2%)	14mo	$155,000	$154	46
401 W Champion St	0.63mi	3/1.0	1,080 (+5%)	22mo	$130,000	$120	44
901 E Peter St	0.74mi	3/1.0	1,066 (+3%)	22mo	$159,900	$150	41
902 S 8th Ave S	0.61mi	3/1.0	1,116 (+8%)	22mo	$115,000	$103	40
1421 S 12th Ave	0.61mi	2/2.0 (-1)	1,124 (+9%)	10mo	$144,900	$129	39

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-27
• Equity at exit: $11,183

10-year hold

• IRR: 5.5%
• Equity multiple: 1.34×
• Total profit: $7,178
• 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 78539

• Home prices YoY: -19.6%
• Rents YoY: -0.5%
• Active inventory: 406
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,155 high
• Mortgage (P&I): −$393
• Tax from tax record: −$246 /mo · $2,952/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $242

Break-even live

Break-even rent $849

Max offer price $75,000

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

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 S 19th Ave Edinburg, TX	3.0	2.0	1102	$1,500	$1.36	43d	1	0.17mi
1005 Saltillo St Edinburg, TX	4.0	1.0	1368	$1,400	$1.02	23d	1	0.25mi
220 S 25th Ave Edinburg, TX	1.0–3.0	1.0	773	$899	$1.16	14d	6	0.77mi
112 E Peter St Unit 3 Edinburg, TX	2.0	1.0	850	$975	$1.15	43d	1	0.80mi
805 Dove Ave Unit 1 Edinburg, TX	2.0	2.0	945	$1,150	$1.22	43d	1	0.91mi
604 E Schunior St Edinburg, TX	3.0	2.0	1100	$1,150	$1.05	43d	1	0.92mi
816 Dove Ave Unit 2 Edinburg, TX	2.0	2.0	1000	$1,250	$1.25	43d	1	0.93mi
1814 E Iowa Rd Edinburg, TX	2.0	2.5	1200	$950	$0.79	23d	1	1.12mi
1105 W Stubbs St Unit C Edinburg, TX	2.0	1.5	960	$800	$0.83	23d	1	1.14mi
1105 W Stubbs St Unit C Edinburg, TX	2.0	1.5	960	$800	$0.83	43d	1	1.14mi
2218 S Tourist Dr Unit J Edinburg, TX	2.0	2.5	1172	$850	$0.73	21d	1	1.16mi
1920 E Iowa Rd Edinburg, TX	2.0	1.0	725	$695	$0.96	44d	1	1.17mi
1920 E Iowa Rd Apt 2 Edinburg, TX	2.0	1.0	725	$695	$0.96	43d	1	1.17mi
1920 E Iowa Rd Edinburg, TX	2.0	1.0	735	$695	$0.95	23d	1	1.17mi
2314 W Stubbs St Unit A Edinburg, TX	2.0	2.0	1069	$875	$0.82	43d	1	1.19mi
2120 S Oakview Dr Unit 2 Edinburg, TX	2.0	2.0	972	$1,250	$1.29	43d	1	1.20mi
305 S Raul Longoria Rd Edinburg, TX	2.0	2.0	1000	$1,350	$1.35	43d	1	1.20mi
1920 E Iowa Rd Apt 5 Edinburg, TX	2.0	1.0	725	$725	$1.00	23d	1	1.20mi
2200 S Oakview Dr Unit 2 Edinburg, TX	2.0	2.0	972	$1,250	$1.29	43d	1	1.22mi
420 W Chavez St Unit 4 Edinburg, TX	3.0	2.0	1100	$1,250	$1.14	43d	1	1.25mi
414 Pirul St Unit 1 Edinburg, TX	2.0	2.0	750	$800	$1.07	43d	1	1.28mi
2301 S Oakview Dr Unit 2 Edinburg, TX	3.0	2.0	1164	$1,225	$1.05	43d	1	1.28mi
1415 W Freddy Gonzalez Dr Edinburg, TX	1.0–3.0	1.0–2.0	806	$975	$1.21	23d	1	1.31mi
406 N Lotto Ln Unit 4 Edinburg, TX	2.0	2.0	850	$850	$1.00	43d	1	1.31mi
110 Teak Dr Unit 3 Edinburg, TX	2.0	2.0	1021	$900	$0.88	23d	1	1.32mi
106 Teak Dr Unit 3 Edinburg, TX	2.0	2.0	1100	$1,100	$1.00	43d	1	1.32mi
106 Teak Dr Unit 4 Edinburg, TX	2.0	2.0	1100	$1,100	$1.00	14d	1	1.32mi
136 E Wells St Edinburg, TX	3.0	1.0	961	$1,200	$1.25	43d	1	1.32mi
204 Teak Dr Unit 3 Edinburg, TX	2.0	2.0	1050	$1,000	$0.95	43d	1	1.32mi
204 Teak Dr Unit 1 Edinburg, TX	2.0	2.0	1050	$900	$0.86	23d	1	1.32mi
418 Lotto Ln Edinburg, TX	2.0	2.0	850	$900	$1.06	14d	1	1.33mi
1210 Upas Dr Unit 3 Edinburg, TX	3.0	2.0	1130	$1,150	$1.02	43d	1	1.35mi
507 Lotto Ln Unit 1 Edinburg, TX	2.0	2.0	861	$800	$0.93	14d	1	1.36mi
1212 White Oak Dr Unit 2 Edinburg, TX	3.0	2.0	1250	$1,100	$0.88	43d	1	1.39mi
1211 White Oak Dr Unit 3 Edinburg, TX	2.0	2.0	1050	$1,050	$1.00	43d	1	1.39mi
1211 White Oak Dr Unit 4 Edinburg, TX	3.0	2.0	1150	$1,050	$0.91	23d	1	1.39mi
2208 Taxco Ct Unit 4 Edinburg, TX	2.0	2.0	980	$975	$0.99	43d	1	1.40mi
2208 Taxco Ct Unit 3 Edinburg, TX	3.0	2.0	1120	$1,075	$0.96	43d	1	1.40mi
1222 Upas Dr Unit C Edinburg, TX	2.0	2.0	862	$900	$1.04	23d	1	1.40mi
1222 Upas Dr Edinburg, TX	2.0	2.0	862	$900	$1.04	14d	1	1.40mi

Listing history 18 events

1. 2026-06-18
   days on market $75,000 Active 21 DOM
2. 2026-06-17
   days on market $75,000 Active 20 DOM
3. 2026-06-16
   days on market $75,000 Active 19 DOM
4. 2026-06-15
   days on market $75,000 Active 18 DOM
5. 2026-06-14
   days on market $75,000 Active 16 DOM
6. 2026-06-13
   days on market $75,000 Active 15 DOM
7. 2026-06-10
   days on market $75,000 Active 13 DOM
8. 2026-06-09
   days on market $75,000 Active 12 DOM
9. 2026-06-08
   days on market $75,000 Active 11 DOM
10. 2026-06-07
    days on market $75,000 Active 10 DOM
11. 2026-06-03
    days on market $75,000 Active 6 DOM
12. 2026-06-02
    days on market $75,000 Active 5 DOM
13. 2026-06-01
    days on market $75,000 Active 4 DOM
14. 2026-05-31
    days on market $75,000 Active 3 DOM
15. 2026-05-31
    days on market $75,000 Active 2 DOM
16. 2026-05-28
    listed $75,000 Active
17. 2024-01-10
    listed $119,000 Active
18. 1995-01-10
    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: $2,952 · $246/mo
• Projected year-2 tax: $2,952 · $246/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) · 69% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $13,858
• − Mortgage interest: −$4,201
• − Property taxes: −$2,952
• − Insurance: −$375
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$2,182
• Taxable income: $1,931
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $2,438/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): 37,168
• Household income: $66,967
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 1525.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 45% White 10% Asian 4%
• Hispanic origin (detail): Mexican 77% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 32% English-only · Spanish 64% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -51.52%
• Current HPI: 211.4723
• Rent YoY: ▼ -0.52%
• 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

-37.0% since first listed

3 events — show timeline

• 2026-05-28 Listed $75,000 MCALLENMLS
• 2024-01-10 Listed $119,000 MCALLENMLS
• 1995-01-10 Sold (Public Records) — Public Records

Property tax history

+9.2%/yr

Latest (2025): $2,952 · +19.5% YoY. Source: county tax records.