715 E Herb Dr · Pharr, TX 78577

$67,000

3 bd · 1.0 ba · 672 sqft · SingleFamily public records · 147 Days on market

Built 2004 5,999 sqft lot $100/sqft · 16% below area Est $80k · 16% under ↓ 14% 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 +30.0/30.0
• ARV discount +14.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FOR SALE!! 2 Bedroom, 1 Bath Home in S. Pharr (Las Milpas area) needs some TLC! Can be a starter home or an investment property. Lot is fenced in and approximately 60'X 99'(as per HCAD). Washer & Dryer connections are outside. Potential for add-ons or remodel. No Water Heater, No HVAC System, No Appliances. Offered at ONLY $69,000.00! CASH OR CONVENTIONAL FINANCING ONLY!!

Key facts

• 5,999 sq ft lot
• Built 2004
• Listed 147 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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: schools D, amenities F, commute F.
• Hidalgo ISD (suburban): math 25% / reading 32% proficiency, ranked #678 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.2%/yr); 451 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 $463 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $58,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.75% ✓
• Cap rate: 13.89%
• Cash-on-cash: 27.11%
• DSCR: 2.21
• GRM: 4.8

CMA / ARV

• ARV (median comp): $80,106
• List price: $67,000
• Delta: -16.36%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
228 Nannette Dr	0.66mi	2/1.0 (-1)	600 (-11%)	9mo	$95,000	$158	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: 17.5%
• Equity multiple: 1.68×
• Total profit: $12,754
• Equity at exit: $9,990

10-year hold

• IRR: 23.7%
• Equity multiple: 2.75×
• Total profit: $32,786
• Equity at exit: $5,793

Cash invested: $18,760 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$121 /mo · $1,451/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $424

Break-even live

Break-even rent $633

Max offer price $67,000

Occupancy floor 59%

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $67,000 Active 147 DOM
2. 2026-06-17
   days on market $67,000 Active 146 DOM
3. 2026-06-16
   pricedays on market $67,000 Active 145 DOM
4. 2026-06-15
   days on market $69,000 Active 144 DOM
5. 2026-06-14
   days on market $69,000 Active 142 DOM
6. 2026-06-10
   days on market $69,000 Active 139 DOM
7. 2026-06-09
   days on market $69,000 Active 138 DOM
8. 2026-06-08
   days on market $69,000 Active 137 DOM
9. 2026-06-07
   days on market $69,000 Active 136 DOM
10. 2026-06-05
    days on market $69,000 Active 133 DOM
11. 2026-06-03
    days on market $69,000 Active 132 DOM
12. 2026-06-02
    days on market $69,000 Active 131 DOM
13. 2026-06-01
    days on market $69,000 Active 130 DOM
14. 2026-05-31
    days on market $69,000 Active 129 DOM
15. 2026-05-31
    days on market $69,000 Active 128 DOM
16. 2026-02-24
    price $69,000 379-char remark

    Show marketing remark (379 chars)

    FOR SALE!! 2 Bedroom, 1 Bath Home in S. Pharr (Las Milpas area) needs some TLC! Can be a starter home or an investment property. Lot is fenced in and approximately 60'X 99'(as per HCAD). Washer & Dryer connections are outside. Potential for add-ons or remodel. No Water Heater, No HVAC System, No Appliances. Offered at ONLY $69,000.00! CASH OR CONVENTIONAL FINANCING ONLY!!

17. 2026-01-30
    price $74,000 379-char remark

    Show marketing remark (379 chars)

    FOR SALE!! 2 Bedroom, 1 Bath Home in S. Pharr (Las Milpas area) needs some TLC! Can be a starter home or an investment property. Lot is fenced in and approximately 60'X 99'(as per HCAD). Washer & Dryer connections are outside. Potential for add-ons or remodel. No Water Heater, No HVAC System, No Appliances. Offered at ONLY $69,000.00! CASH OR CONVENTIONAL FINANCING ONLY!!

18. 2026-01-16
    listed $79,900 Active 379-char remark

    Show marketing remark (379 chars)

    FOR SALE!! 2 Bedroom, 1 Bath Home in S. Pharr (Las Milpas area) needs some TLC! Can be a starter home or an investment property. Lot is fenced in and approximately 60'X 99'(as per HCAD). Washer & Dryer connections are outside. Potential for add-ons or remodel. No Water Heater, No HVAC System, No Appliances. Offered at ONLY $69,000.00! CASH OR CONVENTIONAL FINANCING ONLY!!

19. 2004-09-22
    soldstatus
20. 2001-05-31
    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: $1,451 · $121/mo
• Projected year-2 tax: $1,451 · $121/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: $14,037
• − Mortgage interest: −$3,753
• − Property taxes: −$1,451
• − Insurance: −$335
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$1,949
• Taxable income: $4,303
• Est. tax owed @ 24.0%: −$1,033
• After-tax cash flow: $4,054/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: Hidalgo ISD
• NCES district ID: 4823100
• Math proficiency: 25% ▼ -32.00%
• Reading proficiency: 32% ▼ -10.00%
• Median HH income: $35,219
• Composite: 23.52/100
• National rank: #7866
• State rank: #678 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

5 events — show timeline

• 2026-02-24 Price Changed $69,000 MCALLENMLS
• 2026-01-30 Price Changed $74,000 MCALLENMLS
• 2026-01-16 Listed $79,900 MCALLENMLS
• 2004-09-22 Sold (Public Records) — Public Records
• 2001-05-31 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,451 · +8.8% YoY. Source: county tax records.