523 Mar Cir · North Alamo, TX 78516

$139,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 1 Days on market

Built 1981 7,001 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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for investors, first-time buyers, or anyone looking to add their personal touch! This 4-bedroom, 2-bath home features a 2-car garage, a spacious yard, and plenty of potential. With a little TLC, this property can truly shine. Don't miss your chance to transform this fixer-upper into your dream home or next investment property!

Key facts

• 7,001 sq ft lot
• 2 garage spots
• Built 1981

Property features AI

Finance

• Other: Lot owned with dimensions approximately 57.4 x 122 ft
• HOA & community: No homeowners association; Community features include curbs

Exterior

• Parking: 2 total parking spaces; 2 garage spaces (covered); Has garage; No carport
• Security: Smoke detector(s)
• Utilities: Public water; City sewer; Electric service
• Home design: Not new construction; Living area information from HidalgoCAD; Green energy features: Other
• Construction: Stucco and wood siding exterior; Composition shingle roof; Slab foundation; Built area approximately 1,056 square feet
• Exterior features: Mature trees; Chain link fencing; Deck/balcony/porch; Curbs & gutters; Paved road access

Interior

• Kitchen: No conveying appliances; Electric water heater
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Tile flooring; Tile countertops; Ceiling fan(s); No window coverings; Smoke detector(s)
• Laundry & utility: Laundry area with washer/dryer connection; Water heater located in other location

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).

Location & tenants

• Location reads 62/100 on livability (#941 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Pharr-San Juan-Alamo ISD (suburban): math 18% / reading 30% proficiency, ranked #740 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Augusto Guerra El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 675 students, 96% FRL); Alamo Middle (math 10% / reading 22%, grade F, #1,543 of 1,662 statewide, top 94%, 698 students, 94% FRL); Psja North Early College H S (math 32% / reading 46%, grade F, #859 of 1,632 statewide, top 53%, 2,176 students, 88% FRL) — zoned schools average 93% FRL vs 72% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 350 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 34% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $139,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.27
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-10,155
• Equity at exit: $20,725

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $7,217
• Equity at exit: $12,018

Cash invested: $38,920 (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 78516

• Home prices YoY: -6.5%
• Active inventory: 350
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,512 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$214 /mo · $2,569/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $193

Break-even live

Break-even rent $1,267

Max offer price $139,000

Occupancy floor 82%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1126 Grandeur Dr Alamo, TX	3.0	2.0	1482	$1,800	$1.21	14d	1	1.12mi
1236 N Alamo Rd Alamo, TX	3.0	1.0	1368	$1,250	$0.91	44d	1	1.16mi

Listing history 2 events

1. 2026-06-19
   remarks 346-char remark
2. 2026-06-19
   listed $139,000 Active 1 DOM

ⓘ 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: $2,569 · $214/mo
• Projected year-2 tax: $2,569 · $214/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 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: $18,142
• − Mortgage interest: −$7,786
• − Property taxes: −$2,569
• − Insurance: −$695
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$4,044
• Taxable income: $146
• Est. tax owed @ 24.0%: −$35
• After-tax cash flow: $2,287/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: Pharr-San Juan-Alamo ISD
• NCES district ID: 4834860
• Math proficiency: 18% ▼ -34.00%
• Reading proficiency: 30% ▼ -11.00%
• Median HH income: $33,757
• Composite: 19.63/100
• National rank: #8744
• State rank: #740 of 826 in TX

Livability — North Alamo

• Score: 62/100
• State rank: #941
• US rank: #16730

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 34,370
• Household income: $53,229
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 476.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 40% White 10% Black 1%
• Hispanic origin (detail): Mexican 86%
• Foreign-born: 29% · Canada
• Languages at home: 24% English-only · Spanish 76%

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: ▼ -15.56%
• Current HPI: 225.4438
• Rent YoY: —
• 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

+74.8% since first listed

5 events — show timeline

• 2026-06-18 Listed $139,000 MCALLENMLS
• 2018-10-31 Delisted — MCALLENMLS
• 2018-04-20 Listed $79,500 MCALLENMLS
• 2012-02-27 Sold (Public Records) — Public Records
• 2006-07-19 Sold (Public Records) — Public Records

Property tax history

+9.1%/yr

Latest (2025): $2,569 · +18.0% YoY. Source: county tax records.