7026 Western Palm Dr · Citrus City, TX 78574

$82,000

3 bd · 1.0 ba · 1,096 sqft · SingleFamily · 55 Days on market

Built 2024 Poor condition 0.50 ac lot $75/sqft · 38% below area Est $131k · 38% under ↓ 22% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors and visionaries! This 3-bedroom, 1-bathroom home sits on a generous half acre lot and offers incredible potential for customization. The home is currently unfinished, providing unique opportunity to complete the build-out to your style and needs. The property includes a detached 2-car carport and a charming gazebo, perfect for outdoor gatherings or relaxing evenings. with ample space and endless possibilities, this property is ready for your vision.

Key facts

• Charming gazebo
• Unfinished home
• Half acre lot

Tags

• HALF ACRE LOT
• DETACHED 2-CAR CARPORT
• CHARMING GAZEBO
• UNFINISHED HOME

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Detached carport with 2 covered spaces (2 total parking spaces)
• Utilities: Public water; Septic tank
• Home design: Single-story property; Living area source: HidalgoCAD
• Construction: Wood siding exterior; Pillar/post/pier foundation; Shingle roof; Building area 1,096 (source: listing)
• Exterior features: Chain link fence; Covered patio; Gazebo; Paved road access

Interior

• Kitchen: No conveying appliances
• Flooring: No flooring specified
• Bathrooms: 1 full bathroom
• Interior features: Laminate countertops; No window coverings; Laundry area
• Laundry & utility: Laundry area; Water heater not present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $82k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $778 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $80k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,366 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime B; Watch: amenities F, commute F, employment F.
• La Joya ISD (suburban): math 18% / reading 29% proficiency, ranked #759 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dr Maria Palmira Mendiola El (math 14% / reading 30%, grade F, #3,333 of 4,322 statewide, top 80%, 594 students, 98% FRL); Ann Richards Middle (math 21% / reading 30%, grade F, #1,236 of 1,662 statewide, top 76%, 729 students, 96% FRL); Juarez-Lincoln H S (math 10% / reading 20%, grade F, #1,507 of 1,632 statewide, top 93%, 2,062 students, 99% FRL) — zoned schools average 98% FRL vs 54% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 474 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 39% of the median local income ($52k/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 $567 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 + 3.0% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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, 96% 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 $79,540 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.08% ✓
• Cap rate: 17.68%
• Cash-on-cash: 40.67%
• DSCR: 2.81
• GRM: 4.0

CMA / ARV

• ARV (median comp): $131,248
• List price: $82,000
• Delta: -37.52%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7628 Durango St	0.60mi	3/3.0	1,240 (+13%)	7mo	$214,999	$173	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.1%
• Equity multiple: 2.58×
• Total profit: $36,293
• Equity at exit: $12,226

10-year hold

• IRR: 43.7%
• Equity multiple: 5.16×
• Total profit: $95,518
• Equity at exit: $7,090

Cash invested: $22,960 (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 78574

• Home prices YoY: -16.1%
• Active inventory: 474
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,702 medium
• Mortgage (P&I): −$430
• Tax est. 1.5%: −$102 /mo · $1,230/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $778

Break-even live

Break-even rent $717

Max offer price $82,000

Occupancy floor 49%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $82,000 Active 55 DOM
2. 2026-06-17
   days on market $82,000 Active 54 DOM
3. 2026-06-16
   days on market $82,000 Active 53 DOM
4. 2026-06-15
   days on market $82,000 Active 52 DOM
5. 2026-06-14
   days on market $82,000 Active 50 DOM
6. 2026-06-13
   days on market $82,000 Active 49 DOM
7. 2026-06-10
   days on market $82,000 Active 47 DOM
8. 2026-06-09
   days on market $82,000 Active 46 DOM
9. 2026-06-08
   days on market $82,000 Active 45 DOM
10. 2026-06-07
    days on market $82,000 Active 44 DOM
11. 2026-06-05
    days on market $82,000 Active 41 DOM
12. 2026-06-03
    days on market $82,000 Active 40 DOM
13. 2026-06-02
    days on market $82,000 Active 39 DOM
14. 2026-06-01
    days on market $82,000 Active 38 DOM
15. 2026-05-31
    days on market $82,000 Active 37 DOM
16. 2026-05-31
    days on market $82,000 Active 36 DOM
17. 2026-04-24
    listed $82,000 Active 475-char remark
18. 2026-03-03
    price $90,000
19. 2026-02-21
    listed $105,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $20,427
• − Mortgage interest: −$4,593
• − Property taxes: −$1,230
• − Insurance: −$410
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$2,385
• Taxable income: $8,540
• Est. tax owed @ 24.0%: −$2,049
• After-tax cash flow: $7,287/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation and build-out to become move-in ready. Significant improvements in the kitchen, bathrooms, exterior, and landscaping will significantly increase its value.

Repairs flagged

• Major Foundation/structure — No visible foundation/structure
• Major HVAC/mechanicals — No visible HVAC/mechanicals
• Major Exterior/siding — No visible exterior/siding
• Major Windows — No visible windows
• Major Flooring — No visible flooring
• Major Interior walls/paint — No visible interior walls/paint
• Major Kitchen — No visible kitchen
• Major Bath — No visible bathroom

Value-add opportunities

• Both Complete build-out and renovation — This will make the property move-in ready and increase both resale and rental value
• Both Landscaping and curb appeal improvements — Enhances the property's visual appeal and can increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Foundation/structure · No visible foundation/structure	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC/mechanicals	Major	$15,000–50,000
Exterior/siding · No visible exterior/siding	Major	$15,000–50,000
Windows · No visible windows	Major	$15,000–50,000
Flooring · No visible flooring	Major	$15,000–50,000
Interior walls/paint · No visible interior walls/paint	Major	$15,000–50,000
Kitchen · No visible kitchen	Major	$15,000–50,000
Bath · No visible bathroom	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Complete build-out and renovation — This will make the property move-in ready and increase both resale and rental value ↑
• Both Landscaping and curb appeal improvements — Enhances the property's visual appeal and can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: La Joya ISD
• NCES district ID: 4826130
• Math proficiency: 18% ▼ -35.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $27,845
• Composite: 18.65/100
• National rank: #8891
• State rank: #759 of 826 in TX

Livability — Citrus City

• Score: 55/100
• State rank: #1366
• US rank: #23499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Citrus City, TX
• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 62,456
• Household income: $52,393
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 803.0

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 62% White 2%
• Hispanic origin (detail): Mexican 93%
• Foreign-born: 33% · Canada
• Languages at home: 12% English-only · Spanish 87%

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: ▼ -44.13%
• Current HPI: 230.3323
• 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

-21.9% since first listed

3 events — show timeline

• 2026-04-24 Listed $82,000 MCALLENMLS
• 2026-03-03 Price Changed $90,000 MCALLENMLS
• 2026-02-21 Listed $105,000 MCALLENMLS