4905 Maya Dr · Lopezville, TX 78589

$162,500

2 bd · 1.0 ba · 1,480 sqft · SingleFamily public records · 222 Days on market

Built 1972 10,332 sqft lot $110/sqft · 22% above area Est $253k · 36% under ↓ 12% 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 +16.8/30.0
• ARV discount +15.0/15.0
• 1% rule +5.5/10.0
• DSCR +5.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent investment opportunity! This property features two separate homes plus a small apartment in the back. Both main homes are currently rented at $1,500 per month combined, providing steady income. The rear apartment, previously rented for $500 per month, is currently vacant and ready for a new tenant or personal use. The first home offers 3 bedrooms and 1 bathroom, the second home includes 2 bedrooms and 1 bathroom, and the rear casita features 1 bedroom and 1 bathroom. With multiple income-producing units on one lot, this property is ideal for a buy-and-hold investor seeking reliable cash flow and long-term potential. SELLER FINANCE AVAILABLE!!

Key facts

• Two separate homes
• 0.24 acre lot
• Built 1972

Tags

• TWO SEPARATE HOMES

🏷️ Possibly a rental listed for sale. The $162,500 price doesn't fit this home's estimated sale value (~$252,739) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,215 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B; Watch: schools F, 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.
• Market conditions: 362 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1k of loan paydown is wiped out by about $5k 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 222 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $18k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $143,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.05% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 7.9

CMA / ARV

• ARV (median comp): $252,739
• List price: $162,500
• Delta: -35.70%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5305 Azalea Ave	0.38mi	3/2.0 (+1)	1,357 (-8%)	14mo	$188,000	$139	48
1505 E Encino Ave	0.71mi	3/2.0 (+1)	1,565 (+6%)	2mo	$279,000	$178	46
900 E 41st St	0.59mi	3/2.5 (+1)	1,581 (+7%)	7mo	$285,000	$180	44

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-19,546
• Equity at exit: $24,229

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-8,007
• Equity at exit: $14,050

Cash invested: $45,500 (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 78589

• Home prices YoY: -12.1%
• Active inventory: 362
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$852
• Tax from tax record: −$323 /mo · $3,871/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $105

Break-even live

Break-even rent $1,573

Max offer price $162,500

Occupancy floor 89%

Sensitivity live

Price	-10% $197	-5% $151	+0% $105	+5% $59	+10% $13
Rent	-10% $-30	-5% $38	+0% $105	+5% $172	+10% $240
Rate	-1.0pp $187	-0.5pp $146	base $105	+0.5pp $63	+1.0pp $20

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Lauryn Dr Unit 1 San Juan, TX	2.0	2.0	948	$1,195	$1.26	24d	1	0.78mi
200 Lauryn Dr Unit 4 San Juan, TX	2.0	2.0	950	$1,275	$1.34	15d	1	0.79mi
105 Lauryn Dr Unit 3 San Juan, TX	2.0	2.0	948	$1,150	$1.21	24d	1	0.84mi
304 S Ridge Ln Unit 1 San Juan, TX	2.0	2.0	1120	$975	$0.87	45d	1	0.84mi
706 Fitzgerald St San Juan, TX	3.0	2.0	1255	$1,750	$1.39	45d	1	0.93mi
2716 E Conroe Rd Edinburg, TX	3.0	2.5	1623	$2,300	$1.42	15d	1	1.04mi
2700 E Comal RD Edinburg, TX	3.0	2.0	1511	$2,300	$1.52	15d	1	1.09mi
2606 Garman St Edinburg, TX	3.0	2.0	1445	$1,900	$1.31	20d	1	1.14mi
4518 S Raul Longoria Rd Edinburg, TX	1.0	1.0	1110	$2,900	$2.61	45d	1	1.14mi
2614 Garman St Edinburg, TX	3.0	2.0	1813	$2,750	$1.52	15d	1	1.15mi
4724 N Ebony St Apt 4 Pharr, TX	3.0	2.0	1040	$1,100	$1.06	45d	1	1.15mi
2700 Garman St Edinburg, TX	3.0	2.0	1272	$1,950	$1.53	15d	1	1.16mi
4106 Linda Vista St Pharr, TX	3.0	2.0	1072	$1,400	$1.31	45d	1	1.22mi
3814 N Mezcal Dr Unit Downstairs Pharr, TX	3.0	2.0	1050	$1,250	$1.19	45d	1	1.26mi
3841 N Mezcal Dr Unit Upstairs Pharr, TX	3.0	2.0	1050	$1,150	$1.10	15d	1	1.27mi
3504 N Champagne Dr Pharr, TX	3.0	2.0	1237	$1,850	$1.50	22d	1	1.48mi
203 Encino Dr San Juan, TX	3.0	2.0	969	$1,500	$1.55	24d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $162,500 Active 222 DOM
2. 2026-06-17
   days on market $162,500 Active 221 DOM
3. 2026-06-16
   days on market $162,500 Active 220 DOM
4. 2026-06-15
   days on market $162,500 Active 219 DOM
5. 2026-06-14
   days on market $162,500 Active 217 DOM
6. 2026-06-13
   days on market $162,500 Active 216 DOM
7. 2026-06-10
   days on market $162,500 Active 214 DOM
8. 2026-06-09
   days on market $162,500 Active 213 DOM
9. 2026-06-08
   days on market $162,500 Active 212 DOM
10. 2026-06-07
    days on market $162,500 Active 211 DOM
11. 2026-06-03
    days on market $162,500 Active 207 DOM
12. 2026-06-02
    days on market $162,500 Active 206 DOM
13. 2026-06-01
    days on market $162,500 Active 205 DOM
14. 2026-05-31
    days on market $162,500 Active 204 DOM
15. 2026-05-31
    days on market $162,500 Active 203 DOM
16. 2026-04-11
    price $162,500 661-char remark

    Show marketing remark (661 chars)

    Excellent investment opportunity! This property features two separate homes plus a small apartment in the back. Both main homes are currently rented at $1,500 per month combined, providing steady income. The rear apartment, previously rented for $500 per month, is currently vacant and ready for a new tenant or personal use. The first home offers 3 bedrooms and 1 bathroom, the second home includes 2 bedrooms and 1 bathroom, and the rear casita features 1 bedroom and 1 bathroom. With multiple income-producing units on one lot, this property is ideal for a buy-and-hold investor seeking reliable cash flow and long-term potential. SELLER FINANCE AVAILABLE!!

17. 2026-01-02
    price $171,000 661-char remark

    Show marketing remark (661 chars)

    Excellent investment opportunity! This property features two separate homes plus a small apartment in the back. Both main homes are currently rented at $1,500 per month combined, providing steady income. The rear apartment, previously rented for $500 per month, is currently vacant and ready for a new tenant or personal use. The first home offers 3 bedrooms and 1 bathroom, the second home includes 2 bedrooms and 1 bathroom, and the rear casita features 1 bedroom and 1 bathroom. With multiple income-producing units on one lot, this property is ideal for a buy-and-hold investor seeking reliable cash flow and long-term potential. SELLER FINANCE AVAILABLE!!

18. 2025-11-08
    listed $180,000 Active 661-char remark

    Show marketing remark (661 chars)

    Excellent investment opportunity! This property features two separate homes plus a small apartment in the back. Both main homes are currently rented at $1,500 per month combined, providing steady income. The rear apartment, previously rented for $500 per month, is currently vacant and ready for a new tenant or personal use. The first home offers 3 bedrooms and 1 bathroom, the second home includes 2 bedrooms and 1 bathroom, and the rear casita features 1 bedroom and 1 bathroom. With multiple income-producing units on one lot, this property is ideal for a buy-and-hold investor seeking reliable cash flow and long-term potential. SELLER FINANCE AVAILABLE!!

19. 2024-09-07
    price $175,000
20. 2024-05-07
    soldstatus
21. 2023-11-20
    listed $185,000 Active
22. 2023-08-04
    soldstatus
23. 2023-07-25
    soldstatus
24. 2000-05-08
    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: $3,871 · $323/mo
• Projected year-2 tax: $3,871 · $323/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 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 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,467
• − Mortgage interest: −$9,103
• − Property taxes: −$3,871
• − Insurance: −$812
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$4,727
• Taxable loss: −$1,321
• Est. tax savings @ 24.0%: +$317
• After-tax cash flow: $1,577/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 — Lopezville

• Score: 58/100
• State rank: #1215
• US rank: #21210

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: Lopezville, TX
• Population (ZIP): 39,958

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 43% White 3%
• Hispanic origin (detail): Mexican 94%
• Foreign-born: 26% · Canada
• Languages at home: 18% English-only · Spanish 82%

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: ▼ -32.82%
• Current HPI: 239.3829
• Rent YoY: —
• Metro: —
• 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

-12.2% since first listed

9 events — show timeline

• 2026-04-11 Price Changed $162,500 MCALLENMLS
• 2026-01-02 Price Changed $171,000 MCALLENMLS
• 2025-11-08 Listed $180,000 MCALLENMLS
• 2024-09-07 Price Changed $175,000 MCALLENMLS
• 2024-05-07 Sold (Public Records) — Public Records
• 2023-11-20 Listed $185,000 MCALLENMLS
• 2023-08-04 Sold (Public Records) — Public Records
• 2023-07-25 Sold (Public Records) — Public Records
• 2000-05-08 Sold (Public Records) — Public Records

Property tax history

+13.4%/yr

Latest (2025): $3,871 · +48.0% YoY. Source: county tax records.