3910 E Texas Rd · Murillo, TX 78542

$139,000

3 bd · 1.0 ba · 1,672 sqft · SingleFamily public records · 37 Days on market

Built 1985 0.41 ac lot $83/sqft · 56% below area ↓ 7% 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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing opportunity with this property that is located behind Idea academy and the UTRGV stadium and features a large lot with a home that needs to be renovated.

Key facts

• Large lot
• 0.41 acre lot
• Built 1985

Tags

• LARGE LOT

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 $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.1% in Murillo — 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 61/100 on livability (#1,016 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, schools F, amenities 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.
• Market conditions: Rents soft (-1.1%/yr); 1003 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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).
• This rent runs 32% of the median local income ($55k/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

• It's been on market 37 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.04% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $318,002
• List price: $139,000
• Delta: -56.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1717 Diplomat Dr	0.36mi	3/2.5	1,723 (+3%)	3mo	$319,000	$185	69
3609 E Santorini Dr	0.54mi	3/2.0	1,670 (-0%)	3mo	$239,000	$143	68
502 Pearl St	0.52mi	3/2.5	1,700 (+2%)	2mo	$295,000	$174	65
1619 Lago Delton Dr	0.45mi	3/2.0	1,757 (+5%)	2mo	$294,000	$167	64
2080 Eagle Landing Dr	0.58mi	3/2.0	1,621 (-3%)	0mo	$289,900	$179	64
556 Demi St	0.52mi	3/2.0	1,600 (-4%)	2mo	$286,500	$179	64
3505 E Noronha Dr	0.33mi	3/2.5	1,805 (+8%)	4mo	$318,000	$176	62
3613 E Noronha Dr	0.29mi	3/2.5	1,871 (+12%)	1mo	$348,490	$186	60
3713 E Noronha Dr	0.26mi	3/2.5	1,866 (+12%)	4mo	$345,000	$185	60
1904 Trophy Dr	0.45mi	3/2.5	1,823 (+9%)	2mo	$355,000	$195	56
1908 Diplomat Dr	0.44mi	3/2.5	1,834 (+10%)	4mo	$335,000	$183	54
3906 Sherman St	0.50mi	4/3.5 (+1)	1,899 (+14%)	0mo	$290,000	$153	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: -10.8%
• Equity multiple: 0.62×
• Total profit: $-14,848
• Equity at exit: $20,725

10-year hold

• IRR: -6.5%
• Equity multiple: 0.64×
• Total profit: $-13,953
• 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 78542

• Home prices YoY: -13.4%
• Rents YoY: -1.1%
• Active inventory: 1003
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,452 high
• Mortgage (P&I): −$729
• Tax from tax record: −$173 /mo · $2,082/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $187

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 82%

Sensitivity live

Price	-10% $266	-5% $226	+0% $187	+5% $148	+10% $108
Rent	-10% $72	-5% $130	+0% $187	+5% $244	+10% $302
Rate	-1.0pp $257	-0.5pp $222	base $187	+0.5pp $151	+1.0pp $114

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 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3705 Sherman St Edinburg, TX	3.0	2.0	1475	$2,200	$1.49	44d	1	0.52mi
2813 S Links Dr Unit 3 Edinburg, TX	3.0	2.0	1106	$1,350	$1.22	44d	1	1.07mi
2900 S Links Dr Unit 2 Edinburg, TX	3.0	2.0	1100	$1,075	$0.98	44d	1	1.10mi
2904 S Links Dr #2 Edinburg, TX	3.0	2.0	1096	$1,400	$1.28	44d	1	1.11mi
2908 S Links Dr Apt 4 Edinburg, TX	3.0	2.0	1096	$1,195	$1.09	44d	1	1.11mi
2904 S Links Dr Apt 3 Edinburg, TX	3.0	2.0	1115	$1,400	$1.26	24d	1	1.11mi
3108 S Links Dr Unit 2 Edinburg, TX	3.0	2.0	1106	$1,350	$1.22	24d	1	1.11mi
2904 S Links Dr Unit 1 Edinburg, TX	3.0	2.0	1115	$1,250	$1.12	44d	1	1.11mi
2908 S Links Dr Unit 3 Edinburg, TX	3.0	2.0	1115	$1,250	$1.12	44d	1	1.11mi
3000 S Links Dr Unit 1 Edinburg, TX	3.0	2.0	1050	$1,150	$1.10	44d	1	1.11mi
2904 S Links Dr Apt 4 Edinburg, TX	3.0	2.0	1096	$1,350	$1.23	24d	1	1.11mi
3001 S Links Dr Unit 3 Edinburg, TX	3.0	2.0	1106	$1,350	$1.22	24d	1	1.19mi
2803 Javalina Ave Edinburg, TX	2.0	2.0	1100	$2,350	$2.14	44d	1	1.29mi
2807 Javalina Ave Edinburg, TX	2.0	2.0	1050	$1,950	$1.86	44d	1	1.30mi
3003 Javalina Ave Unit 4 Edinburg, TX	3.0	2.0	1055	$1,050	$1.00	44d	1	1.36mi
3007 Javalina Ave Unit 1 Edinburg, TX	2.0	2.0	1100	$1,100	$1.00	44d	1	1.38mi
3102 Sabercat Ave Unit 1 Edinburg, TX	3.0	2.0	1132	$1,300	$1.15	44d	1	1.42mi
2216 Taxco Ct Unit 1 Edinburg, TX	3.0	2.0	1150	$1,200	$1.04	24d	1	1.42mi
2208 Taxco Ct Unit 3 Edinburg, TX	3.0	2.0	1120	$1,075	$0.96	44d	1	1.45mi
2318 Hannah Dr Edinburg, TX	3.0	2.0	1565	$1,700	$1.09	15d	1	1.47mi
3115 Sabercat Ave Unit 3 Edinburg, TX	2.0	2.0	1100	$1,100	$1.00	44d	1	1.47mi

Listing history 4 events

1. 2026-05-31
   status $139,000 Pending 37 DOM
2. 2026-05-07
   price $139,000 161-char remark

   Show marketing remark (161 chars)

   Amazing opportunity with this property that is located behind Idea academy and the UTRGV stadium and features a large lot with a home that needs to be renovated.

3. 2026-04-22
   listed $149,000 Active 161-char remark

   Show marketing remark (161 chars)

   Amazing opportunity with this property that is located behind Idea academy and the UTRGV stadium and features a large lot with a home that needs to be renovated.

4. 1997-11-03
   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: $2,082 · $173/mo
• Projected year-2 tax: $2,544 · $212/mo
• Expected delta: +$462/yr (+$38/mo · 22.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 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: $17,428
• − Mortgage interest: −$7,786
• − Property taxes: −$2,082
• − Insurance: −$695
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$4,044
• Taxable income: $33
• Est. tax owed @ 24.0%: −$8
• After-tax cash flow: $2,236/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 — Murillo

• Score: 61/100
• State rank: #1016
• US rank: #18093

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murillo, TX
• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 89,401
• Household income: $55,243
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 1240.0

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 59% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 25% · Canada
• Languages at home: 15% English-only · Spanish 84%

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: ▼ -34.17%
• Current HPI: 220.921
• Rent YoY: ▼ -1.07%
• 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

-6.7% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $139,000 MCALLENMLS
• 2026-04-22 Listed $149,000 MCALLENMLS
• 1997-11-03 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,082 · +9.3% YoY. Source: county tax records.