564 Mar Cir · North Alamo, TX 78516

$115,000

2 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 293 Days on market

Built 1997 7,004 sqft lot $88/sqft · 41% below area Est $196k · 41% under

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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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.7/10.0
• 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 MLS

Welcome to 564 Mar Cir Ave, Alamo, TX! Discover the potential of this charming 4-bedroom, 2-bathroom home—an ideal opportunity for investors and first-time buyers alike. With a functional layout designed for families of all sizes, this residence offers spacious living and dining areas, an ample kitchen ready for your dream island, and generously sized bedrooms with plenty of closet space. Ready for your personal touch, this home is a blank canvas—choose your own flooring, paint colors, and finishes to truly make it your own. Step outside to enjoy a large backyard, perfect for gatherings, gardening, or simply relaxing in the refreshing South Texas breeze. Conveniently located near schools, shopping, and major highways, this property offers both comfort and value in the heart of the Rio Grande Valley. Whether you’re looking for a place to call home or a smart investment, this home is priced to sell and full of potential. A little TLC will go a long way—schedule your tour today!

Key facts

• Ample kitchen
• Large backyard
• Conveniently located

Tags

• AMPLE KITCHEN
• LARGE BACKYARD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

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-, schools F, amenities 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: 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 30% 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 $795 of loan paydown is wiped out by about $3k 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 293 days — a 12% lower offer ($101k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 293 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 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: 1.17% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.67%
• DSCR: 1.39
• GRM: 7.1

CMA / ARV

• ARV (median comp): $196,261
• List price: $115,000
• Delta: -41.40%
• 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
515 Owassa Rd	0.73mi	3/2.0 (+1)	1,200 (-8%)	22mo	$180,000	$150	26

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-3,778
• Equity at exit: $17,147

10-year hold

• IRR: 6.6%
• Equity multiple: 1.50×
• Total profit: $15,962
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$182 /mo · $2,180/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $233

Break-even live

Break-even rent $1,054

Max offer price $115,000

Occupancy floor 78%

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: $28,750
• Closing costs: $3,450
• 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	43d	1	1.18mi

Listing history 17 events

1. 2026-06-18
   days on market $115,000 Active 293 DOM
2. 2026-06-17
   days on market $115,000 Active 292 DOM
3. 2026-06-16
   days on market $115,000 Active 291 DOM
4. 2026-06-15
   days on market $115,000 Active 290 DOM
5. 2026-06-14
   days on market $115,000 Active 288 DOM
6. 2026-06-13
   days on market $115,000 Active 287 DOM
7. 2026-06-10
   days on market $115,000 Active 285 DOM
8. 2026-06-09
   days on market $115,000 Active 284 DOM
9. 2026-06-08
   days on market $115,000 Active 283 DOM
10. 2026-06-07
    days on market $115,000 Active 282 DOM
11. 2026-06-03
    days on market $115,000 Active 278 DOM
12. 2026-06-02
    days on market $115,000 Active 277 DOM
13. 2026-06-01
    days on market $115,000 Active 276 DOM
14. 2026-05-31
    days on market $115,000 Active 275 DOM
15. 2026-05-31
    days on market $115,000 Active 274 DOM
16. 2025-08-29
    listed $115,000 Active 1014-char remark

    Show marketing remark (1014 chars)

    Welcome to 564 Mar Cir Ave, Alamo, TX! Discover the potential of this charming 4-bedroom, 2-bathroom home—an ideal opportunity for investors and first-time buyers alike. With a functional layout designed for families of all sizes, this residence offers spacious living and dining areas, an ample kitchen ready for your dream island, and generously sized bedrooms with plenty of closet space. Ready for your personal touch, this home is a blank canvas—choose your own flooring, paint colors, and finishes to truly make it your own. Step outside to enjoy a large backyard, perfect for gatherings, gardening, or simply relaxing in the refreshing South Texas breeze. Conveniently located near schools, shopping, and major highways, this property offers both comfort and value in the heart of the Rio Grande Valley. Whether you’re looking for a place to call home or a smart investment, this home is priced to sell and full of potential. A little TLC will go a long way—schedule your tour today!

17. 1998-07-22
    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: $2,180 · $182/mo
• Projected year-2 tax: $2,180 · $182/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 · 23 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: $16,181
• − Mortgage interest: −$6,442
• − Property taxes: −$2,180
• − Insurance: −$575
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$3,345
• Taxable income: $1,050
• Est. tax owed @ 24.0%: −$252
• After-tax cash flow: $2,539/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

2 events — show timeline

• 2025-08-29 Listed $115,000 MCALLENMLS
• 1998-07-22 Sold (Public Records) — Public Records

Property tax history

+14.1%/yr

Latest (2025): $2,180 · +19.7% YoY. Source: county tax records.