520 E Hawk Ave · Pharr, TX 78577

$65,000

3 bd · 2.0 ba · 984 sqft · SingleFamily public records · 7 Days on market

Built 1976 6,199 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in Pharr, TX this 3 bedroom 2 bath home offers 984 sqft of living space sitting on a 6,198 sqft lot. Listed at $65,000 this property is perfect for investors or buyers looking to renovate and make it their own. Conveniently located near schools, shopping, and everyday essentials with plenty of potential to add value.

Key facts

• Near schools
• Near shopping
• Located in pharr

Tags

• LOCATED IN PHARR
• NEAR SCHOOLS
• NEAR SHOPPING

Property features AI

Finance

• Other: Lot approximately 0.1423 acres (about 6,199 sq ft); Building area about 984 square feet
• HOA & community: No homeowners association

Exterior

• Parking: No garage or carport
• Utilities: City sewer
• Home design: Single-story property; Wood siding construction
• Construction: Pillar/post/pier foundation; Shingle roof
• Exterior features: Barbed wire fencing; Mature trees; Paved road access

Interior

• Kitchen: Water heater located in other location; No conveying appliances
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laminate countertops; No window coverings
• Laundry & utility: Dedicated laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 13.0% vs local median 3.4% in Pharr — 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 72/100 on livability (#245 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment 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: Henry Ford El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 646 students, 95% FRL); Liberty Middle (math 21% / reading 33%, grade F, #1,177 of 1,662 statewide, top 72%, 795 students, 93% 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 92% FRL vs 72% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 451 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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 + 0.0% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 1.81% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.91%
• DSCR: 2.06
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $135,792
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
812 E Egly Ave	0.32mi	3/2.0	960 (-2%)	2mo	$65,000	$68	80
310 E Hawk Ave E	0.21mi	3/1.5	1,077 (+10%)	0mo	$89,000	$83	72
808 E Evans Ave	0.18mi	3/2.0	1,093 (+11%)	6mo	$179,900	$165	68
425 E Villegas Ave	0.36mi	3/2.0	904 (-8%)	10mo	$47,000	$52	62
310 W Clark Ave	0.63mi	2/1.0 (-1)	1,008 (+2%)	1mo	$50,000	$50	56
902 E Preston St	0.38mi	3/2.0	1,050 (+7%)	19mo	$165,000	$157	55
301 N Bluebonnet St	0.61mi	3/1.0	984 (0%)	19mo	$69,000	$70	52
502 E Egly Ave	0.24mi	3/1.0	852 (-13%)	24mo	$144,000	$169	43
1003 N Athol St	0.64mi	3/1.0	1,076 (+9%)	12mo	$149,000	$138	40
1217 E Sanchez Dr	0.51mi	3/2.0	1,080 (+10%)	23mo	$175,000	$162	40

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: 13.2%
• Equity multiple: 1.51×
• Total profit: $9,214
• Equity at exit: $9,692

10-year hold

• IRR: 19.3%
• Equity multiple: 2.36×
• Total profit: $24,829
• Equity at exit: $5,620

Cash invested: $18,200 (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 78577

• Home prices YoY: -8.1%
• Rents YoY: -0.2%
• Active inventory: 451
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,174 high
• Mortgage (P&I): −$341
• Tax from tax record: −$197 /mo · $2,365/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $363

Break-even live

Break-even rent $715

Max offer price $65,000

Occupancy floor 64%

Sensitivity live

Price	-10% $399	-5% $381	+0% $363	+5% $344	+10% $326
Rent	-10% $270	-5% $316	+0% $363	+5% $409	+10% $455
Rate	-1.0pp $395	-0.5pp $379	base $363	+0.5pp $346	+1.0pp $329

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 E Evans Ave Pharr, TX	3.0	2.0	1093	$1,400	$1.28	44d	1	0.18mi
610 E Park Ave Pharr, TX	2.0	1.0	644	$950	$1.48	44d	1	0.23mi
405 E Sam Houston Blvd Apt 15 Pharr, TX	2.0	1.0	750	$750	$1.00	24d	1	0.61mi
913 Athol St San Juan, TX	2.0	1.0	650	$800	$1.23	24d	1	0.67mi
913 Athol St San Juan, TX	2.0	1.0	650	$850	$1.31	44d	1	0.67mi
810 S Athol St Pharr, TX	3.0	2.0	1088	$1,250	$1.15	44d	1	0.74mi
305 W Boone Ave Pharr, TX	3.0	1.0	1120	$1,300	$1.16	24d	1	0.86mi
305 W Boone Ave Pharr, TX	3.0	1.0	1120	$1,300	$1.16	15d	1	0.86mi
301 S Palm Dr Pharr, TX	2.0	1.0	750	$750	$1.00	44d	1	1.30mi
303 S Palm Dr Unit 7 Pharr, TX	2.0	1.0	700	$750	$1.07	44d	1	1.31mi
300 W Amy Dr Unit C San Juan, TX	2.0	2.0	958	$995	$1.04	44d	1	1.38mi
1317 Jubilee Ave Pharr, TX	2.0	2.0	930	$1,000	$1.08	44d	1	1.46mi

Listing history 1 events

1. 2026-05-20
   listed $65,000 Active

ⓘ 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: $2,365 · $197/mo
• Projected year-2 tax: $2,365 · $197/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 2/10 Low
• 🌡 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 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,092
• − Mortgage interest: −$3,641
• − Property taxes: −$2,365
• − Insurance: −$325
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$1,891
• Taxable income: $3,615
• Est. tax owed @ 24.0%: −$868
• After-tax cash flow: $3,485/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 — Pharr

• Score: 72/100
• State rank: #245
• US rank: #5852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pharr, TX
• County: Hidalgo County · 623,128 people
• City population: 80,540
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 80,540
• Household income: $52,770
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 2161.0

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 45% White 5%
• Hispanic origin (detail): Mexican 92%
• Foreign-born: 29% · Canada
• Languages at home: 18% English-only · Spanish 81%

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: ▼ -23.00%
• Current HPI: 261.1606
• Rent YoY: ▼ -0.24%
• 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

1 event — show timeline

• 2026-05-20 Listed $65,000 MCALLENMLS

Property tax history

+8.1%/yr

Latest (2025): $2,365 · +13.2% YoY. Source: county tax records.