902 Alberta Rd · Edinburg, TX 78542

$149,900

3 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 49 Days on market

Built 1975 0.30 ac lot $114/sqft · 23% below area Est $196k · 23% 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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.9/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity in a rapidly growing area! This shell-only property is ideally located near major shopping centers, restaurants, and entertainment, including the Bert Ogden Arena. With strong potential for renovation or rental income, this property is perfect for investors looking to add value in a convenient and high-demand location. Endless possibilities await!

Key facts

• Bert ogden arena
• Near restaurants
• Near entertainment

Tags

• INVESTMENT OPPORTUNITY
• GROWING AREA
• MAJOR SHOPPING CENTERS
• NEAR RESTAURANTS
• NEAR ENTERTAINMENT
• BERT OGDEN ARENA

Property features AI

Finance

• Other: Lot approximately 0.3014 acres (about 13,127 square feet); Fencing includes chain link and privacy fencing
• Financial info: Escrow amount noted (1500) in listing records
• HOA & community: No homeowners association

Exterior

• Parking: No garage; No carport; No covered parking
• Utilities: Public water; Public paved road; Electric water heater
• Home design: Single-story property (per building area and typical residential listing); Entry level not specified; Facing direction not specified; Property type: Residential (per construction and building info)
• Construction: Brick construction; Composition shingle roof; Pillar/post/pier foundation; Slab foundation; Built area approximately 1,312 (building area stated in records)
• Exterior features: Mature trees; Patio; Paved road access

Interior

• Kitchen: No conveying appliances; Electric water heater
• Flooring: No flooring specified
• Bathrooms: 2 full bathrooms
• Interior features: Countertops (other); Bay window(s); No window coverings
• Laundry & utility: Laundry area; Water heater listed as none (per records)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.4% in Edinburg — 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 64/100 on livability (#784 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute 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.
• Zoned schools: Dr Thomas Esparza El (math 12% / reading 27%, grade F, #3,583 of 4,322 statewide, top 86%, 435 students, 89% FRL); Francisco Barrientes Middle (math 12% / reading 33%, grade F, #1,341 of 1,662 statewide, top 82%, 1,215 students, 83% FRL); Edinburg H S (math 14% / reading 35%, grade F, #1,264 of 1,632 statewide, top 82%, 2,433 students, 83% FRL) — zoned schools average 85% FRL vs 62% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.1%/yr); 1003 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 35% 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 $1k 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 49 days — a 3% lower offer ($145k) 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, 99% chance of damaging wind over 30y; major 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 $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.09% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.07%
• DSCR: 1.23
• GRM: 7.6

CMA / ARV

• ARV (median comp): $195,601
• List price: $149,900
• Delta: -23.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 Esperanza St	0.07mi	3/2.0	1,260 (-4%)	15mo	$125,000	$99	78
814 Starshine Dr	0.36mi	4/2.0 (+1)	1,272 (-3%)	0mo	$120,000	$94	73
906 Esperanza St	0.06mi	4/1.5 (+1)	1,403 (+7%)	12mo	$215,996	$154	68
5010 Galilea St	0.63mi	3/2.0	1,434 (+9%)	0mo	$234,900	$164	55
4912 Galilea St	0.64mi	3/2.0	1,194 (-9%)	4mo	$194,500	$163	52
5014 Galilea St	0.62mi	3/2.0	1,421 (+8%)	17mo	$235,000	$165	43
4924 Galilea St	0.63mi	3/2.0	1,477 (+13%)	13mo	$234,500	$159	39
1809 S Wayne Dr W	0.70mi	3/2.0	1,454 (+11%)	19mo	$229,000	$157	33

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: -12.0%
• Equity multiple: 0.58×
• Total profit: $-17,720
• Equity at exit: $22,351

10-year hold

• IRR: -8.5%
• Equity multiple: 0.54×
• Total profit: $-19,106
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$786
• Tax from tax record: −$265 /mo · $3,177/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $177

Break-even live

Break-even rent $1,409

Max offer price $149,900

Occupancy floor 84%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3610 S Veterans Blvd Edinburg, TX	3.0	2.5	1720	$1,695	$0.99	43d	1	0.95mi
3610 S Veterans Blvd Unit 2 Edinburg, TX	3.0	2.0	1720	$1,565	$0.91	43d	1	0.95mi
3610 S Veterans Blvd Unit 22 Edinburg, TX	3.0	2.5	1720	$1,565	$0.91	43d	1	0.95mi
3600 S Peak Rd Edinburg, TX	3.0	2.5	1611	$2,200	$1.37	43d	1	1.07mi
3421 S Kerala Ave Unit D Edinburg, TX	3.0	2.5	1700	$1,850	$1.09	43d	1	1.10mi
3421 S Kerala Ave Unit D Edinburg, TX	3.0	2.5	1700	$1,900	$1.12	14d	1	1.10mi
4809 S Markland Ave Edinburg, TX	3.0	2.0	1663	$2,550	$1.53	23d	1	1.11mi
2606 Garman St Edinburg, TX	3.0	2.0	1445	$1,900	$1.31	19d	1	1.12mi
2614 Garman St Edinburg, TX	3.0	2.0	1813	$2,750	$1.52	14d	1	1.14mi
2700 E Comal RD Edinburg, TX	3.0	2.0	1511	$2,300	$1.52	14d	1	1.15mi
2716 E Conroe Rd Edinburg, TX	3.0	2.5	1623	$2,300	$1.42	14d	1	1.17mi
2700 Garman St Edinburg, TX	3.0	2.0	1272	$1,950	$1.53	14d	1	1.18mi
3719 Alvarado St Edinburg, TX	3.0	2.5	1543	$2,095	$1.36	43d	1	1.32mi
3301 S Chloe Ave Unit 2 Edinburg, TX	3.0	2.0	1050	$1,350	$1.29	23d	1	1.34mi
2104 E San Andrea St Unit 4 Edinburg, TX	2.0	2.0	950	$1,200	$1.26	14d	1	1.34mi
2109 E San Andrea St Unit 4 Edinburg, TX	3.0	2.0	1150	$1,350	$1.17	43d	1	1.34mi
2109 E San Andrea St Unit 3 Edinburg, TX	2.0	2.0	1000	$1,150	$1.15	23d	1	1.34mi
2112 E San Andrea St Edinburg, TX	2.0	2.0	1000	$1,275	$1.27	43d	1	1.35mi
4724 N Ebony St Apt 4 Pharr, TX	3.0	2.0	1040	$1,100	$1.06	43d	1	1.37mi
3211 S Chloe Ave Unit 4 Edinburg, TX	2.0	2.0	1050	$1,400	$1.33	43d	1	1.38mi
3211 S Chloe Ave Unit 3 Edinburg, TX	2.0	2.0	1050	$1,250	$1.19	43d	1	1.38mi
3211 S Chloe Ave Unit 2 Edinburg, TX	2.0	2.0	1053	$1,350	$1.28	43d	1	1.38mi
2308 E San Andrea St Unit 4 Edinburg, TX	3.0	2.0	1153	$1,500	$1.30	23d	1	1.39mi
2308 E San Andrea St Unit 3 Edinburg, TX	3.0	2.0	1153	$1,450	$1.26	23d	1	1.39mi
5006 N Crown Pt Unit 4 Pharr, TX	3.0	2.0	1100	$1,300	$1.18	43d	1	1.44mi
5006 N Crown Pt Unit 2 Pharr, TX	3.0	2.0	1100	$1,350	$1.23	43d	1	1.44mi
2304 E Viviana St Unit 2 Edinburg, TX	3.0	2.0	1025	$1,350	$1.32	14d	1	1.44mi
4604 S Sugar Rd Edinburg, TX	1.0–2.0	1.0–2.0	671	$1,260	$1.88	14d	9	1.45mi
5228 S Sugar Rd Edinburg, TX	2.0	2.0	965	$1,139	$1.18	43d	1	1.45mi
2405 E Viviana St Unit 3 Edinburg, TX	3.0	2.0	1214	$1,400	$1.15	23d	1	1.46mi
5604 N Crown Pt Pharr, TX	3.0	2.5	1700	$1,895	$1.11	43d	1	1.47mi
5520 N Crown Pt Pharr, TX	3.0	2.5	1857	$2,850	$1.53	23d	1	1.48mi
5202 N Hiawatha Dr Pharr, TX	3.0	2.0	1073	$1,250	$1.16	43d	1	1.49mi
5514 N Crown Pt Pharr, TX	3.0	2.5	1700	$1,750	$1.03	43d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $149,900 Active 49 DOM
2. 2026-06-17
   days on market $149,900 Active 48 DOM
3. 2026-06-16
   days on market $149,900 Active 47 DOM
4. 2026-06-15
   days on market $149,900 Active 46 DOM
5. 2026-06-14
   days on market $149,900 Active 44 DOM
6. 2026-06-13
   days on market $149,900 Active 43 DOM
7. 2026-06-10
   days on market $149,900 Active 41 DOM
8. 2026-06-09
   days on market $149,900 Active 40 DOM
9. 2026-06-08
   days on market $149,900 Active 39 DOM
10. 2026-06-07
    days on market $149,900 Active 38 DOM
11. 2026-06-03
    days on market $149,900 Active 34 DOM
12. 2026-06-02
    days on market $149,900 Active 33 DOM
13. 2026-06-01
    days on market $149,900 Active 32 DOM
14. 2026-05-31
    days on market $149,900 Active 31 DOM
15. 2026-05-31
    days on market $149,900 Active 30 DOM
16. 2026-04-29
    price $124,900
17. 2026-04-29
    listed $149,900 Active 378-char remark
18. 2026-04-28
    listed $119,900 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: $3,177 · $265/mo
• Projected year-2 tax: $3,177 · $265/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 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,602
• − Mortgage interest: −$8,397
• − Property taxes: −$3,177
• − Insurance: −$750
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$4,361
• Taxable loss: −$218
• Est. tax savings @ 24.0%: +$52
• After-tax cash flow: $2,179/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 — Edinburg

• Score: 64/100
• State rank: #784
• US rank: #14319

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edinburg, TX
• County: Hidalgo County · 623,128 people
• City population: 178,279
• 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

+4.2% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $124,900 MCALLENMLS
• 2026-04-29 Listed $149,900 MCALLENMLS
• 2026-04-28 Listed $119,900 MCALLENMLS

Property tax history

+9.7%/yr

Latest (2025): $3,177 · +19.5% YoY. Source: county tax records.