6504 Charro St · Citrus City, TX 78574

$115,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 120 Days on market

Built 1983 0.50 ac lot $126/sqft · at area comps Est $135k · 15% under ↓ 15% since listing

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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 +26.4/30.0
• ARV discount +14.2/15.0
• DSCR +9.0/10.0
• 1% rule +6.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-bedroom home situated on approximately 0.5 acre in Mission. Spacious lot offers plenty of room for outdoor use, expansion, or future improvements. Interior features include vinyl flooring, ceiling fans, and washer/dryer connections. Property is serviced by La Joya Water Supply and operates on septic. Roof and interior repairs were completed approximately 20 years ago per seller. Convenient location with access to schools, shopping, and major roadways. Property is being sold as-is. Buyer to verify all information, including measurements and lot size.

Key facts

• Vinyl flooring
• Outdoor use
• 0.5 acre

Tags

• 0.5 ACRE
• OUTDOOR USE
• VINYL FLOORING
• CEILING FANS
• WASHER DRYER CONNECTIONS
• CONVENIENT LOCATION

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 $302 ($4k/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: $105k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,366 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.
• La Joya ISD (suburban): math 18% / reading 29% proficiency, ranked #759 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 474 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 30% of the median local income ($52k/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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.15% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.24%
• DSCR: 1.50
• GRM: 7.2

CMA / ARV

• ARV (median comp): $135,118
• List price: $115,000
• Delta: -14.89%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $564
• Equity at exit: $17,147

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $25,181
• 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 78574

• Home prices YoY: -16.1%
• Active inventory: 474
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,323 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$92 /mo · $1,108/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $302

Break-even live

Break-even rent $941

Max offer price $115,000

Occupancy floor 72%

Sensitivity live

Price	-10% $367	-5% $334	+0% $302	+5% $269	+10% $237
Rent	-10% $197	-5% $249	+0% $302	+5% $354	+10% $406
Rate	-1.0pp $360	-0.5pp $331	base $302	+0.5pp $272	+1.0pp $242

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: —

Listing history 22 events

1. 2026-06-18
   days on market $115,000 Active 120 DOM
2. 2026-06-17
   days on market $115,000 Active 119 DOM
3. 2026-06-16
   days on market $115,000 Active 118 DOM
4. 2026-06-15
   price $115,000 Active 117 DOM
5. 2026-06-15
   days on market $137,000 Active 117 DOM
6. 2026-06-14
   days on market $137,000 Active 115 DOM
7. 2026-06-13
   days on market $137,000 Active 114 DOM
8. 2026-06-10
   days on market $137,000 Active 112 DOM
9. 2026-06-09
   days on market $137,000 Active 111 DOM
10. 2026-06-08
    days on market $137,000 Active 110 DOM
11. 2026-06-07
    days on market $137,000 Active 109 DOM
12. 2026-06-05
    days on market $137,000 Active 106 DOM
13. 2026-06-03
    days on market $137,000 Active 105 DOM
14. 2026-06-02
    days on market $137,000 Active 104 DOM
15. 2026-06-01
    days on market $137,000 Active 103 DOM
16. 2026-05-31
    days on market $137,000 Active 102 DOM
17. 2026-05-31
    days on market $137,000 Active 101 DOM
18. 2026-04-30
    price $145,000 563-char remark

    Show marketing remark (563 chars)

    2-bedroom home situated on approximately 0.5 acre in Mission. Spacious lot offers plenty of room for outdoor use, expansion, or future improvements. Interior features include vinyl flooring, ceiling fans, and washer/dryer connections. Property is serviced by La Joya Water Supply and operates on septic. Roof and interior repairs were completed approximately 20 years ago per seller. Convenient location with access to schools, shopping, and major roadways. Property is being sold as-is. Buyer to verify all information, including measurements and lot size.

19. 2026-03-10
    price $150,000 563-char remark

    Show marketing remark (563 chars)

    2-bedroom home situated on approximately 0.5 acre in Mission. Spacious lot offers plenty of room for outdoor use, expansion, or future improvements. Interior features include vinyl flooring, ceiling fans, and washer/dryer connections. Property is serviced by La Joya Water Supply and operates on septic. Roof and interior repairs were completed approximately 20 years ago per seller. Convenient location with access to schools, shopping, and major roadways. Property is being sold as-is. Buyer to verify all information, including measurements and lot size.

20. 2026-02-12
    listed $170,000 Active 563-char remark

    Show marketing remark (563 chars)

    2-bedroom home situated on approximately 0.5 acre in Mission. Spacious lot offers plenty of room for outdoor use, expansion, or future improvements. Interior features include vinyl flooring, ceiling fans, and washer/dryer connections. Property is serviced by La Joya Water Supply and operates on septic. Roof and interior repairs were completed approximately 20 years ago per seller. Convenient location with access to schools, shopping, and major roadways. Property is being sold as-is. Buyer to verify all information, including measurements and lot size.

21. 2023-01-25
    soldstatus
22. 1999-04-15
    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: $1,108 · $92/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$997/yr (+$83/mo · 90.0%)

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

Taxation est. · year 1

• Rental income: $15,872
• − Mortgage interest: −$6,442
• − Property taxes: −$1,108
• − Insurance: −$575
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$3,345
• Taxable income: $1,863
• Est. tax owed @ 24.0%: −$447
• After-tax cash flow: $3,173/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: La Joya ISD
• NCES district ID: 4826130
• Math proficiency: 18% ▼ -35.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $27,845
• Composite: 18.65/100
• National rank: #8891
• State rank: #759 of 826 in TX

Livability — Citrus City

• Score: 55/100
• State rank: #1366
• US rank: #23499

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

• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 62,456
• Household income: $52,393
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 803.0

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 62% White 2%
• Hispanic origin (detail): Mexican 93%
• Foreign-born: 33% · Canada
• Languages at home: 12% English-only · Spanish 87%

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: ▼ -44.13%
• Current HPI: 230.3323
• 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

-14.7% since first listed

5 events — show timeline

• 2026-04-30 Price Changed $145,000 MCALLENMLS
• 2026-03-10 Price Changed $150,000 MCALLENMLS
• 2026-02-12 Listed $170,000 MCALLENMLS
• 2023-01-25 Sold (Public Records) — Public Records
• 1999-04-15 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,108 · -0.4% YoY. Source: county tax records.