2811 N Edison Rd · Edinburg, TX 78541

$175,000

3 bd · 2.0 ba · 1,880 sqft · SingleFamily public records · 245 Days on market

Built 2003 7,204 sqft lot $93/sqft · 16% below area Est $209k · 16% under ↓ 15% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +14.8/15.0
• Cash flow +11.0/30.0
• 1% rule +5.1/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this wonderful detached 4 bedroom, 2 bathroom home offering 1,880 square feet of flexible living space. This is a great starter home, perfect for those looking to put their personal touch on a property with lots of potential. Located close to excellent schools and just a few miles from the university, it's ideal for families and students alike. Enjoy easy commutes with the expressway nearby, making your daily travel a breeze. With some TLC, this house can become your dream home. Don’t miss out on this fantastic opportunity!

Key facts

• 7,204 sq ft lot
• Built 2003
• Listed 244 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-73 ($-877/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (7.4% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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: schools D+, employment D, 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 rising (+2.0%/yr); 523 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 40% 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 $1k of loan paydown is wiped out by about $5k 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 245 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $154,000 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.01% ✓
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 8.3

CMA / ARV

• ARV (median comp): $208,709
• List price: $175,000
• Delta: -16.15%
• 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
2811 N Edison Rd	0.00mi	4/2.0 (+1)	1,880 (0%)	1mo	$175,000	$93	94
938 W Star Flower St	0.28mi	3/2.5	1,859 (-1%)	9mo	$313,990	$169	76
2804 N Alyna Ave	0.42mi	3/2.5	1,847 (-2%)	7mo	$315,000	$171	70
2921 Alyna Ave	0.46mi	3/2.5	1,880 (0%)	10mo	$320,000	$170	68
1306 Denver St	0.54mi	3/2.0	1,830 (-3%)	9mo	$214,000	$117	63
1024 W Star Flower St	0.45mi	3/2.5	1,693 (-10%)	3mo	$297,990	$176	58
3100 N Alyna Ave	0.44mi	4/2.5 (+1)	1,966 (+5%)	8mo	$299,000	$152	58
1028 W Ramses Ln	0.56mi	3/2.5	2,005 (+7%)	7mo	$335,000	$167	55
323 Glasscock Ave	0.55mi	3/2.5	1,600 (-15%)	8mo	$289,000	$181	41
318 Central Park St	0.74mi	4/2.0 (+1)	1,673 (-11%)	4mo	$285,000	$170	39
2201 N Woody St	0.63mi	3/3.0	1,628 (-13%)	7mo	$339,000	$208	38
313 Olympic St	0.69mi	4/2.0 (+1)	1,657 (-12%)	10mo	$305,000	$184	35

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 · 2.01% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.29×
• Total profit: $-34,570
• Equity at exit: $26,093

10-year hold

• IRR: -16.3%
• Equity multiple: 0.14×
• Total profit: $-42,353
• Equity at exit: $15,131

Cash invested: $49,000 (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 78541

• Home prices YoY: -7.6%
• Rents YoY: 2.0%
• Active inventory: 523
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,767 high
• Mortgage (P&I): −$918
• Tax from tax record: −$478 /mo · $5,739/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-73

Break-even live

Break-even rent $1,859

Max offer price $162,086

Occupancy floor 99%

Sensitivity live

Price	-10% $26	-5% $-24	+0% $-73	+5% $-123	+10% $-172
Rent	-10% $-213	-5% $-143	+0% $-73	+5% $-3	+10% $66
Rate	-1.0pp $15	-0.5pp $-29	base $-73	+0.5pp $-118	+1.0pp $-165

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2603 N Rocky Rose Ave Edinburg, TX	4.0	1.5	2219	$2,500	$1.13	45d	1	0.40mi
2409 Antelope Canyon St Edinburg, TX	4.0	2.5	2529	$2,500	$0.99	15d	1	0.64mi
2205 Antelope Canyon St Edinburg, TX	4.0	2.0	1657	$2,000	$1.21	45d	1	0.70mi
405 Olympic St Edinburg, TX	4.0	2.5	2488	$2,300	$0.92	25d	1	0.71mi
3508 Silver Nugget Dr Edinburg, TX	3.0	2.0	1586	$1,750	$1.10	15d	1	0.87mi
1818 W Mile 17 1/2 Rd Edinburg, TX	2.0	2.5	1500	$1,100	$0.73	25d	1	1.00mi
1315 Bodark Dr Unit 4 Edinburg, TX	2.0	2.5	1456	$1,050	$0.72	45d	1	1.07mi
1311 Bodark Dr Unit 4 Edinburg, TX	3.0	3.0	1453	$1,395	$0.96	45d	1	1.09mi
1221 Upas Dr Unit 3 Edinburg, TX	3.0	3.0	1300	$1,300	$1.00	45d	1	1.17mi
1212 White Oak Dr Unit 2 Edinburg, TX	3.0	2.0	1250	$1,100	$0.88	45d	1	1.20mi

Listing history 7 events

1. 2026-06-02
   days on market $175,000 Active 245 DOM
2. 2026-06-01
   days on market $175,000 Active 244 DOM
3. 2026-05-31
   days on market $175,000 Active 243 DOM
4. 2026-05-31
   days on market $175,000 Active 242 DOM
5. 2026-04-30
   price $175,000 546-char remark

   Show marketing remark (546 chars)

   Welcome to this wonderful detached 4 bedroom, 2 bathroom home offering 1,880 square feet of flexible living space. This is a great starter home, perfect for those looking to put their personal touch on a property with lots of potential. Located close to excellent schools and just a few miles from the university, it's ideal for families and students alike. Enjoy easy commutes with the expressway nearby, making your daily travel a breeze. With some TLC, this house can become your dream home. Don’t miss out on this fantastic opportunity!

6. 2025-12-26
   price $195,000 546-char remark

   Show marketing remark (546 chars)

   Welcome to this wonderful detached 4 bedroom, 2 bathroom home offering 1,880 square feet of flexible living space. This is a great starter home, perfect for those looking to put their personal touch on a property with lots of potential. Located close to excellent schools and just a few miles from the university, it's ideal for families and students alike. Enjoy easy commutes with the expressway nearby, making your daily travel a breeze. With some TLC, this house can become your dream home. Don’t miss out on this fantastic opportunity!

7. 2025-09-29
   listed $205,000 Active 546-char remark

   Show marketing remark (546 chars)

   Welcome to this wonderful detached 4 bedroom, 2 bathroom home offering 1,880 square feet of flexible living space. This is a great starter home, perfect for those looking to put their personal touch on a property with lots of potential. Located close to excellent schools and just a few miles from the university, it's ideal for families and students alike. Enjoy easy commutes with the expressway nearby, making your daily travel a breeze. With some TLC, this house can become your dream home. Don’t miss out on this fantastic opportunity!

ⓘ 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: $5,739 · $478/mo
• Projected year-2 tax: $5,739 · $478/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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 22 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: $21,202
• − Mortgage interest: −$9,803
• − Property taxes: −$5,739
• − Insurance: −$875
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − Depreciation: −$5,091
• Taxable loss: −$3,698
• Est. tax savings @ 24.0%: +$888
• After-tax cash flow: $10/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): 51,710
• Household income: $52,863
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1963.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 49% White 8% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 83%
• Foreign-born: 22% · Canada, South Korea, Jamaica
• Languages at home: 24% English-only · Spanish 73% Other Indo-European 1% Korean 1%

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: ▼ -17.63%
• Current HPI: 215.1057
• Rent YoY: ▲ 2.01%
• 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

-14.6% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $175,000 MCALLENMLS
• 2025-12-26 Price Changed $195,000 MCALLENMLS
• 2025-09-29 Listed $205,000 MCALLENMLS

Property tax history

+7.0%/yr

Latest (2025): $5,739 · +7.1% YoY. Source: county tax records.