3806 Rosewood Ln · Pharr, TX 78577

$535,000

None bd · None ba · 4,200 sqft · MultiFamily · 43 Days on market

Built 2026 Excellent condition 0.27 ac lot Est $521k · at est. $63/mo HOA · 5% of rent

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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).

• Cash flow +14.2/30.0
• ARV discount +6.3/15.0
• Condition / age +5.0/5.0
• DSCR +4.3/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.4/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Excellent investment opportunity! This brand-new 4plex is located in a private, gated subdivision on Sugar Rd. and Nolana, offering both convenience and a highly desirable location. The property is currently under construction and will be ready in approximately 2 months—perfect timing to secure a modern, income-producing asset. This 4plex features a great unit mix, including (2) 2 bedrooms & 2 bathrooms, and (2) 3 bedrooms & 2 bathrooms. All units will include appliances, making them move-in ready and attractive for future tenants. Ideally situated just 3 minutes from the expressway 281, 10 minutes from the mall, and only 6 minutes from nearby hospitals, this property offe

Key facts

• Move in ready
• Growing subdivision
• 0.27 acre lot

Tags

• PRIVATE GATED SUBDIVISION
• MOVE IN READY
• EASY ACCESS TO MAJOR AMENITIES
• CLOSE TO POPULAR RESTAURANTS
• GROWING SUBDIVISION
• STRONG RENTAL POTENTIAL

Property features AI

Finance

• Other: Living area source: Blue prints
• Financial info: Escrow amount: 5000
• HOA & community: Mandatory POA; Association: Rich Heritage construction inc; Annual association fee of $750; POA transfer fee of $100; Community sidewalks; Community contains 4 units

Exterior

• Parking: 8 covered parking spaces; 8 carport spaces; Total of 8 parking spaces
• Utilities: City sewer; Five separate water meters
• Home design: Stucco construction
• Construction: Stucco exterior; Shingle roof; Slab foundation; Building area approximately 4,200
• Exterior features: Wood fencing; Patio with patio slab; Professional landscaping; Sidewalks; Paved road access

Interior

• Kitchen: Microwave; Stove/Range; Refrigerator
• Flooring: Tile
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fan(s); Decorative/high ceilings; Split bedrooms; Walk-in closet(s)
• Laundry & utility: Washer and dryer connections; Laundry area; Electric water heater; Washer; Dryer

What this means for you Summary

Snapshot

• This is a multifamily listed at $535k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $488k (8.9% below list).
• Recommended offer: $488k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Daniel Ramirez El (math 12% / reading 27%, grade F, #3,583 of 4,322 statewide, top 86%, 483 students, 96% FRL); Lyndon B Johnson Middle (math 15% / reading 19%, grade F, #1,520 of 1,662 statewide, top 92%, 1,003 students, 90% 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 91% FRL vs 72% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 458 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 89% 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).
• At $4,875/mo this rent would consume 111% of the median local household income ($53k/yr) (locally 2161% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 43 days — a 3% lower offer ($519k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $487,500 (8.9% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.73%
• DSCR: 1.03
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $520,800
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 W Bronze Dr	0.25mi	—/—	3,984 (-5%)	2mo	$345,000	$87	78
1607 W Bronze Dr	0.28mi	—/—	3,976 (-5%)	3mo	$399,000	$100	75
1807 W Douglas Ave	0.42mi	—/—	4,088 (-3%)	6mo	$410,000	$100	71
1313 E Hibiscus Ave	0.68mi	—/—	4,200 (0%)	1mo	$560,000	$133	68
1707 W Bronze Dr	0.35mi	—/—	4,402 (+5%)	11mo	$364,900	$83	66
1316 E Hibiscus Ave	0.67mi	—/—	4,216 (+0%)	6mo	$547,500	$130	63
1320 E Hibiscus Ave	0.65mi	—/—	4,216 (+0%)	9mo	$545,000	$129	62
1416 E Iris Ave	0.58mi	—/—	4,500 (+7%)	3mo	$560,000	$124	58
704 W Sioux Rd	0.59mi	—/—	4,236 (+1%)	15mo	$459,999	$109	58
1412 E Iris Ave	0.59mi	—/—	4,500 (+7%)	3mo	$560,000	$124	58

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: -18.6%
• Equity multiple: 0.37×
• Total profit: $-95,073
• Equity at exit: $79,770

10-year hold

• IRR: -18.7%
• Equity multiple: 0.13×
• Total profit: $-130,082
• Equity at exit: $46,257

Cash invested: $149,800 (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: 458
• Price-to-rent: 37.6×

Monthly cashflow live

• Estimated rent: $4,875 high
• Mortgage (P&I): −$2,806
• Tax est. 1.5%: −$669 /mo · $8,025/yr
• Insurance: −$223
• HOA: −$63
• Vacancy / Maint / Mgmt: −$1,024
• Net cashflow: $91

Break-even live

Break-even rent $4,760

Max offer price $535,000

Occupancy floor 93%

Sensitivity live

Price	-10% $461	-5% $276	+0% $91	+5% $-94	+10% $-279
Rent	-10% $-294	-5% $-102	+0% $91	+5% $284	+10% $476
Rate	-1.0pp $360	-0.5pp $227	base $91	+0.5pp $-48	+1.0pp $-189

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,372
▸ 2× units	3	2	$2,504
Total (4 units)			$4,875

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: $133,750
• Closing costs: $16,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 W Bronze Dr Unit 2 Pharr, TX	2.0	2.0	3640	$950	$0.26	45d	1	0.25mi
705 W Bronze Dr Unit 1 Pharr, TX	2.0	2.0	3640	$900	$0.25	45d	1	0.26mi
1109 W Eisenhower St Unit 5 Pharr, TX	2.0	2.0	4907	$899	$0.18	45d	1	0.37mi
1316 E Hibiscus Ave McAllen, TX	3.0	2.0	4216	$1,350	$0.32	16d	1	0.66mi
4904 N Crown Pt Unit 1 Pharr, TX	2.0	2.0	3944	$1,150	$0.29	45d	1	0.77mi
913 E Daffodil Ave Unit B McAllen, TX	2.0	2.0	3552	$800	$0.23	45d	1	0.90mi
805 W Los Tesoros Dr Unit 4 Pharr, TX	3.0	2.0	4860	$1,100	$0.23	45d	1	0.96mi
901 E Redbud Ave Unit 706 McAllen, TX	2.0	2.0	3860	$925	$0.24	45d	1	1.16mi
4710 N Ebony St Pharr, TX	3.0	2.0	4160	$2,800	$0.67	45d	1	1.38mi

HOA detail

• Monthly dues: $63 · $756/yr
• Likely covers: security

Listing history 3 events

1. 2026-05-09
   status Pending
2. 2026-04-29
   historical Option
3. 2026-03-26
   listed $535,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 21 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: $58,500
• − Mortgage interest: −$29,968
• − Property taxes: −$8,025
• − Insurance: −$2,675
• − Repairs & maintenance: −$4,680
• − Management: −$4,680
• − HOA: −$756
• − Depreciation: −$15,564
• Taxable loss: −$7,848
• Est. tax savings @ 24.0%: +$1,884
• After-tax cash flow: $2,975/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.

Condition & rehab AI · 2 photos

Excellent 100/100 None rehab

This brand-new 4plex is located in a private, gated subdivision and will be ready in approximately 2 months. It offers a great unit mix and will be move-in ready with appliances, making it an excellent investment opportunity.

Value-add opportunities

• Both Landscaping and curb appeal — Enhancing the landscaping and curb appeal will improve the property's visual appeal and attract potential buyers or tenants.
• Both Interior finishes — Finishing the interior with high-quality materials and fixtures will enhance the property's value and attract higher rents or sales prices.
• Both Appliances — Including high-quality appliances in the units will make them more attractive to potential tenants and buyers.
• Both Furniture and decor — Adding furniture and decor to the units will make them more appealing and ready for occupancy, increasing their value for both resale and rental purposes.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal — Enhancing the landscaping and curb appeal will improve the property's visual appeal and attract potential buyers or tenants. ↑
• Both Interior finishes — Finishing the interior with high-quality materials and fixtures will enhance the property's value and attract higher rents or sales prices. ↑
• Both Appliances — Including high-quality appliances in the units will make them more attractive to potential tenants and buyers. ↑
• Both Furniture and decor — Adding furniture and decor to the units will make them more appealing and ready for occupancy, increasing their value for both resale and rental purposes. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

3 events — show timeline

• 2026-05-09 Pending — MCALLENMLS
• 2026-04-29 Contingent — MCALLENMLS
• 2026-03-26 Listed $535,000 MCALLENMLS