210 W Monte Cristo Heights Rd Unit R · Edinburg, TX 78541

$160,000

4 bd · 3.0 ba · 3,117 sqft · SingleFamily · 81 Days on market

Built 1977 Average condition 7,044 sqft lot $51/sqft · 48% below area Est $305k · 48% under ↓ 16% 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 +15.0/15.0
• Cash flow +12.7/30.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity just outside of Edinburg, TX! This 4-bedroom, 3-bathroom two-story home offers plenty of space for large families or those looking to invest. Featuring a versatile floor plan, with some TLC this property has a strong potential for rental income. Conveniently located near the expressway.

Key facts

• Two story home
• Versatile floor plan
• 7,044 sq ft lot

Tags

• TWO STORY HOME
• VERSATILE FLOOR PLAN
• POTENTIAL FOR RENTAL INCOME
• LOCATED NEAR EXPRESSWAY

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $160k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-444 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $96k (40.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (13.9% below list).
• Recommended offer: $96k (40.1% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 3.0% 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: Guerra El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 509 students, 91% FRL); Edinburg North H S (math 29% / reading 38%, grade F, #1,011 of 1,632 statewide, top 63%, 2,672 students, 83% FRL) — zoned schools average 87% FRL vs 62% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.0%/yr); 713 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 31% 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 81 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $37k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; severe 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 $95,809 (40.1% 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 81 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.86% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $305,080
• List price: $160,000
• Delta: -47.55%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Cactus Ln	0.26mi	4/2.0	2,279 (-27%)	1mo	$370,000	$162	58
325 W Palm Dr	1.64mi	4/3.5	2,915 (-6%)	6mo	$449,000	$154	47
307 Cactus Ln	0.27mi	3/2.5 (-1)	2,751 (-12%)	17mo	$425,000	$154	46
9506 Aloe Vera St	0.39mi	4/3.5	2,846 (-9%)	47mo	$180,000	$63	45
8618 N Gwin Rd	1.37mi	3/2.0 (-1)	2,190 (-30%)	3mo	$89,900	$41	28
414 Ric Mar St	0.65mi	4/3.5	2,369 (-24%)	55mo	$365,000	$154	23
206 Ric Mar St	0.62mi	4/2.0	2,611 (-16%)	46mo	$255,000	$98	22
5306 Freedom Dr	2.23mi	3/3.0 (-1)	2,722 (-13%)	51mo	$235,000	$86	19
10800 N Baylie Bear Dr	1.02mi	4/3.5	2,375 (-24%)	38mo	$59,900	$25	18
3411 E Fm 2812	2.10mi	5/4.0 (+1)	2,601 (-17%)	17mo	$450,000	$173	17
316 Ric Mar St	0.63mi	3/2.0 (-1)	2,340 (-25%)	59mo	$180,000	$77	17
6414 N Seminary Rd	1.85mi	5/3.0 (+1)	2,490 (-20%)	52mo	$535,000	$215	15

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: -39.6%
• Equity multiple: -0.23×
• Total profit: $-55,257
• Equity at exit: $23,857

10-year hold

• IRR: -71.8%
• Equity multiple: -0.98×
• Total profit: $-88,816
• Equity at exit: $13,834

Cash invested: $44,800 (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 →

Active competition Active MLS

• For sale now: 5 active
• Median asking: $425,000 ($157/sqft)
• Median days on market: 47 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: -37.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78541

• Home prices YoY: -7.6%
• Rents YoY: 2.0%
• Active inventory: 713
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,378 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-444

Break-even live

Break-even rent $1,940

Max offer price $95,809

Occupancy floor —

Sensitivity live

Price	-10% $-333	-5% $-388	+0% $-444	+5% $-499	+10% $-554
Rent	-10% $-552	-5% $-498	+0% $-444	+5% $-389	+10% $-335
Rate	-1.0pp $-363	-0.5pp $-403	base $-444	+0.5pp $-485	+1.0pp $-527

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: $40,000
• Closing costs: $4,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-19
   price $165,000 305-char remark

   Show marketing remark (305 chars)

   Great opportunity just outside of Edinburg, TX! This 4-bedroom, 3-bathroom two-story home offers plenty of space for large families or those looking to invest. Featuring a versatile floor plan, with some TLC this property has a strong potential for rental income. Conveniently located near the expressway.

2. 2026-03-30
   status Active 305-char remark

   Show marketing remark (305 chars)

   Great opportunity just outside of Edinburg, TX! This 4-bedroom, 3-bathroom two-story home offers plenty of space for large families or those looking to invest. Featuring a versatile floor plan, with some TLC this property has a strong potential for rental income. Conveniently located near the expressway.

3. 2026-03-30
   price $170,000 305-char remark

   Show marketing remark (305 chars)

   Great opportunity just outside of Edinburg, TX! This 4-bedroom, 3-bathroom two-story home offers plenty of space for large families or those looking to invest. Featuring a versatile floor plan, with some TLC this property has a strong potential for rental income. Conveniently located near the expressway.

4. 2026-03-09
   price $174,000 305-char remark

   Show marketing remark (305 chars)

   Great opportunity just outside of Edinburg, TX! This 4-bedroom, 3-bathroom two-story home offers plenty of space for large families or those looking to invest. Featuring a versatile floor plan, with some TLC this property has a strong potential for rental income. Conveniently located near the expressway.

5. 2026-02-27
   listed $197,000 Active 305-char remark

   Show marketing remark (305 chars)

   Great opportunity just outside of Edinburg, TX! This 4-bedroom, 3-bathroom two-story home offers plenty of space for large families or those looking to invest. Featuring a versatile floor plan, with some TLC this property has a strong potential for rental income. Conveniently located near the expressway.

ⓘ 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 6/10 Major FEMA zone AE · 73% chance over 30 yrs
• 🔥 Wildfire 8/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,537
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$5,918
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$4,655
• Taxable loss: −$8,045
• Est. tax savings @ 24.0%: +$1,931
• After-tax cash flow: $-3,393/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 · 12 photos

Average 55/100 Moderate rehab Est. rehab $77,925–$140,265 screening

This 4-bedroom, 3-bathroom home requires moderate renovations to improve its condition and appeal. Updates to the kitchen and interior paint, along with replacing worn flooring, would significantly increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Minor bathroom fixtures — standard and functional

Value-add opportunities

• Both update kitchen cabinets and fixtures — enhances both resale and rental appeal ↑
• Both paint interior walls — improves curb appeal and interior aesthetics ↑
• Both replace worn flooring — enhances interior aesthetics and reduces maintenance costs ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Brewster El F TX #2,768/4,322 Nat'l #28,299/41,679 High Edinburg North H S F TX #1,011/1,632 Nat'l #10,191/17,239

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

C Composite livability gradescore 64/100

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 · 955,232 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: 10% of renters

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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%

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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%

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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

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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

-16.2% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $165,000 MCALLENMLS
• 2026-03-30 Relisted — MCALLENMLS
• 2026-03-30 Price Changed $170,000 MCALLENMLS
• 2026-03-09 Price Changed $174,000 MCALLENMLS
• 2026-02-27 Listed $197,000 MCALLENMLS