7108 Glen St · Muniz, TX 78542

$109,000

2 bd · 1.0 ba · 1,365 sqft · SingleFamily public records · 73 Days on market

Built 2015 0.58 ac lot $80/sqft · 42% below area ↓ 8% 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).

• Cash flow +17.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• DSCR +5.5/10.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-bedroom, 1-bath pier and beam home situated on a generous 0.58-acre lot in Edinburg, TX ! This property offers plenty of room to grow, with a large yard perfect for outdoor activities, gardening, or future expansion. The home features a functional layout with ample natural light and comfortable living spaces. Ideal for investors or buyers looking to add their personal touch, this property presents great potential in a convenient location near schools, shopping, and major roadways. Don’t miss this opportunity to own over half an acre with endless possibilities!

Key facts

• 0.58 acre lot
• Built 2015
• Listed 73 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.2% in Muniz — 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 48/100 on livability (#1,534 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A-; Watch: schools F, amenities F, commute F.
• Donna ISD (suburban): math 11% / reading 18% proficiency, ranked #821 of 826 in TX (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-1.1%/yr); 1003 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 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.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; severe 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 $102,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 7.7

CMA / ARV

• ARV (median comp): $290,505
• List price: $109,000
• Delta: -62.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1905 Orchid St	0.56mi	3/2.0 (+1)	1,300 (-5%)	4mo	$239,900	$185	53
8207 E Iowa Rd	0.72mi	3/2.0 (+1)	1,369 (+0%)	6mo	$129,900	$95	52
1939 Jasmine St	0.71mi	3/2.0 (+1)	1,559 (+14%)	7mo	$200,000	$128	28

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: -14.8%
• Equity multiple: 0.49×
• Total profit: $-15,644
• Equity at exit: $16,252

10-year hold

• IRR: -13.0%
• Equity multiple: 0.35×
• Total profit: $-19,733
• Equity at exit: $9,424

Cash invested: $30,520 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,181 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$231 /mo · $2,775/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $85

Break-even live

Break-even rent $1,074

Max offer price $109,000

Occupancy floor 88%

Sensitivity live

Price	-10% $147	-5% $116	+0% $85	+5% $54	+10% $23
Rent	-10% $-8	-5% $38	+0% $85	+5% $132	+10% $178
Rate	-1.0pp $140	-0.5pp $113	base $85	+0.5pp $57	+1.0pp $28

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $109,000 Active 73 DOM
2. 2026-06-17
   days on market $109,000 Active 72 DOM
3. 2026-06-16
   days on market $109,000 Active 71 DOM
4. 2026-06-15
   days on market $109,000 Active 70 DOM
5. 2026-06-14
   days on market $109,000 Active 68 DOM
6. 2026-06-13
   days on market $109,000 Active 67 DOM
7. 2026-06-10
   days on market $109,000 Active 65 DOM
8. 2026-06-09
   days on market $109,000 Active 64 DOM
9. 2026-06-08
   days on market $109,000 Active 63 DOM
10. 2026-06-07
    days on market $109,000 Active 62 DOM
11. 2026-06-05
    days on market $109,000 Active 59 DOM
12. 2026-06-03
    days on market $109,000 Active 58 DOM
13. 2026-06-02
    days on market $109,000 Active 57 DOM
14. 2026-06-01
    days on market $109,000 Active 56 DOM
15. 2026-05-31
    days on market $109,000 Active 55 DOM
16. 2026-05-31
    days on market $109,000 Active 54 DOM
17. 2026-05-04
    price $119,000 583-char remark

    Show marketing remark (583 chars)

    Spacious 4-bedroom, 1-bath pier and beam home situated on a generous 0.58-acre lot in Edinburg, TX ! This property offers plenty of room to grow, with a large yard perfect for outdoor activities, gardening, or future expansion. The home features a functional layout with ample natural light and comfortable living spaces. Ideal for investors or buyers looking to add their personal touch, this property presents great potential in a convenient location near schools, shopping, and major roadways. Don’t miss this opportunity to own over half an acre with endless possibilities!

18. 2026-04-02
    listed $129,000 Active 583-char remark

    Show marketing remark (583 chars)

    Spacious 4-bedroom, 1-bath pier and beam home situated on a generous 0.58-acre lot in Edinburg, TX ! This property offers plenty of room to grow, with a large yard perfect for outdoor activities, gardening, or future expansion. The home features a functional layout with ample natural light and comfortable living spaces. Ideal for investors or buyers looking to add their personal touch, this property presents great potential in a convenient location near schools, shopping, and major roadways. Don’t miss this opportunity to own over half an acre with endless possibilities!

19. 2019-05-31
    soldstatus
20. 2009-07-23
    soldstatus
21. 2004-08-27
    soldstatus
22. 2003-08-13
    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: $2,775 · $231/mo
• Projected year-2 tax: $2,775 · $231/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 5/10 Major FEMA zone X · 60% chance over 30 yrs
• 🔥 Wildfire 8/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,174
• − Mortgage interest: −$6,106
• − Property taxes: −$2,775
• − Insurance: −$545
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$3,171
• Taxable loss: −$690
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $1,184/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: Donna ISD
• NCES district ID: 4817390
• Math proficiency: 11% ▼ -30.00%
• Reading proficiency: 18% ▼ -13.00%
• Median HH income: $27,330
• Composite: 11.16/100
• National rank: #9728
• State rank: #821 of 826 in TX

Livability — Muniz

• Score: 48/100
• State rank: #1534
• US rank: #26137

Category grades

Amenities F Commute F Cost of living A+ Crime A 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): 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

-7.8% since first listed

6 events — show timeline

• 2026-05-04 Price Changed $119,000 MCALLENMLS
• 2026-04-02 Listed $129,000 MCALLENMLS
• 2019-05-31 Sold (Public Records) — Public Records
• 2009-07-23 Sold (Public Records) — Public Records
• 2004-08-27 Sold (Public Records) — Public Records
• 2003-08-13 Sold (Public Records) — Public Records

Property tax history

+12.4%/yr

Latest (2025): $2,775 · +16.8% YoY. Source: county tax records.