7513 Aztec St · Midway North, TX 78537

$179,999

3 bd · 2.0 ba · 1,140 sqft · SingleFamily public records · 19 Days on market

Built 2025 5,000 sqft lot Est $171k · 5% over ↓ 5% 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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• ARV discount +5.1/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.7/10.0
• Schools +1.1/10.0

Listing remarks

Your search for the ideal rental property ends here! This prairie-style residence features three bedrooms equipped with recessed lighting and coffered ceilings. The home includes two bathrooms, each with a stall shower and attractive vanity. Additional highlights include wood-finished floors and a kitchen that boasts light stone countertops, white cabinetry, and a central island. The laundry area is designed with baseboards and connections for a washing machine and electric dryer. The expansive backyard offers ample space for family gatherings or future projects, along with a driveway. Please take advantage of this opportunity!

Key facts

• Coffered ceilings
• Central island
• Wood-finished floors

Tags

• RECESSED LIGHTING
• COFFERED CEILINGS
• WOOD-FINISHED FLOORS
• LIGHT STONE COUNTERTOPS
• WHITE CABINETRY
• CENTRAL ISLAND

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: No garage
• Utilities: City sewer; Paved road access; Electric water heater
• Home design: Single-story residence
• Construction: HardiPlank and wood siding; Shingle roof; Slab foundation; Built on a 50 x 100 lot
• Exterior features: Sprinkler system; Other exterior features

Interior

• Kitchen: No conveying appliances; Electric water heater
• Bedrooms: Split bedrooms (separate bedroom areas)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Granite and solid surface countertops; Ceiling fans; Split-bedroom floor plan; Double-pane windows; No window coverings
• Laundry & utility: Dedicated laundry room with washer/dryer connections

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (33.2% below list).
• Recommended offer: $120k (33.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.3% in Midway North — 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 56/100 on livability (#1,329 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment 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.
• Zoned schools: C Stainke El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 588 students, 96% FRL); Dora M Sauceda Middle (math 12% / reading 23%, grade F, #1,507 of 1,662 statewide, top 91%, 660 students, 100% FRL); Donna H S (math 16% / reading 21%, grade F, #1,436 of 1,632 statewide, top 88%, 2,095 students, 92% FRL) — zoned schools average 96% FRL vs 48% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 323 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $120,204 (33.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.67% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.16%
• DSCR: 0.81
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $171,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7490 Aztec St	0.03mi	3/2.0	1,120 (-2%)	7mo	$168,000	$150	90
7210 Los Cielos Cir E	0.37mi	2/2.0 (-1)	1,280 (+12%)	22mo	$149,000	$116	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.72×
• Total profit: $86,850
• Equity at exit: $162,157

10-year hold

• IRR: 19.3%
• Equity multiple: 6.25×
• Total profit: $264,399
• Equity at exit: $349,698

Cash invested: $50,400 (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 78537

• Home prices YoY: 5.8%
• Active inventory: 323
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-175

Break-even live

Break-even rent $1,423

Max offer price $149,137

Occupancy floor —

Sensitivity live

Price	-10% $-73	-5% $-124	+0% $-175	+5% $-226	+10% $-277
Rent	-10% $-270	-5% $-222	+0% $-175	+5% $-127	+10% $-80
Rate	-1.0pp $-84	-0.5pp $-129	base $-175	+0.5pp $-221	+1.0pp $-269

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $179,999 Active 19 DOM
2. 2026-06-17
   days on market $179,999 Active 18 DOM
3. 2026-06-16
   days on market $179,999 Active 17 DOM
4. 2026-06-15
   days on market $179,999 Active 16 DOM
5. 2026-06-14
   days on market $179,999 Active 14 DOM
6. 2026-06-13
   days on market $179,999 Active 13 DOM
7. 2026-06-10
   days on market $179,999 Active 11 DOM
8. 2026-06-09
   days on market $179,999 Active 10 DOM
9. 2026-06-08
   days on market $179,999 Active 9 DOM
10. 2026-06-07
    days on market $179,999 Active 8 DOM
11. 2026-06-05
    days on market $179,999 Active 5 DOM
12. 2026-06-03
    days on market $179,999 Active 4 DOM
13. 2026-06-02
    days on market $179,999 Active 3 DOM
14. 2026-06-01
    days on market $179,999 Active 2 DOM
15. 2026-06-01
    remarks 635-char remark
16. 2026-06-01
    listed $179,999 Active 1 DOM

ⓘ 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: $1,265 · $105/mo
• Projected year-2 tax: $3,294 · $274/mo
• Expected delta: +$2,029/yr (+$169/mo · 160.5%)

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

Taxation est. · year 1

• Rental income: $14,424
• − Mortgage interest: −$10,083
• − Property taxes: −$1,265
• − Insurance: −$900
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$5,236
• Taxable loss: −$5,367
• Est. tax savings @ 24.0%: +$1,288
• After-tax cash flow: $-808/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 — Midway North

• Score: 56/100
• State rank: #1329
• US rank: #22888

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

• Population (ZIP): 51,346

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 49% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 27% · 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: ▲ 13.30%
• Current HPI: 243.3933
• Rent YoY: —
• Metro: —
• 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

-5.2% since first listed

4 events — show timeline

• 2026-05-31 Relisted — MCALLENMLS
• 2026-05-31 Price Changed $179,999 MCALLENMLS
• 2026-03-10 Listed $184,900 MCALLENMLS
• 2025-02-25 Listed $189,900 MCALLENMLS

Property tax history

+145.1%/yr

Latest (2025): $1,265 · +145.1% YoY. Source: county tax records.