1208 Woodland Ave · Pharr, TX 78577

$545,000

None bd · None ba · 4,082 sqft · MultiFamily · 10 Days on market

Built 2026 Excellent condition 9,956 sqft lot Est $506k · 8% over $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 +12.4/30.0
• Condition / age +5.0/5.0
• ARV discount +4.0/15.0
• 1% rule +3.7/10.0
• DSCR +3.7/10.0
• 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: 4 units. confirmed

Listing remarks

Exceptional investment opportunity in one of Pharr most desirable rental corridors adjacent to North McAllen! This brand-new fourplex is currently under construction with an anticipated completion and closing date of August 2026. Strategically located near DHR Health, Walmart, Expressway 281, and major thoroughfares including Sugar Road, Pecan Boulevard, and Nolana Avenue. Residents enjoy quick access to the Medical District, shopping, dining, parks, schools, and employment centers throughout the Rio Grande Valley. This central location consistently attracts quality tenants and maintains strong occupancy levels compared to many outlying submarkets. Investors will appreciate the potential be

Key facts

• Fourplex
• Medical district
• Central location

Tags

• FOURPLEX
• UNDER CONSTRUCTION
• CENTRAL LOCATION
• QUICK ACCESS
• MEDICAL DISTRICT
• SHOPPING

Property features AI

Finance

• Other: Corner lot location (corner of Sugar and Eldora, south of Nolana, north of Pecan); Lot dimensions about 76 x 131 (approximately 0.2286 acres); Community includes sidewalks; Number of units in community: 2
• Financial info: Escrow amount recorded
• HOA & community: Association: Rich Heritage Construction Inc; Annual association fee of $750; POA is mandatory with a transfer fee; POA transfer fee applies

Exterior

• Parking: No carport; No garage or covered parking
• Security: Firewall(s)
• Utilities: City sewer; Cable available; Multiple water meters (5)
• Home design: Property has living area per blueprints
• Construction: Stucco construction; Shingle roof; Slab foundation; Building area approximately 4,082 (units recorded)
• Exterior features: Wood fencing; Patio with patio slab; Professional landscaping; Sidewalks; Sprinkler system; Paved road access; Outbuilding (none)

Interior

• Kitchen: Microwave; Refrigerator; Stove/Range; Electric water heater
• Flooring: Tile
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Decorative/high ceilings; Microwave; Walk-in closet(s)
• Laundry & utility: Laundry area with washer/dryer connection

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2.0-bath units multifamily listed at $545k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative. Per door: $-22/mo.
• To cash-flow at today's rent, offer at most $532k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $474k (13.1% below list).
• Recommended offer: $474k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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); 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 92% FRL vs 72% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 451 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $4,735/mo this rent would consume 108% 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

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 $473,500 (13.1% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.87% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $506,168
• 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 (-2%)	2mo	$345,000	$87	83
1607 W Bronze Dr	0.28mi	—/—	3,976 (-3%)	3mo	$399,000	$100	80
1807 W Douglas Ave	0.42mi	—/—	4,088 (+0%)	6mo	$410,000	$100	75
1313 E Hibiscus Ave	0.68mi	—/—	4,200 (+3%)	1mo	$560,000	$133	63
1707 W Bronze Dr	0.35mi	—/—	4,402 (+8%)	11mo	$364,900	$83	62
1316 E Hibiscus Ave	0.67mi	—/—	4,216 (+3%)	6mo	$547,500	$130	58
1320 E Hibiscus Ave	0.65mi	—/—	4,216 (+3%)	9mo	$545,000	$129	57
704 W Sioux Rd	0.59mi	—/—	4,236 (+4%)	15mo	$459,999	$109	53
1416 E Iris Ave	0.58mi	—/—	4,500 (+10%)	3mo	$560,000	$124	53
1412 E Iris Ave	0.59mi	—/—	4,500 (+10%)	3mo	$560,000	$124	53

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: -20.9%
• Equity multiple: 0.29×
• Total profit: $-107,730
• Equity at exit: $81,261

10-year hold

• IRR: -23.4%
• Equity multiple: -0.01×
• Total profit: $-154,265
• Equity at exit: $47,122

Cash invested: $152,600 (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: 451
• Price-to-rent: 38.4×

Monthly cashflow live

• Estimated rent: $4,735 high
• Mortgage (P&I): −$2,858
• Tax est. 1.5%: −$681 /mo · $8,175/yr
• Insurance: −$227
• HOA: −$63
• Vacancy / Maint / Mgmt: −$994
• Net cashflow: $-89

Break-even live

Break-even rent $4,847

Max offer price $532,162

Occupancy floor 97%

Sensitivity live

Price	-10% $288	-5% $100	+0% $-89	+5% $-277	+10% $-465
Rent	-10% $-463	-5% $-276	+0% $-89	+5% $98	+10% $285
Rate	-1.0pp $186	-0.5pp $50	base $-89	+0.5pp $-230	+1.0pp $-374

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$4,736
Total (4 units)			$4,735

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: $136,250
• Closing costs: $16,350
• 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	44d	1	0.25mi
705 W Bronze Dr Unit 1 Pharr, TX	2.0	2.0	3640	$900	$0.25	44d	1	0.26mi
1109 W Eisenhower St Unit 5 Pharr, TX	2.0	2.0	4907	$899	$0.18	44d	1	0.37mi
1316 E Hibiscus Ave McAllen, TX	3.0	2.0	4216	$1,350	$0.32	15d	1	0.66mi
4904 N Crown Pt Unit 1 Pharr, TX	2.0	2.0	3944	$1,150	$0.29	44d	1	0.77mi
913 E Daffodil Ave Unit B McAllen, TX	2.0	2.0	3552	$800	$0.23	44d	1	0.90mi
805 W Los Tesoros Dr Unit 4 Pharr, TX	3.0	2.0	4860	$1,100	$0.23	44d	1	0.96mi
901 E Redbud Ave Unit 706 McAllen, TX	2.0	2.0	3860	$925	$0.24	44d	1	1.16mi
4710 N Ebony St Pharr, TX	3.0	2.0	4160	$2,800	$0.67	44d	1	1.38mi

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 9 events

1. 2026-06-18
   days on market $545,000 Active 10 DOM
2. 2026-06-17
   days on market $545,000 Active 9 DOM
3. 2026-06-16
   days on market $545,000 Active 8 DOM
4. 2026-06-15
   days on market $545,000 Active 7 DOM
5. 2026-06-14
   days on market $545,000 Active 5 DOM
6. 2026-06-13
   days on market $545,000 Active 4 DOM
7. 2026-06-10
   days on market $545,000 Active 2 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $545,000 Active 1 DOM

ⓘ 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: $56,820
• − Mortgage interest: −$30,528
• − Property taxes: −$8,175
• − Insurance: −$2,725
• − Repairs & maintenance: −$4,546
• − Management: −$4,546
• − HOA: −$756
• − Depreciation: −$15,855
• Taxable loss: −$10,310
• Est. tax savings @ 24.0%: +$2,474
• After-tax cash flow: $1,410/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

Excellent 100/100 None rehab

This modern fourplex is in excellent condition with no visible repairs needed. It offers a great investment opportunity with a prime location and high potential for both resale and rental value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Painting exterior walls — Fresh paint can make the home more appealing and increase its value.
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior walls — Fresh paint can make the home more appealing and increase its value. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑

ⓘ 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

1 event — show timeline

• 2026-06-08 Listed $545,000 MCALLENMLS