6707 S Rivera St · Pharr, TX 78577

$110,000

3 bd · 2.0 ba · 1,328 sqft · SingleFamily public records · 326 Days on market

Built 2007 5,998 sqft lot $83/sqft · 32% below area Est $163k · 32% under ↓ 45% since listing

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Why this score? — see what drove the C+ 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 +22.2/30.0
• ARV discount +15.0/15.0
• 1% rule +7.9/10.0
• DSCR +7.1/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This unique 3-bedroom, 2-bath home is full of character and located in a well-established neighborhood just minutes from schools, shopping, and everyday conveniences. Whether you're looking for your first home or a smart investment, this property offers a standout opportunity to add value and make it truly your own. Homes like this don’t come around often—schedule your showing today!

Key facts

• 5,998 sq ft lot
• Built 2007
• Listed 326 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: schools D, amenities F, commute 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.
• Market conditions: Rents soft (-0.2%/yr); 451 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 32% 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 $761 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 326 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $72k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 326 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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 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: 1.29% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 6.4

CMA / ARV

• ARV (median comp): $162,746
• List price: $110,000
• Delta: -32.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6707 S Rivera St	0.00mi	3/2.0	1,328 (0%)	1mo	$110,000	$83	99
6803 S Azul Ln	0.19mi	3/2.0	1,285 (-3%)	1mo	$207,999	$162	85
1007 Blue Jay Ave	0.28mi	3/2.0	1,330 (+0%)	4mo	$189,000	$142	84
708 W Villa Ave	0.27mi	3/2.0	1,349 (+2%)	3mo	$140,000	$104	83
6801 S Azul Ln	0.19mi	3/2.0	1,250 (-6%)	1mo	$210,000	$168	81
6607 S Olivarez St	0.17mi	3/2.0	1,228 (-8%)	4mo	$207,500	$169	77
6707 S Amarillo Ln	0.35mi	3/2.0	1,407 (+6%)	3mo	$235,000	$167	72
409 W Flores St	0.40mi	3/2.0	1,500 (+13%)	4mo	$145,000	$97	56
711 W Dipper Ave	0.39mi	4/2.0 (+1)	1,472 (+11%)	6mo	$174,000	$118	53
509 W Starr Ave	0.38mi	4/2.5 (+1)	1,500 (+13%)	3mo	$189,000	$126	51
137 E Flores	0.61mi	3/1.5	1,174 (-12%)	1mo	$155,000	$132	49
503 W Green Jay Ave	0.68mi	3/2.0	1,480 (+11%)	6mo	$142,000	$96	44

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: -9.6%
• Equity multiple: 0.66×
• Total profit: $-10,439
• Equity at exit: $16,401

10-year hold

• IRR: -6.0%
• Equity multiple: 0.68×
• Total profit: $-9,954
• Equity at exit: $9,511

Cash invested: $30,800 (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: 451
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,423 high
• Mortgage (P&I): −$577
• Tax from tax record: −$322 /mo · $3,868/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $179

Break-even live

Break-even rent $1,196

Max offer price $110,000

Occupancy floor 82%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6703 S Oro Ln Pharr, TX	4.0	2.5	1786	$1,700	$0.95	14d	1	0.09mi
6707 S Rios St Pharr, TX	2.0	2.0	1545	$1,200	$0.78	14d	1	0.12mi
719 Sherryl Ave Pharr, TX	3.0	2.0	1524	$1,500	$0.98	14d	1	0.56mi
810 W Falcon Ave Pharr, TX	3.0	1.0	968	$1,150	$1.19	14d	1	0.56mi
321 E Greg Dr Pharr, TX	3.0	2.0	1368	$1,500	$1.10	44d	1	1.01mi
1625 W Marlin St Unit 3 Pharr, TX	2.0	2.0	965	$1,125	$1.17	23d	1	1.33mi
901 E Thomas Dr Pharr, TX	2.0	2.0	900	$998	$1.11	21d	1	1.37mi
901 E Thomas Dr Pharr, TX	3.0	2.0	1100	$1,295	$1.18	23d	1	1.37mi

Listing history 7 events

1. 2026-05-16
   historical Option 398-char remark

   Show marketing remark (398 chars)

   This unique 3-bedroom, 2-bath home is full of character and located in a well-established neighborhood just minutes from schools, shopping, and everyday conveniences. Whether you're looking for your first home or a smart investment, this property offers a standout opportunity to add value and make it truly your own. Homes like this don’t come around often—schedule your showing today!

2. 2026-03-25
   price $110,000 398-char remark

   Show marketing remark (398 chars)

   This unique 3-bedroom, 2-bath home is full of character and located in a well-established neighborhood just minutes from schools, shopping, and everyday conveniences. Whether you're looking for your first home or a smart investment, this property offers a standout opportunity to add value and make it truly your own. Homes like this don’t come around often—schedule your showing today!

3. 2025-09-25
   price $140,000 398-char remark

   Show marketing remark (398 chars)

   This unique 3-bedroom, 2-bath home is full of character and located in a well-established neighborhood just minutes from schools, shopping, and everyday conveniences. Whether you're looking for your first home or a smart investment, this property offers a standout opportunity to add value and make it truly your own. Homes like this don’t come around often—schedule your showing today!

4. 2025-07-16
   price $165,000 398-char remark

   Show marketing remark (398 chars)

   This unique 3-bedroom, 2-bath home is full of character and located in a well-established neighborhood just minutes from schools, shopping, and everyday conveniences. Whether you're looking for your first home or a smart investment, this property offers a standout opportunity to add value and make it truly your own. Homes like this don’t come around often—schedule your showing today!

5. 2025-06-27
   listed $182,000 Active 398-char remark

   Show marketing remark (398 chars)

   This unique 3-bedroom, 2-bath home is full of character and located in a well-established neighborhood just minutes from schools, shopping, and everyday conveniences. Whether you're looking for your first home or a smart investment, this property offers a standout opportunity to add value and make it truly your own. Homes like this don’t come around often—schedule your showing today!

6. 2024-11-25
   listed $200,000 Active
7. 2002-02-07
   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: $3,868 · $322/mo
• Projected year-2 tax: $3,868 · $322/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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $17,079
• − Mortgage interest: −$6,162
• − Property taxes: −$3,868
• − Insurance: −$550
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$3,200
• Taxable income: $566
• Est. tax owed @ 24.0%: −$136
• After-tax cash flow: $2,016/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: 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

-45.0% since first listed

7 events — show timeline

• 2026-05-16 Contingent — MCALLENMLS
• 2026-03-25 Price Changed $110,000 MCALLENMLS
• 2025-09-25 Price Changed $140,000 MCALLENMLS
• 2025-07-16 Price Changed $165,000 MCALLENMLS
• 2025-06-27 Listed $182,000 MCALLENMLS
• 2024-11-25 Listed $200,000 MCALLENMLS
• 2002-02-07 Sold (Public Records) — Public Records

Property tax history

+13.0%/yr

Latest (2025): $3,868 · +19.5% YoY. Source: county tax records.