7503 Heisman Ln · Edinburg, TX 78542

$83,000

2 bd · 1.5 ba · 864 sqft · SingleFamily · 111 Days on market

Built 2007 Fair condition 6,250 sqft lot $96/sqft · 43% below area Est $145k · 43% under

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Why this score? — see what drove the B- 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Livability +3.2/5.0
• Rent growth +2.2/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special! Great opportunity to add to your rental portfolio or start your investment journey. This 2-bedroom, 1-bath home located at 7503 Heisman Ln in Edinburg is priced to sell at just $85,000. The property offers strong potential for rental income, renovation, or long-term appreciation. Conveniently located with easy access to schools and major roadways. Whether you're looking for a fix-and-flip project or a cash-flowing asset, this property presents excellent value. Schedule your showing today!

Key facts

• 6,250 sq ft lot
• Built 2007
• Listed 110 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $83k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $76k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.1% 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: Villarreal El (math 20% / reading 29%, grade F, #3,052 of 4,322 statewide, top 74%, 665 students, 95% FRL); Betty Harwell Middle (math 11% / reading 26%, grade F, #1,478 of 1,662 statewide, top 90%, 1,453 students, 96% FRL); Economedes H S (math 19% / reading 24%, grade F, #1,377 of 1,632 statewide, top 85%, 2,762 students, 92% FRL) — zoned schools average 95% FRL vs 62% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.1%/yr); 1389 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 $574 of loan paydown is wiped out by about $2k 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 111 days — a 9% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Recommended offer $75,530 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.21% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.25%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $144,686
• List price: $83,000
• Delta: -42.63%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3704 Miguel St	0.30mi	2/1.0	810 (-6%)	6mo	$80,000	$99	68
5608 Kingsley Ln	0.13mi	3/2.0 (+1)	995 (+15%)	5mo	$155,000	$156	58
5046 Frisco Rd	1.15mi	2/2.0	900 (+4%)	6mo	$140,000	$156	51
9510 N Cesar Chavez Rd	1.27mi	1/1.0 (-1)	880 (+2%)	6mo	$269,000	$306	50
3305 Mauricio Ave	1.29mi	3/2.0 (+1)	864 (0%)	17mo	$125,000	$145	44
7808 Stenhouse St	0.17mi	3/2.0 (+1)	1,060 (+23%)	22mo	$179,000	$169	42
5514 Mae St	0.87mi	2/1.0	784 (-9%)	18mo	$120,000	$153	33
6502 Promenade Ave	1.07mi	3/2.0 (+1)	900 (+4%)	32mo	$139,000	$154	31
8121 Locker Ave	0.56mi	3/2.0 (+1)	684 (-21%)	17mo	$65,000	$95	28
6603 Bella Dr	0.72mi	3/2.0 (+1)	928 (+7%)	27mo	$149,999	$162	27
2919 E Ingle Rd	1.03mi	1/2.0 (-1)	648 (-25%)	11mo	$160,000	$247	24
8301 Locker Ave	0.61mi	3/1.0 (+1)	1,050 (+22%)	23mo	$148,000	$141	20

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-2,495
• Equity at exit: $12,376

10-year hold

• IRR: 3.0%
• Equity multiple: 1.19×
• Total profit: $4,408
• Equity at exit: $7,176

Cash invested: $23,240 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 1 under contract
• Months of supply: 36.0 mo (3%/mo absorbed)
• Median asking: $137,000 ($140/sqft)
• Median days on market: 73 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +19.7% above current asking $/sqft

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

ZIP-level market 78542

• Home prices YoY: -13.4%
• Rents YoY: -1.1%
• Active inventory: 1389
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$435
• Tax est. 1.5%: −$104 /mo · $1,245/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $218

Break-even live

Break-even rent $726

Max offer price $83,000

Occupancy floor 73%

Sensitivity live

Price	-10% $275	-5% $247	+0% $218	+5% $189	+10% $160
Rent	-10% $139	-5% $178	+0% $218	+5% $257	+10% $297
Rate	-1.0pp $260	-0.5pp $239	base $218	+0.5pp $196	+1.0pp $174

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: $20,750
• Closing costs: $2,490
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Community features include curbsDirections available to property
• HOA & community: No homeowners association

Exterior

• Parking: No garageNo covered parking or carport
• Utilities: Public waterCity sewerElectric service
• Home design: Detached quarters on propertySeller-measured living area
• Construction: Frame/wood constructionWood sidingCrawl space foundationBuilt on a 0.1435-acre lot
• Exterior features: Shingle roofPaved road accessCurbs

Interior

• Kitchen: Oven-microwave
• Flooring: Laminate flooringVinyl flooring
• Bathrooms: One full bathroomOne half bathroom
• Heating & cooling: Electric heatingElectric cooling
• Interior features: Laminate and vinyl flooringLaminate and solid surface countertopsCeiling fan(s)No window coveringsOther interior features
• Laundry & utility: Dedicated laundry roomElectric water heaterOther type water heater

Listing history 50 events

1. 2026-09-24
   days on market $83,000 Active 111 DOM
2. 2026-09-23
   days on market $83,000 Active 110 DOM
3. 2026-09-22
   days on market $83,000 Active 109 DOM
4. 2026-09-21
   days on market $83,000 Active 108 DOM
5. 2026-09-20
   days on market $83,000 Active 107 DOM
6. 2026-09-19
   days on market $83,000 Active 106 DOM
7. 2026-09-18
   days on market $83,000 Active 105 DOM
8. 2026-09-17
   days on market $83,000 Active 104 DOM
9. 2026-09-16
   days on market $83,000 Active 103 DOM
10. 2026-09-15
    days on market $83,000 Active 102 DOM
11. 2026-09-14
    days on market $83,000 Active 101 DOM
12. 2026-09-13
    days on market $83,000 Active 100 DOM
13. 2026-09-12
    days on market $83,000 Active 99 DOM
14. 2026-09-11
    days on market $83,000 Active 98 DOM
15. 2026-09-05
    days on market $83,000 Active 92 DOM
16. 2026-09-04
    days on market $83,000 Active 91 DOM
17. 2026-09-03
    days on market $83,000 Active 90 DOM
18. 2026-08-31
    days on market $83,000 Active 87 DOM
19. 2026-08-30
    days on market $83,000 Active 86 DOM
20. 2026-08-29
    days on market $83,000 Active 85 DOM
21. 2026-08-28
    days on market $83,000 Active 84 DOM
22. 2026-08-27
    days on market $83,000 Active 83 DOM
23. 2026-08-26
    days on market $83,000 Active 82 DOM
24. 2026-08-25
    days on market $83,000 Active 81 DOM
25. 2026-08-24
    days on market $83,000 Active 80 DOM
26. 2026-08-23
    days on market $83,000 Active 79 DOM
27. 2026-08-22
    days on market $83,000 Active 78 DOM
28. 2026-08-21
    days on market $83,000 Active 77 DOM
29. 2026-08-20
    days on market $83,000 Active 76 DOM
30. 2026-08-19
    days on market $83,000 Active 75 DOM
31. 2026-08-18
    days on market $83,000 Active 74 DOM
32. 2026-08-17
    days on market $83,000 Active 73 DOM
33. 2026-08-16
    days on market $83,000 Active 72 DOM
34. 2026-08-15
    days on market $83,000 Active 71 DOM
35. 2026-08-14
    days on market $83,000 Active 70 DOM
36. 2026-08-13
    days on market $83,000 Active 69 DOM
37. 2026-08-12
    days on market $83,000 Active 68 DOM
38. 2026-08-11
    days on market $83,000 Active 67 DOM
39. 2026-08-10
    days on market $83,000 Active 66 DOM
40. 2026-08-09
    days on market $83,000 Active 65 DOM
41. 2026-08-08
    days on market $83,000 Active 64 DOM
42. 2026-08-07
    days on market $83,000 Active 63 DOM
43. 2026-08-06
    days on market $83,000 Active 62 DOM
44. 2026-08-05
    days on market $83,000 Active 61 DOM
45. 2026-08-04
    days on market $83,000 Active 60 DOM
46. 2026-08-03
    days on market $83,000 Active 59 DOM
47. 2026-07-31
    days on market $83,000 Active 56 DOM
48. 2026-07-29
    days on market $83,000 Active 54 DOM
49. 2026-07-27
    days on market $83,000 Active 52 DOM
50. 2026-07-25
    days on market $83,000 Active 50 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,022
• − Mortgage interest: −$4,649
• − Property taxes: −$1,245
• − Insurance: −$415
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$2,415
• Taxable income: $1,375
• Est. tax owed @ 24.0%: −$330
• After-tax cash flow: $2,284/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 · 11 photos

Fair 45/100 Moderate rehab Est. rehab $21,600–$38,880 screening

This property requires moderate repairs and maintenance, with a focus on the roof and exterior. Upgrades to the exterior and HVAC units would significantly increase its value.

Repairs flagged

• Major roof — Exposed roof structure and missing shingles
• Major exterior — Exposed structural components, missing siding
• Minor bathrooms — Standard fixtures, some wear

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace HVAC units — Improves comfort and energy efficiency ↑
• Both Install new flooring — Enhances aesthetic and value ↑
• Both Paint interior walls — Enhances aesthetic and value ↑

ⓘ 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 22/100

Zoned Schools

Elementary Villarreal El F TX #3,052/4,322 Nat'l #30,133/41,679 Middle Betty Harwell Middle F TX #1,478/1,662 Nat'l #12,017/14,009 High Economedes H S F TX #1,377/1,632 Nat'l #13,899/17,239

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

• County: Hidalgo County · 955,232 people
• City population: 178,279
• 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: 8% 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 (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%

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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: ▼ -34.17%
• Current HPI: 220.921
• Rent YoY: ▼ -1.07%
• 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

Property features AI

Finance

• Other: Community features include curbsDirections available to property
• HOA & community: No homeowners association

Exterior

• Parking: No garageNo covered parking or carport
• Utilities: Public waterCity sewerElectric service
• Home design: Detached quarters on propertySeller-measured living area
• Construction: Frame/wood constructionWood sidingCrawl space foundationBuilt on a 0.1435-acre lot
• Exterior features: Shingle roofPaved road accessCurbs

Interior

• Kitchen: Oven-microwave
• Flooring: Laminate flooringVinyl flooring
• Bathrooms: One full bathroomOne half bathroom
• Heating & cooling: Electric heatingElectric cooling
• Interior features: Laminate and vinyl flooringLaminate and solid surface countertopsCeiling fan(s)No window coveringsOther interior features
• Laundry & utility: Dedicated laundry roomElectric water heaterOther type water heater

Price history

1 event — show timeline

• 2026-06-05 Listed $85,000 MCALLENMLS