3204 Barbara Ln · Edinburg, TX 78542

$150,000

3 bd · 2.0 ba · 1,484 sqft · SingleFamily public records · 164 Days on market

Built 1986 0.32 ac lot Est $257k · 42% under ↓ 22% 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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.1/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming and spacious 4-bedroom, 2-bath home with beautifully updated interiors and a generous yard! Step inside to discover an inviting layout that includes an office, a large living room, and a remodeled kitchen featuring elegant butcher-block countertops and modern appliances. Natural light fills the home through upgraded windows, highlighting the comfort and warmth throughout. The oversized lot offers plenty of outdoor living space, including a fenced-in yard, mature trees, and a roomy front porch perfect for relaxing or entertaining. Enjoy privacy and security with an electric motorized gate and storage building. Located minutes from schools, parks, and shopping—this Edinburg hom

Key facts

• Remodeled kitchen
• Modern appliances
• Updated interiors

Tags

• UPDATED INTERIORS
• REMODELED KITCHEN
• BUTCHER-BLOCK COUNTERTOPS
• MODERN APPLIANCES
• UPGRADED WINDOWS
• OVERSIZED LOT

Property features AI

Finance

• Other: Lot size approximately 0.3214 acres
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage with 2 covered parking spaces (2 total spaces)
• Security: Motorized gate
• Utilities: City sewer; Internet access
• Home design: Single-family property; Paved road access; Corner and irregular lot with sidewalks
• Construction: Brick, stone and stucco exterior; Metal roof; Combination foundation (pier/post/pillar and slab)
• Exterior features: Mature trees; Motorized gate; Deck, porch and patio areas

Interior

• Kitchen: Gas cooktop; Gas stove/range; Microwave; Electric water heater
• Bedrooms: Master bedroom with walk-in closet
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Thermostat
• Interior features: Laminate countertops; Bonus room; Ceiling fans; Microwave; Mini blinds and partial window coverings
• Laundry & utility: Laundry area with washer/dryer connections

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 2.4% 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); 1003 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 33% of the median local income ($55k/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 $1k of loan paydown is wiped out by about $4k 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 164 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.01% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $256,732
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3204 Barbara Ln	0.00mi	4/2.0 (+1)	1,484 (0%)	1mo	$150,000	$101	94
4124 Alexia Ln	0.46mi	3/2.5	1,505 (+1%)	1mo	$279,000	$185	74
3224 Saturn St	0.47mi	3/2.0	1,432 (-4%)	2mo	$179,000	$125	71
3216 E Alexa St	0.37mi	3/2.0	1,379 (-7%)	2mo	$234,900	$170	70
3610 Las Brisas St	0.49mi	3/2.0	1,545 (+4%)	1mo	$254,999	$165	69
3517 E Alexa St	0.39mi	3/2.0	1,382 (-7%)	2mo	$249,500	$181	68
2705 Yosemite St	0.66mi	3/2.0	1,505 (+1%)	0mo	$259,877	$173	67
3568 Las Brisas St	0.44mi	3/2.0	1,330 (-10%)	2mo	$235,000	$177	61
2610 Yosemite St	0.66mi	3/2.0	1,411 (-5%)	3mo	$225,000	$159	58
3613 E Alexa St	0.43mi	3/2.0	1,655 (+12%)	3mo	$299,500	$181	58
3559 Satelite St	0.49mi	3/2.0	1,331 (-10%)	3mo	$234,888	$176	57
3609 Las Brisas St	0.49mi	3/2.5	1,313 (-12%)	2mo	$215,000	$164	54

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: -13.0%
• Equity multiple: 0.55×
• Total profit: $-19,090
• Equity at exit: $22,365

10-year hold

• IRR: -9.5%
• Equity multiple: 0.49×
• Total profit: $-21,279
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,517 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$198 /mo · $2,374/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $151

Break-even live

Break-even rent $1,325

Max offer price $150,000

Occupancy floor 85%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3521 N Christopher Ln Edinburg, TX	3.0	2.0	1398	$1,600	$1.14	14d	1	0.86mi
3800 La Sienna Pkwy Edinburg, TX	1.0–3.0	1.0–2.0	966	$1,685	$1.74	14d	1	1.12mi

Listing history 8 events

1. 2026-05-13
   status Pending
2. 2026-04-28
   historical Option
3. 2026-02-11
   price $150,000
4. 2026-02-09
   price $165,000
5. 2025-11-29
   listed $180,000 Active
6. 2025-09-09
   price $190,000
7. 2025-05-26
   listed $192,500 Active
8. 2001-09-12
   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: $2,374 · $198/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$371/yr (+$31/mo · 15.6%)

ⓘ 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 · 20% 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: $18,200
• − Mortgage interest: −$8,402
• − Property taxes: −$2,374
• − Insurance: −$750
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$4,364
• Taxable loss: −$602
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $1,959/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: 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

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

• Census place: Edinburg, TX
• County: Hidalgo County · 623,128 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: 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

-22.1% since first listed

8 events — show timeline

• 2026-05-13 Pending — MCALLENMLS
• 2026-04-28 Contingent — MCALLENMLS
• 2026-02-11 Price Changed $150,000 MCALLENMLS
• 2026-02-09 Price Changed $165,000 MCALLENMLS
• 2025-11-29 Listed $180,000 MCALLENMLS
• 2025-09-09 Price Changed $190,000 MCALLENMLS
• 2025-05-26 Listed $192,500 MCALLENMLS
• 2001-09-12 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,374 · +9.5% YoY. Source: county tax records.