7310 Pinal St · Perezville, TX 78572

$154,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 90 Days on market

Built 2000 5,998 sqft lot $128/sqft · 7% below area Est $165k · 7% under ↓ 4% since listing

---

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 +12.0/30.0
• ARV discount +10.5/15.0
• 1% rule +3.5/10.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this great opportunity in Palmview TX! Located just minutes from the expressway, this home has great potential. It offers plenty of backyard space, garage, and front patio. With some updates and attention, this can be a great investment. You won't find many homes at this price range, so don't miss out on this deal. Schedule for an appointment

Key facts

• Front patio
• Backyard space
• 5,998 sq ft lot

Tags

• BACKYARD SPACE
• FRONT PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $-37 ($-442/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (15.0% below list).
• Recommended offer: $131k (15.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#743 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• La Joya ISD (suburban): math 18% / reading 29% proficiency, ranked #759 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 852 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); 67% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 90 days — a 6% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 94% 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 $130,896 (15.0% 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. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 9.8

CMA / ARV

• ARV (median comp): $165,027
• List price: $154,000
• Delta: -6.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1906 Wilson St	0.60mi	2/2.0 (-1)	1,222 (+2%)	4mo	$169,900	$139	60
1810 Tyler St	0.68mi	2/2.0 (-1)	1,186 (-1%)	3mo	$175,000	$148	59
1909 Tyler St	0.61mi	2/2.0 (-1)	1,143 (-5%)	3mo	$154,900	$136	56
1912 Tyler St	0.59mi	2/2.0 (-1)	1,230 (+2%)	11mo	$179,900	$146	55
1813 Tyler St	0.69mi	2/2.0 (-1)	1,268 (+6%)	8mo	$224,900	$177	47
1923 Tyler St	0.54mi	2/2.0 (-1)	1,306 (+9%)	10mo	$185,000	$142	46
1813 Jefferson St	0.67mi	2/2.0 (-1)	1,312 (+9%)	8mo	$185,000	$141	42
7412 Golf Dr	0.65mi	2/2.0 (-1)	1,347 (+12%)	4mo	$220,000	$163	41
1908 Kennedy St	0.59mi	2/2.0 (-1)	1,062 (-12%)	11mo	$185,000	$174	39
7326 Ford St	0.54mi	2/2.0 (-1)	1,368 (+14%)	9mo	$154,900	$113	39
1921 Stadler Dr	0.60mi	2/2.0 (-1)	1,068 (-11%)	14mo	$144,900	$136	37
7422 Golf Dr	0.72mi	2/2.0 (-1)	1,377 (+15%)	4mo	$195,000	$142	34

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 · 0.93% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.31×
• Total profit: $-29,948
• Equity at exit: $22,962

10-year hold

• IRR: -18.8%
• Equity multiple: 0.08×
• Total profit: $-39,518
• Equity at exit: $13,315

Cash invested: $43,120 (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 78572

• Home prices YoY: -22.9%
• Rents YoY: 0.9%
• Active inventory: 852
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,309 high
• Mortgage (P&I): −$808
• Tax from tax record: −$199 /mo · $2,390/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-37

Break-even live

Break-even rent $1,356

Max offer price $147,492

Occupancy floor 98%

Sensitivity live

Price	-10% $50	-5% $7	+0% $-37	+5% $-80	+10% $-124
Rent	-10% $-140	-5% $-89	+0% $-37	+5% $15	+10% $67
Rate	-1.0pp $41	-0.5pp $2	base $-37	+0.5pp $-77	+1.0pp $-117

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2503 Double Eagle Dr Mission, TX	2.0	2.0	840	$1,300	$1.55	44d	1	0.33mi
1908 Kennedy St Mission, TX	2.0	2.0	1062	$1,300	$1.22	24d	1	0.61mi
7220 W Interstate Highway 2 Fl STW 4 WITH PORCH) FRONT UNIT Mission, TX	2.0	2.0	1104	$1,150	$1.04	44d	1	0.98mi
7220 W Interstate Highway 2 Unit 12 Mission, TX	2.0	2.0	1104	$995	$0.90	22d	1	0.99mi
7220 W Interstate Highway 2 Unit 20 Mission, TX	2.0	2.0	1104	$995	$0.90	44d	1	0.99mi
3717 Clavel St Unit 8 Palmview, TX	2.0	1.0	1005	$800	$0.80	44d	1	1.16mi
3711 Chapa AVE Palmview, TX	2.0	2.0	995	$1,150	$1.16	15d	1	1.25mi
3711 Chapa AVE Palmview, TX	3.0	2.0	1050	$1,300	$1.24	44d	1	1.25mi
3706 Chapa AVE Palmview, TX	2.0	2.0	864	$1,100	$1.27	44d	1	1.28mi

Listing history 22 events

1. 2026-06-18
   days on market $154,000 Active 90 DOM
2. 2026-06-17
   days on market $154,000 Active 89 DOM
3. 2026-06-16
   days on market $154,000 Active 88 DOM
4. 2026-06-15
   days on market $154,000 Active 87 DOM
5. 2026-06-14
   days on market $154,000 Active 85 DOM
6. 2026-06-13
   days on market $154,000 Active 84 DOM
7. 2026-06-10
   days on market $154,000 Active 82 DOM
8. 2026-06-09
   days on market $154,000 Active 81 DOM
9. 2026-06-08
   days on market $154,000 Active 80 DOM
10. 2026-06-07
    days on market $154,000 Active 79 DOM
11. 2026-06-05
    days on market $154,000 Active 76 DOM
12. 2026-06-03
    days on market $154,000 Active 75 DOM
13. 2026-06-02
    pricedays on market $154,000 Active 74 DOM
14. 2026-06-01
    days on market $159,000 Active 73 DOM
15. 2026-05-31
    days on market $159,000 Active 72 DOM
16. 2026-05-31
    days on market $159,000 Active 71 DOM
17. 2026-03-20
    listed $159,000 Active 359-char remark

    Show marketing remark (359 chars)

    Come check out this great opportunity in Palmview TX! Located just minutes from the expressway, this home has great potential. It offers plenty of backyard space, garage, and front patio. With some updates and attention, this can be a great investment. You won't find many homes at this price range, so don't miss out on this deal. Schedule for an appointment

18. 2025-03-18
    listed $155,000 Active
19. 2023-11-05
    listed $165,000 Active
20. 2000-10-12
    soldstatus
21. 2000-06-20
    soldstatus
22. 2000-05-03
    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: $2,390 · $199/mo
• Projected year-2 tax: $2,818 · $235/mo
• Expected delta: +$428/yr (+$36/mo · 17.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 80% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $15,708
• − Mortgage interest: −$8,626
• − Property taxes: −$2,390
• − Insurance: −$770
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$4,480
• Taxable loss: −$3,072
• Est. tax savings @ 24.0%: +$737
• After-tax cash flow: $295/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: La Joya ISD
• NCES district ID: 4826130
• Math proficiency: 18% ▼ -35.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $27,845
• Composite: 18.65/100
• National rank: #8891
• State rank: #759 of 826 in TX

Livability — Perezville

• Score: 64/100
• State rank: #743
• US rank: #13748

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment C Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perezville, TX
• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 78,024
• Household income: $54,298
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 1714.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 47% White 12% Asian 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Slovak 1% Portuguese 0%
• Foreign-born: 28% · Canada, South Korea
• Languages at home: 22% English-only · Spanish 76%

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: ▼ -62.35%
• Current HPI: 209.3573
• Rent YoY: ▲ 0.93%
• 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

-3.6% since first listed

6 events — show timeline

• 2026-03-20 Listed $159,000 MCALLENMLS
• 2025-03-18 Listed $155,000 MCALLENMLS
• 2023-11-05 Listed $165,000 MCALLENMLS
• 2000-10-12 Sold (Public Records) — Public Records
• 2000-06-20 Sold (Public Records) — Public Records
• 2000-05-03 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,390 · +16.9% YoY. Source: county tax records.