1500 Quartz St · Penitas, TX 78576

$199,900

3 bd · 2.0 ba · 2,420 sqft · SingleFamily public records · 36 Days on market

Built 1998 0.50 ac lot $83/sqft · 25% below area Est $267k · 25% under

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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).

• ARV discount +15.0/15.0
• Appreciation +8.2/10.0
• Cash flow +3.4/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• 1% rule +1.5/10.0
• DSCR +0.0/10.0

Listing remarks

ATTENTION INVESTORS!!! Lovely curb appeal on this 2 story 2665' square foot Fixer Upper home on Half an Acre! Needs some TLC, but can be a Beauty! White Exterior Brick, Front Entry Door with Side Lights, Large Foyer, Marble floors, granite counters, custom ornate kitchen cabinets, Plantation Shutters! Unfinished masonry Guest House with 2 Bedrooms and 1 Bath as well. Easy Access to Expressway. Come See!

Key facts

• Front entry door
• Marble floors
• Large foyer

Tags

• WHITE EXTERIOR BRICK
• FRONT ENTRY DOOR
• LARGE FOYER
• MARBLE FLOORS
• GRANITE COUNTERS
• CUSTOM ORNATE KITCHEN CABINETS

Property features AI

Finance

• Other: Escrow amount listed
• HOA & community: No association

Exterior

• Parking: Attached garage (2 covered spaces, garage faces side); Total of 2 parking spaces
• Utilities: Public water
• Home design: Not new construction
• Construction: Brick construction; Composition shingle roof; Slab foundation; Building area approximately 2,420
• Exterior features: Balcony; Covered patio; Detached quarters; Storage; Chain link partial fencing; Paved road access

Interior

• Kitchen: Electric water heater; No conveying appliances
• Bedrooms: Master bedroom with walk-in closet(s)
• Flooring: Marble; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Thermostat
• Interior features: Entrance foyer; Granite countertops; Ceiling fan(s); Decorative / high ceilings; Walk-in closet(s); Double-pane windows; Partial window coverings; Maid quarters
• Laundry & utility: Laundry room with washer/dryer connections

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-609 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (38.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (34.5% below list).
• Recommended offer: $123k (38.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 64/100 on livability (#820 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, 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.
• Zoned schools: Corina Pena El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 546 students, 98% FRL); Dr Javier Saenz Middle (math 10% / reading 19%, grade F, #1,583 of 1,662 statewide, top 96%, 655 students, 99% FRL); La Joya H S (math 16% / reading 32%, grade F, #1,333 of 1,632 statewide, top 82%, 2,775 students, 92% FRL) — zoned schools average 96% FRL vs 54% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 52 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (6.3% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: severe wind risk, 94% 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 $122,742 (38.6% 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 36 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.65% ✗
• Cap rate: 2.64%
• Cash-on-cash: -13.05%
• DSCR: 0.42
• GRM: 12.7

CMA / ARV

• ARV (median comp): $267,379
• List price: $199,900
• Delta: -25.24%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1802 Marble St	0.46mi	4/2.0 (+1)	2,363 (-2%)	1mo	$279,000	$118	69
1805 Platinum St	0.34mi	4/3.5 (+1)	2,370 (-2%)	5mo	$340,000	$143	66
1411 White Rock Ave	0.51mi	3/3.0	2,300 (-5%)	2mo	$159,900	$70	63
1703 Uranium Ave	0.36mi	3/2.5	2,270 (-6%)	18mo	$365,000	$161	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.42×
• Total profit: $23,235
• Equity at exit: $130,049

10-year hold

• IRR: 8.2%
• Equity multiple: 2.75×
• Total profit: $98,063
• Equity at exit: $239,718

Cash invested: $55,972 (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 78576

• Home prices YoY: 2.7%
• Active inventory: 52
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,309 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$511 /mo · $6,137/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-609

Break-even live

Break-even rent $2,080

Max offer price $122,742

Occupancy floor —

Sensitivity live

Price	-10% $-496	-5% $-552	+0% $-609	+5% $-665	+10% $-722
Rent	-10% $-712	-5% $-661	+0% $-609	+5% $-557	+10% $-506
Rate	-1.0pp $-508	-0.5pp $-558	base $-609	+0.5pp $-661	+1.0pp $-713

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-13
   status $199,900 Pending 36 DOM
2. 2026-06-10
   days on market $199,900 Option 36 DOM
3. 2026-06-09
   days on market $199,900 Option 35 DOM
4. 2026-06-08
   days on market $199,900 Option 34 DOM
5. 2026-06-07
   statusdays on market $199,900 Option 33 DOM
6. 2026-06-05
   days on market $199,900 Active 30 DOM
7. 2026-06-03
   days on market $199,900 Active 29 DOM
8. 2026-06-02
   days on market $199,900 Active 28 DOM
9. 2026-06-01
   days on market $199,900 Active 27 DOM
10. 2026-05-31
    days on market $199,900 Active 26 DOM
11. 2026-05-31
    days on market $199,900 Active 25 DOM
12. 2026-05-04
    listed $199,900 Active 412-char remark
13. 2020-12-28
    soldstatus
14. 2004-12-03
    soldstatus
15. 1997-01-09
    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: $6,137 · $511/mo
• Projected year-2 tax: $6,137 · $511/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 22 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: −$11,198
• − Property taxes: −$6,137
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$5,815
• Taxable loss: −$10,955
• Est. tax savings @ 24.0%: +$2,629
• After-tax cash flow: $-4,678/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 — Penitas

• Score: 64/100
• State rank: #820
• US rank: #14866

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Penitas, TX
• Population (ZIP): 13,902

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 (99%)
• Race & ethnicity: Hispanic / Latino 99% Two or more races 71%
• Hispanic origin (detail): Mexican 97%
• Foreign-born: 31% · Canada
• Languages at home: 4% English-only · Spanish 96%

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: ▲ 6.35%
• Current HPI: 238.1571
• Rent YoY: —
• Metro: —
• 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

6 events — show timeline

• 2026-06-11 Pending — MCALLENMLS
• 2026-06-05 Contingent — MCALLENMLS
• 2026-05-04 Listed $199,900 MCALLENMLS
• 2020-12-28 Sold (Public Records) — Public Records
• 2004-12-03 Sold (Public Records) — Public Records
• 1997-01-09 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $6,137 · +5.1% YoY. Source: county tax records.