1500 Hummingbird Ct #1 · Pharr, TX 78577

$145,000

2 bd · 2.5 ba · 1,278 sqft · Townhouse · 296 Days on market

Built 2013 Fair condition $113/sqft · at area comps Est $151k · at est.

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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).

• Cash flow +11.9/30.0
• ARV discount +9.3/15.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely two story town-home in Pharr! OWNER FINANCE AVAILABLE! 10% down ,10% interest, 10 year balloon. Option for Remodel! Come check out these condos today! Well designed layout that maximizes every square foot; This 2 bedroom 2.5 bath town-home, open concept and spacious bedrooms! Great location near Hwy 281 and Expressway 83. Don't miss out on this opportunity.

Key facts

• Garage
• Built 2013
• Listed 296 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $145k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-36 ($-432/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (15.7% below list).
• Recommended offer: $122k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $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 296 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,283 (15.7% 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 296 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $151,004
• List price: $145,000
• Delta: -3.98%
• 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
1321 E Camellia Ave #3	0.40mi	2/2.5	1,169 (-8%)	5mo	$154,900	$133	63
1305 E Daffodil Ave Unit A	0.48mi	2/2.5	1,360 (+6%)	5mo	$195,000	$143	63
1304 E Camellia Ave #2	0.47mi	2/2.5	1,200 (-6%)	11mo	$159,000	$133	59
1208 E Camellia Ave #2	0.55mi	2/2.5	1,181 (-8%)	5mo	$165,000	$140	57
1213 E Daffodil Ave Unit A	0.55mi	2/2.5	1,360 (+6%)	8mo	$175,000	$129	57
1300 E Daffodil Ave Unit A	0.49mi	2/2.5	1,182 (-8%)	15mo	$169,000	$143	52
1205 E Camellia Ave #4	0.56mi	2/2.5	1,170 (-8%)	10mo	$179,950	$154	52
1300 E Daffodil Ave Unit C	0.49mi	2/2.5	1,182 (-8%)	17mo	$165,000	$140	51
1205 E Camellia Ave #3	0.56mi	2/2.5	1,172 (-8%)	22mo	$179,950	$154	42
1205 E Camelia St	0.57mi	2/3.0	1,172 (-8%)	20mo	$175,950	$150	41
1309 E Daffodil Ave Unit B	0.46mi	3/2.5 (+1)	1,440 (+13%)	19mo	$175,000	$122	36
1210 E Daffodil Ave #2	0.51mi	3/2.5 (+1)	1,407 (+10%)	23mo	$197,500	$140	35

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: -21.5%
• Equity multiple: 0.28×
• Total profit: $-29,356
• Equity at exit: $21,620

10-year hold

• IRR: -24.4%
• Equity multiple: -0.04×
• Total profit: $-42,292
• Equity at exit: $12,537

Cash invested: $40,600 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,223 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-36

Break-even live

Break-even rent $1,268

Max offer price $139,787

Occupancy floor 98%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 W Heritage Dr #2 Pharr, TX	3.0	2.0	1140	$1,200	$1.05	43d	1	0.11mi
1300 Humming Bird Ct Unit 9 Pharr, TX	2.0	2.5	1114	$1,250	$1.12	43d	1	0.13mi
1300 Humming Bird Ct Unit 10 Pharr, TX	2.0	2.5	1114	$1,250	$1.12	43d	1	0.13mi
1321 E Camelia AVE #4 McAllen, TX	2.0	2.5	1283	$1,700	$1.33	43d	1	0.37mi
1320 E Camellia Ave Unit C McAllen, TX	2.0	2.5	1360	$1,300	$0.96	43d	1	0.38mi
1320 E Camellia Ave Unit A McAllen, TX	2.0	2.5	1185	$1,600	$1.35	43d	1	0.38mi
1701 W Sioux Rd Unit 12305 Pharr, TX	2.0	2.0	990	$1,250	$1.26	43d	1	0.38mi
1701 W Sioux Rd Unit 4204 Pharr, TX	3.0	2.0	1187	$1,499	$1.26	23d	1	0.38mi
1701 W Sioux Rd Unit 5305 Pharr, TX	2.0	2.0	990	$1,250	$1.26	23d	1	0.38mi
1701 W Sioux Rd Unit 4202 Pharr, TX	3.0	2.0	1187	$1,499	$1.26	43d	1	0.38mi
1321 E Daffodil Ave Unit D McAllen, TX	2.0	2.5	1187	$1,100	$0.93	43d	1	0.39mi
1316 E Camellia Ave Unit 1 McAllen, TX	2.0	2.5	1185	$1,100	$0.93	23d	1	0.39mi
1001 Sugar Garden Dr Unit 1 Pharr, TX	3.0	2.0	1000	$1,250	$1.25	43d	1	0.40mi
1006 Sugar Garden Dr Unit 4 Pharr, TX	3.0	2.0	1000	$1,250	$1.25	21d	1	0.40mi
1004 Sugar Garden Dr Unit 2 Pharr, TX	3.0	2.0	1000	$1,250	$1.25	43d	1	0.41mi
1312 E Daffodil Ave Unit B McAllen, TX	2.0	2.5	1185	$1,100	$0.93	43d	1	0.41mi
1105 Sugar Garden Ave Pharr, TX	3.0	2.0	1050	$1,250	$1.19	19d	1	0.41mi
1309 E Camellia Ave McAllen, TX	2.0	2.5	1200	$1,100	$0.92	43d	1	0.42mi
1706 W Bronze St Pharr, TX	3.0	2.0	1200	$875	$0.73	44d	1	0.42mi
1308 E Daffodil Ave Unit c McAllen, TX	2.0	2.5	1300	$1,200	$0.92	43d	1	0.43mi
1301 E Camellia Ave Unit D Pharr, TX	2.0	2.5	1300	$1,250	$0.96	43d	1	0.46mi
4008 Parkplace Ave Unit 4 Pharr, TX	3.0	2.0	1078	$995	$0.92	43d	1	0.47mi
4008 Parkplace Ave Unit 1 Pharr, TX	3.0	2.0	1078	$1,800	$1.67	43d	1	0.47mi
3402 Robin Pharr, TX	3.0	2.0	1428	$1,800	$1.26	14d	1	0.48mi
813 W Bronze Dr Unit 8134 Pharr, TX	2.0	2.0	891	$875	$0.98	23d	1	0.48mi
1221 E Daffodil Ave Unit C McAllen, TX	2.0	2.5	1148	$1,000	$0.87	23d	1	0.48mi
1424 E Hibiscus Ave Unit 1 McAllen, TX	2.0	2.0	978	$1,200	$1.23	23d	1	0.49mi
906 Sugar Garden Ave Pharr, TX	3.0	2.0	1106	$1,195	$1.08	43d	1	0.50mi
1902 W Violet Dr #4 Pharr, TX	3.0	2.0	950	$1,350	$1.42	23d	1	0.50mi
705 W Emerald Dr Unit B Pharr, TX	2.0	2.0	1000	$895	$0.90	43d	1	0.51mi
801 W Bronze Dr Pharr, TX	2.0	2.0	910	$825	$0.91	19d	1	0.51mi
901 Sugar Garden Dr Unit 4 Pharr, TX	3.0	2.0	1100	$1,200	$1.09	43d	1	0.52mi
1907 W Violet Dr Unit 2 Pharr, TX	2.0	2.0	940	$1,350	$1.44	43d	1	0.52mi
1907 W Violet Dr Unit 3 Pharr, TX	2.0	2.0	1140	$1,350	$1.18	23d	1	0.52mi
902 Sugar Garden Dr Unit 4 Pharr, TX	3.0	2.0	1106	$1,195	$1.08	43d	1	0.53mi
1408 E Hibiscus Ave Unit 2 McAllen, TX	3.0	2.0	1100	$1,350	$1.23	14d	1	0.53mi
1204 E Daffodil McAllen, TX	2.0	2.5	1170	$1,200	$1.03	43d	1	0.53mi
801 Sugar Garden Dr Unit 3 Pharr, TX	3.0	2.0	1040	$1,250	$1.20	14d	1	0.54mi
900 Sugar Garden Ave Pharr, TX	3.0	2.0	1106	$1,195	$1.08	43d	1	0.54mi
1205 E Daffodil Ave Unit B McAllen, TX	2.0	2.5	1250	$1,050	$0.84	43d	1	0.54mi

Listing history 16 events

1. 2026-06-18
   days on market $145,000 Active 296 DOM
2. 2026-06-17
   days on market $145,000 Active 295 DOM
3. 2026-06-16
   days on market $145,000 Active 294 DOM
4. 2026-06-15
   days on market $145,000 Active 293 DOM
5. 2026-06-14
   days on market $145,000 Active 291 DOM
6. 2026-06-13
   days on market $145,000 Active 290 DOM
7. 2026-06-10
   days on market $145,000 Active 288 DOM
8. 2026-06-09
   days on market $145,000 Active 287 DOM
9. 2026-06-08
   days on market $145,000 Active 286 DOM
10. 2026-06-07
    days on market $145,000 Active 285 DOM
11. 2026-06-03
    days on market $145,000 Active 281 DOM
12. 2026-06-02
    days on market $145,000 Active 280 DOM
13. 2026-06-01
    days on market $145,000 Active 279 DOM
14. 2026-05-31
    days on market $145,000 Active 278 DOM
15. 2026-05-31
    days on market $145,000 Active 277 DOM
16. 2025-08-26
    listed $145,000 Active 370-char remark

    Show marketing remark (370 chars)

    Lovely two story town-home in Pharr! OWNER FINANCE AVAILABLE! 10% down ,10% interest, 10 year balloon. Option for Remodel! Come check out these condos today! Well designed layout that maximizes every square foot; This 2 bedroom 2.5 bath town-home, open concept and spacious bedrooms! Great location near Hwy 281 and Expressway 83. Don't miss out on this opportunity.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,674
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$4,218
• Taxable loss: −$2,914
• Est. tax savings @ 24.0%: +$699
• After-tax cash flow: $267/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 · 13 photos

Fair 45/100 Cosmetic rehab

This two-story townhome is in fair condition with cosmetic updates needed. The roof and exterior siding require attention, but the interior is in good shape with fresh paint and granite countertops.

Repairs flagged

• Major roof — visible roof structure
• Minor exterior siding — slight wear

Value-add opportunities

• Both paint exterior siding — enhances curb appeal and value
• Both repair roof — fixes major issue and prevents further damage

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible roof structure	Major	$15,000–50,000
exterior siding · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both paint exterior siding — enhances curb appeal and value ↑
• Both repair roof — fixes major issue and prevents further damage ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2025-08-26 Listed $145,000 MCALLENMLS