708 E Schunior St · Edinburg, TX 78541

$90,000

2 bd · 1.0 ba · 1,016 sqft · SingleFamily public records · 40 Days on market

Built 2005 Est $156k · 42% under

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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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.8/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Invest property for sell this so a complete rehab

Key facts

• Built 2005
• Listed 39 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: schools D+, employment D, amenities 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.
• Market conditions: Rents rising (+2.0%/yr); 523 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $622 of loan paydown is wiped out by about $3k 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 40 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.79%
• DSCR: 1.35
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $156,464
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 E Peter St	0.36mi	2/2.0	1,008 (-1%)	13mo	$159,000	$158	67
1014 E Peter St	0.31mi	3/2.0 (+1)	1,008 (-1%)	14mo	$155,000	$154	64
901 E Peter St	0.21mi	3/1.0 (+1)	1,066 (+5%)	22mo	$159,900	$150	58

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 · 2.01% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.80×
• Total profit: $-5,161
• Equity at exit: $13,419

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $4,916
• Equity at exit: $7,782

Cash invested: $25,200 (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 78541

• Home prices YoY: -7.6%
• Rents YoY: 2.0%
• Active inventory: 523
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,058 high
• Mortgage (P&I): −$472
• Tax from tax record: −$162 /mo · $1,950/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $164

Break-even live

Break-even rent $851

Max offer price $90,000

Occupancy floor 80%

Sensitivity live

Price	-10% $215	-5% $189	+0% $164	+5% $138	+10% $113
Rent	-10% $80	-5% $122	+0% $164	+5% $205	+10% $247
Rate	-1.0pp $209	-0.5pp $186	base $164	+0.5pp $140	+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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 E Schunior St Edinburg, TX	3.0	2.0	1100	$1,150	$1.05	45d	1	0.09mi
112 E Peter St Unit 3 Edinburg, TX	2.0	1.0	850	$975	$1.15	45d	1	0.46mi
136 E Wells St Edinburg, TX	3.0	1.0	961	$1,200	$1.25	45d	1	0.50mi
1404 Deer Hls Unit 3 Edinburg, TX	2.0	2.0	975	$1,100	$1.13	45d	1	0.54mi
1402 Coyote Hls Unit 4 Edinburg, TX	2.0	2.0	925	$990	$1.07	45d	1	0.55mi
1403 Deer Hls Unit 2 Edinburg, TX	3.0	2.0	1100	$1,200	$1.09	45d	1	0.55mi
1408 Deer Hls Unit 4 Edinburg, TX	2.0	2.0	900	$995	$1.11	45d	1	0.56mi
1408 Deer Hls Unit 3 Edinburg, TX	2.0	2.0	900	$990	$1.10	45d	1	0.56mi
1405 Coyote Hls Unit 2 Edinburg, TX	3.0	2.0	1100	$1,150	$1.05	24d	1	0.56mi
1405 Coyote Hls Edinburg, TX	3.0	2.0	1100	$1,150	$1.05	15d	1	0.56mi
1407 Deer Hls Unit 1 Edinburg, TX	2.0	2.0	975	$995	$1.02	24d	1	0.57mi
1411 Deer Hls Unit 1 Edinburg, TX	2.0	2.0	975	$1,100	$1.13	24d	1	0.57mi
1411 Deer Hls Edinburg, TX	2.0–3.0	2.0	1037	$1,100	$1.06	45d	2	0.57mi
1410 Coyote Hls Unit 4 Edinburg, TX	3.0	2.0	1100	$1,200	$1.09	24d	1	0.58mi
1409 Coyote Hls Unit 2 Edinburg, TX	3.0	2.0	1100	$1,300	$1.18	15d	1	0.59mi
1413 Coyote Hls Unit 4 Edinburg, TX	3.0	2.0	1050	$1,150	$1.10	24d	1	0.59mi
106 Teak Dr Unit 3 Edinburg, TX	2.0	2.0	1100	$1,100	$1.00	45d	1	0.60mi
106 Teak Dr Unit 4 Edinburg, TX	2.0	2.0	1100	$1,100	$1.00	15d	1	0.60mi
1210 Upas Dr Unit 3 Edinburg, TX	3.0	2.0	1130	$1,150	$1.02	45d	1	0.60mi
1420 Deer Hls Unit 3 Edinburg, TX	2.0	2.0	1030	$1,100	$1.07	24d	1	0.61mi
110 Teak Dr Unit 3 Edinburg, TX	2.0	2.0	1021	$900	$0.88	24d	1	0.61mi
1417 Coyote Hls Unit 1 Edinburg, TX	2.0	2.0	940	$985	$1.05	45d	1	0.61mi
1502 Deer Hls Unit 3 Edinburg, TX	2.0	2.0	940	$995	$1.06	24d	1	0.62mi
1502 Deer Hls Unit 3 Edinburg, TX	2.0	2.0	940	$995	$1.06	22d	1	0.62mi
1502 Deer Hls Unit 3 Edinburg, TX	2.0	2.0	940	$995	$1.06	45d	1	0.62mi
1503 Coyote Hls Unit 1 Edinburg, TX	2.0	2.0	950	$1,035	$1.09	24d	1	0.62mi
1503 Coyote Hls Unit 1 Edinburg, TX	2.0	2.0	950	$1,035	$1.09	45d	1	0.62mi
204 Teak Dr Unit 1 Edinburg, TX	2.0	2.0	1050	$900	$0.86	24d	1	0.63mi
204 Teak Dr Unit 3 Edinburg, TX	2.0	2.0	1050	$1,000	$0.95	45d	1	0.63mi
1222 Upas Dr Unit C Edinburg, TX	2.0	2.0	862	$900	$1.04	24d	1	0.64mi
1222 Upas Dr Edinburg, TX	2.0	2.0	862	$900	$1.04	15d	1	0.64mi
1512 Coyote Hls Unit 1 Edinburg, TX	2.0	2.0	950	$995	$1.05	45d	1	0.65mi
1221 Upas Dr Unit 3 Edinburg, TX	3.0	3.0	1300	$1,300	$1.00	45d	1	0.66mi
206 Fig Dr Unit 2 Edinburg, TX	2.0	2.0	1024	$990	$0.97	45d	1	0.68mi
1212 White Oak Dr Unit 2 Edinburg, TX	3.0	2.0	1250	$1,100	$0.88	45d	1	0.69mi
1211 White Oak Dr Unit 3 Edinburg, TX	2.0	2.0	1050	$1,050	$1.00	45d	1	0.71mi
1211 White Oak Dr Unit 4 Edinburg, TX	3.0	2.0	1150	$1,050	$0.91	24d	1	0.71mi
406 N Lotto Ln Unit 4 Edinburg, TX	2.0	2.0	850	$850	$1.00	45d	1	0.73mi
420 W Chavez St Unit 4 Edinburg, TX	3.0	2.0	1100	$1,250	$1.14	45d	1	0.73mi
1311 Bodark Dr Unit 4 Edinburg, TX	3.0	3.0	1453	$1,395	$0.96	45d	1	0.73mi

Listing history 18 events

1. 2026-06-21
   days on market $90,000 Active 40 DOM
2. 2026-06-18
   days on market $90,000 Active 37 DOM
3. 2026-06-17
   days on market $90,000 Active 36 DOM
4. 2026-06-16
   days on market $90,000 Active 35 DOM
5. 2026-06-15
   days on market $90,000 Active 34 DOM
6. 2026-06-14
   days on market $90,000 Active 32 DOM
7. 2026-06-13
   days on market $90,000 Active 31 DOM
8. 2026-06-10
   days on market $90,000 Active 29 DOM
9. 2026-06-08
   days on market $90,000 Active 27 DOM
10. 2026-06-07
    days on market $90,000 Active 26 DOM
11. 2026-06-03
    days on market $90,000 Active 22 DOM
12. 2026-06-02
    days on market $90,000 Active 21 DOM
13. 2026-06-01
    days on market $90,000 Active 20 DOM
14. 2026-05-31
    days on market $90,000 Active 19 DOM
15. 2026-05-31
    days on market $90,000 Active 18 DOM
16. 2026-05-12
    listed $90,000 Active 49-char remark
17. 2024-12-03
    soldstatus
18. 1995-03-22
    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: $1,950 · $162/mo
• Projected year-2 tax: $1,950 · $162/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 5/10 Major FEMA zone X (shaded) · 65% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,692
• − Mortgage interest: −$5,041
• − Property taxes: −$1,950
• − Insurance: −$450
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$2,618
• Taxable income: $602
• Est. tax owed @ 24.0%: −$144
• After-tax cash flow: $1,819/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): 51,710
• Household income: $52,863
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1963.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 49% White 8% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 83%
• Foreign-born: 22% · Canada, South Korea, Jamaica
• Languages at home: 24% English-only · Spanish 73% Other Indo-European 1% Korean 1%

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: ▼ -17.63%
• Current HPI: 215.1057
• Rent YoY: ▲ 2.01%
• 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 events — show timeline

• 2026-05-12 Listed $90,000 FSBO.com
• 2024-12-03 Sold (Public Records) — Public Records
• 1995-03-22 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,950 · +17.6% YoY. Source: county tax records.