814 Starshine Dr · Edinburg, TX 78542

$120,000

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 13 Days on market

Built 1985 0.25 ac lot $106/sqft · 33% below area Est $201k · 40% under ↓ 17% 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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.7/10.0
• 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

This spacious 4-bedroom, 2-bathroom home with 2 bonus rooms sits on a large lot, offering plenty of room to expand, create your dream outdoor space, or enjoy extra privacy. With a little TLC and your personal touch, this property can easily be transformed into the perfect family home or investment opportunity. The flexible floor plan provides ample space for a home office or play room. If you’re looking for a property with great bones, a generous lot, and unlimited potential, this is the one for you. Don’t miss this chance to make it your own and add value in a great location

Key facts

• 0.25 acre lot
• Garage
• Built 1985

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: 3 total parking spaces; 1-car attached garage; 2-car carport (covered); Covered parking
• Utilities: City sewer
• Home design: Seller-measured living area
• Construction: Brick construction; Slab foundation; Shingle roof; Built on a 0.2537-acre lot
• Exterior features: Mature trees; Decorative metal, masonry, and privacy fencing; Patio slab; Paved road access; Cul-de-sac lot; Irregular lot shape

Interior

• Kitchen: Refrigerator; Stove/Range; Electric water heater
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Thermostat
• Interior features: Granite countertops; Ceiling fans; No window coverings
• Laundry & utility: Laundry area with washer/dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 7.6% 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: Alfonso Ramirez El (math 37% / reading 42%, grade F, #1,545 of 4,322 statewide, top 38%, 681 students, 61% FRL); South Middle (math 23% / reading 46%, grade F, #858 of 1,662 statewide, top 54%, 1,309 students, 66% FRL); Robert R Vela H S (math 27% / reading 48%, grade F, #888 of 1,632 statewide, top 55%, 2,189 students, 62% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: Rents soft (-1.1%/yr); 1011 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 $830 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.07% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.71%
• DSCR: 1.21
• GRM: 7.8

CMA / ARV

• ARV (median comp): $200,603
• List price: $120,000
• Delta: -37.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 Starshine Dr	0.00mi	4/2.0 (+1)	1,272 (+13%)	0mo	$120,000	$94	70
810 Esperanza St	0.30mi	3/2.0	1,260 (+12%)	15mo	$125,000	$99	50

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: -12.6%
• Equity multiple: 0.56×
• Total profit: $-14,761
• Equity at exit: $17,892

10-year hold

• IRR: -9.2%
• Equity multiple: 0.51×
• Total profit: $-16,405
• Equity at exit: $10,375

Cash invested: $33,600 (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 78542

• Home prices YoY: -13.4%
• Rents YoY: -1.1%
• Active inventory: 1011
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$629
• Tax from tax record: −$207 /mo · $2,483/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $132

Break-even live

Break-even rent $1,122

Max offer price $120,000

Occupancy floor 85%

Sensitivity live

Price	-10% $200	-5% $166	+0% $132	+5% $98	+10% $64
Rent	-10% $30	-5% $81	+0% $132	+5% $183	+10% $234
Rate	-1.0pp $192	-0.5pp $163	base $132	+0.5pp $101	+1.0pp $69

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4724 N Ebony St Apt 4 Pharr, TX	3.0	2.0	1040	$1,100	$1.06	45d	1	1.03mi
5006 N Crown Pt Unit 2 Pharr, TX	3.0	2.0	1100	$1,350	$1.23	45d	1	1.25mi
5006 N Crown Pt Unit 4 Pharr, TX	3.0	2.0	1100	$1,300	$1.18	45d	1	1.25mi
2606 Garman St Edinburg, TX	3.0	2.0	1445	$1,900	$1.31	20d	1	1.26mi
5202 N Hiawatha Dr Pharr, TX	3.0	2.0	1073	$1,250	$1.16	45d	1	1.27mi
5106 N Hiawatha Dr Unit 2 Pharr, TX	3.0	2.0	1050	$1,250	$1.19	45d	1	1.29mi
5205 N Hiawatha Dr Unit DRIVE5205-04 Pharr, TX	3.0	2.0	1050	$1,100	$1.05	24d	1	1.29mi
5201 N Hiawatha Dr Unit 1 Pharr, TX	3.0	2.0	1050	$1,150	$1.10	45d	1	1.30mi
5102 N Hiawatha Dr Unit 3 Pharr, TX	3.0	2.0	1043	$1,150	$1.10	45d	1	1.31mi
2700 Garman St Edinburg, TX	3.0	2.0	1272	$1,950	$1.53	15d	1	1.31mi
5103 N Hiawatha Dr Apt 3 Pharr, TX	3.0	2.0	1043	$1,145	$1.10	20d	1	1.33mi
4106 Linda Vista St Pharr, TX	3.0	2.0	1072	$1,400	$1.31	45d	1	1.34mi
5004 N Hiawatha Dr Unit 1 Pharr, TX	3.0	2.0	1050	$1,200	$1.14	24d	1	1.34mi
5201 N Winona Dr Unit 3 Pharr, TX	3.0	2.0	1050	$1,250	$1.19	24d	1	1.35mi
4906 N Hiawatha Dr Unit 1 Pharr, TX	3.0	2.0	1073	$1,150	$1.07	45d	1	1.36mi
5202 N Dahlia St Unit 2 Pharr, TX	3.0	2.0	1080	$1,250	$1.16	45d	1	1.37mi
5007 N Winona Dr Unit 3 Pharr, TX	3.0	2.0	1050	$1,250	$1.19	45d	1	1.40mi
4900 N Hiawatha Dr Unit 1 Pharr, TX	2.0	2.0	1099	$1,100	$1.00	24d	1	1.40mi
4903 N Hiawatha Dr Pharr, TX	3.0	2.0	1050	$1,100	$1.05	45d	1	1.41mi
5228 S Sugar Rd Edinburg, TX	2.0	2.0	965	$1,139	$1.18	45d	1	1.43mi
5006 N Dahlia St Unit 1 Pharr, TX	3.0	2.0	1100	$1,300	$1.18	24d	1	1.44mi
5006 N Dahlia St Unit 3 Pharr, TX	3.0	2.0	1100	$1,350	$1.23	24d	1	1.44mi
304 Lauryn Dr Unit 1 San Juan, TX	2.0	2.0	948	$1,195	$1.26	24d	1	1.45mi
5001 N Dahlia St Unit 3 Pharr, TX	3.0	2.0	1100	$1,300	$1.18	45d	1	1.47mi
5001 N Dahlia St Unit 3 Pharr, TX	3.0	2.0	1100	$1,300	$1.18	20d	1	1.47mi
4901 N Winona Dr Unit 3 Pharr, TX	3.0	2.0	1050	$1,200	$1.14	45d	1	1.47mi
304 S Ridge Ln Unit 1 San Juan, TX	2.0	2.0	1120	$975	$0.87	45d	1	1.50mi

Listing history 16 events

1. 2026-06-14
   statusdays on market $120,000 Pending 13 DOM
2. 2026-06-13
   days on market $120,000 Active 12 DOM
3. 2026-06-10
   days on market $120,000 Active 10 DOM
4. 2026-06-09
   days on market $120,000 Active 9 DOM
5. 2026-06-08
   days on market $120,000 Active 8 DOM
6. 2026-06-07
   days on market $120,000 Active 7 DOM
7. 2026-06-03
   days on market $120,000 Active 3 DOM
8. 2026-06-02
   days on market $120,000 Active 2 DOM
9. 2026-06-01
   pricedays on marketlisting id $120,000 Active 1 DOM
10. 2026-05-31
    days on market $125,000 Active 229 DOM
11. 2026-05-07
    price $125,000 595-char remark
12. 2026-04-11
    price $130,000 595-char remark
13. 2026-02-09
    price $140,000 595-char remark
14. 2025-10-13
    listed $145,000 Active 595-char remark
15. 2024-03-15
    soldstatus
16. 2006-04-20
    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: $2,483 · $207/mo
• Projected year-2 tax: $2,483 · $207/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 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: $15,466
• − Mortgage interest: −$6,722
• − Property taxes: −$2,483
• − Insurance: −$600
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$3,491
• Taxable loss: −$304
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $1,657/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

-17.2% since first listed

9 events — show timeline

• 2026-06-16 Sold (MLS) — MCALLENMLS
• 2026-06-14 Pending — MCALLENMLS
• 2026-05-31 Listed $120,000 MCALLENMLS
• 2026-05-07 Price Changed $125,000 MCALLENMLS
• 2026-04-11 Price Changed $130,000 MCALLENMLS
• 2026-02-09 Price Changed $140,000 MCALLENMLS
• 2025-10-13 Listed $145,000 MCALLENMLS
• 2024-03-15 Sold (Public Records) — Public Records
• 2006-04-20 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,483 · +18.4% YoY. Source: county tax records.