6312 Gold Ave · Edinburg, TX 78542

$119,000

2 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 52 Days on market

Built 2000 5,300 sqft lot $104/sqft · 48% below area Est $230k · 48% 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
• Cash flow +14.3/30.0
• 1% rule +4.7/10.0
• DSCR +4.4/10.0
• 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

3 bedroom one bathroom home. There is a large patio done in 2000. The property is fully fenced. The property has 1148 sq ft of living area.

Key facts

• 5,300 sq ft lot
• Built 2000
• Listed 52 days

Property features AI

Finance

• Other: Lot dimensions roughly 53 x 100 (about 5,300 sq ft / 0.1217 acres); Directions: from highway 281 exit Ramseyer head right on Davis Rd
• HOA & community: No association

Exterior

• Parking: No designated parking or carport
• Utilities: Public water
• Home design: Single-story property; Living area source: HidalgoCAD
• Construction: Stucco exterior; Composition shingle roof; Pillar/post/pier foundation; Built area approximately 1,148
• Exterior features: Privacy fence; Deck; Paved road access

Interior

• Kitchen: Electric water heater; Stove/Range
• Bedrooms: Living area includes 1 living space
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laminate countertops; Mini blinds
• Laundry & utility: Laundry area with washer/dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $22 ($263/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (3.0% below list).
• Recommended offer: $115k (3.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 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: Freddy Gonzalez El (math 22% / reading 37%, grade F, #2,525 of 4,322 statewide, top 62%, 500 students, 64% FRL); B L Garza Middle (math 19% / reading 40%, grade F, #1,077 of 1,662 statewide, top 66%, 1,056 students, 82% FRL); Economedes H S (math 19% / reading 24%, grade F, #1,377 of 1,632 statewide, top 85%, 2,762 students, 92% FRL) — zoned schools average 79% FRL vs 62% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.1%/yr); 1011 active listings in the ZIP; 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 $823 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 52 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $119k implies a 1388% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $115,408 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 8.6

CMA / ARV

• ARV (median comp): $230,188
• List price: $119,000
• Delta: -48.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5921 N Playa Del Sol St	0.29mi	3/2.0 (+1)	1,200 (+4%)	12mo	$220,000	$183	60
1117 E Costa Del Sol Ave	0.37mi	3/2.0 (+1)	1,265 (+10%)	3mo	$209,500	$166	54
5813 N Rayo Del Sol	0.26mi	3/2.0 (+1)	1,303 (+14%)	5mo	$229,000	$176	52
5917 N Playa Del Sol St	0.30mi	3/2.5 (+1)	1,303 (+14%)	6mo	$229,000	$176	47
6009 N Playa Del Sol St	0.23mi	3/2.0 (+1)	1,248 (+9%)	23mo	$219,900	$176	46
—	0.33mi	3/2.0 (+1)	1,232 (+7%)	22mo	$220,000	$179	45
6001 N Rayo Del Sol St	0.29mi	3/2.0 (+1)	1,307 (+14%)	17mo	$215,000	$164	40

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: -18.7%
• Equity multiple: 0.36×
• Total profit: $-21,210
• Equity at exit: $17,743

10-year hold

• IRR: -19.5%
• Equity multiple: 0.11×
• Total profit: $-29,504
• Equity at exit: $10,289

Cash invested: $33,320 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$216 /mo · $2,594/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $22

Break-even live

Break-even rent $1,126

Max offer price $119,000

Occupancy floor 93%

Sensitivity live

Price	-10% $89	-5% $56	+0% $22	+5% $-12	+10% $-45
Rent	-10% $-69	-5% $-24	+0% $22	+5% $68	+10% $113
Rate	-1.0pp $82	-0.5pp $52	base $22	+0.5pp $-9	+1.0pp $-40

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $119,000 Active 52 DOM
2. 2026-06-18
   days on market $119,000 Active 49 DOM
3. 2026-06-17
   days on market $119,000 Active 48 DOM
4. 2026-06-16
   days on market $119,000 Active 47 DOM
5. 2026-06-15
   days on market $119,000 Active 46 DOM
6. 2026-06-14
   days on market $119,000 Active 44 DOM
7. 2026-06-13
   days on market $119,000 Active 43 DOM
8. 2026-06-10
   days on market $119,000 Active 41 DOM
9. 2026-06-09
   days on market $119,000 Active 40 DOM
10. 2026-06-08
    days on market $119,000 Active 39 DOM
11. 2026-06-07
    days on market $119,000 Active 38 DOM
12. 2026-06-03
    days on market $119,000 Active 34 DOM
13. 2026-06-02
    days on market $119,000 Active 33 DOM
14. 2026-06-01
    days on market $119,000 Active 32 DOM
15. 2026-05-31
    days on market $119,000 Active 31 DOM
16. 2026-05-31
    days on market $119,000 Active 30 DOM
17. 2026-04-30
    listed $119,000 Active 139-char remark
18. 2021-03-16
    soldstatus
19. 2019-08-02
    soldstatus
20. 2012-07-24
    soldstatus
21. 1996-08-27
    soldstatus $7,995

ⓘ 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: $2,594 · $216/mo
• Projected year-2 tax: $2,594 · $216/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 3/10 Moderate FEMA zone X (shaded) · 17% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $13,849
• − Mortgage interest: −$6,666
• − Property taxes: −$2,594
• − Insurance: −$595
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$3,462
• Taxable loss: −$1,684
• Est. tax savings @ 24.0%: +$404
• After-tax cash flow: $667/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

+1388.4% since first listed

5 events — show timeline

• 2026-04-30 Listed $119,000 MCALLENMLS
• 2021-03-16 Sold (Public Records) — Public Records
• 2019-08-02 Sold (Public Records) — Public Records
• 2012-07-24 Sold (Public Records) — Public Records
• 1996-08-27 Sold (Public Records) $7,995 Public Records

Property tax history

+17.0%/yr

Latest (2025): $2,594 · +19.4% YoY. Source: county tax records.