3603 Duberney Blvd · Edinburg, TX 78541

$89,900

2 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 155 Days on market

Built 1990 6,886 sqft lot $59/sqft · 60% below area ↓ 9% 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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• 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 MLS

4-bedroom, 2-bath home with great bones and endless possibilities. This property needs extensive restoration and is priced accordingly. Features include a large floor plan, an established lot, and the opportunity to customize to your taste. Perfect for rehab investors or buyers seeking a project. Taking offers!

Key facts

• 6,886 sq ft lot
• 2 parking spots
• Built 1990

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 $247 ($3k/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: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: 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); 515 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 155 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.31% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.79%
• DSCR: 1.52
• GRM: 6.4

CMA / ARV

• ARV (median comp): $222,203
• List price: $89,900
• Delta: -59.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4010 W Aguilar St	0.38mi	3/2.0 (+1)	1,493 (-3%)	19mo	$209,000	$140	52
3508 Belinda St	0.17mi	3/2.0 (+1)	1,704 (+11%)	16mo	$219,900	$129	51
5501 Gardenia St	0.46mi	3/2.0 (+1)	1,348 (-12%)	23mo	$159,000	$118	30

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $84
• Equity at exit: $13,404

10-year hold

• IRR: 8.7%
• Equity multiple: 1.63×
• Total profit: $15,923
• Equity at exit: $7,773

Cash invested: $25,172 (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: 515
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,174 high
• Mortgage (P&I): −$471
• Tax from tax record: −$171 /mo · $2,052/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $247

Break-even live

Break-even rent $861

Max offer price $89,900

Occupancy floor 74%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4304 W Rogers Rd Edinburg, TX	3.0	2.0	1700	$1,675	$0.99	21d	1	0.70mi
2805 Larkspur Ave Unit 3 Edinburg, TX	3.0	2.0	1052	$1,000	$0.95	43d	1	0.92mi
2805 Larkspur Ave Unit 2 Edinburg, TX	2.0	1.0	1052	$900	$0.86	23d	1	0.92mi
2811 Primrose Ave Unit C Edinburg, TX	3.0	2.0	1080	$1,050	$0.97	23d	1	0.95mi
2703 Larkspur Ave Edinburg, TX	2.0	2.0	1064	$930	$0.87	23d	1	0.96mi
2703 Larkspur Ave Edinburg, TX	2.0	2.0	1064	$930	$0.87	43d	1	0.96mi
2713 Primrose Ave Unit A-1 Edinburg, TX	2.0	2.0	1065	$950	$0.89	43d	1	0.97mi
2606 Primrose Ave Apt 3 Edinburg, TX	3.0	2.0	1163	$1,100	$0.95	23d	1	1.06mi
3425 Sahara Dr Unit 2 Edinburg, TX	3.0	2.0	1132	$1,175	$1.04	19d	1	1.14mi
4621 N Jackson Rd Edinburg, TX	3.0	2.0	1200	$1,300	$1.08	21d	1	1.16mi
3405 Sahara Dr Unit 4 Edinburg, TX	3.0	2.0	1090	$1,200	$1.10	43d	1	1.16mi
2024 Summerland Ln Unit 2 Edinburg, TX	3.0	2.0	1080	$1,200	$1.11	43d	1	1.16mi
3412 Sahara Dr Unit 1 Edinburg, TX	3.0	2.0	1087	$1,150	$1.06	43d	1	1.17mi
2022 Summerland Ln Unit 4 Edinburg, TX	3.0	2.0	1167	$1,600	$1.37	21d	1	1.18mi
3412 Sahara Dr Unit 3 Edinburg, TX	3.0	2.0	1087	$1,150	$1.06	14d	1	1.19mi
3408 Sahara Dr Unit 1 Edinburg, TX	3.0	2.0	1087	$1,150	$1.06	43d	1	1.19mi
2018 Summerland Ln Unit 2 Edinburg, TX	3.0	2.0	1050	$1,200	$1.14	23d	1	1.20mi
3421 Golden Nugget Unit 2 Edinburg, TX	3.0	2.0	1080	$1,175	$1.09	19d	1	1.20mi
3417 Golden Nugget Unit 2 Edinburg, TX	3.0	2.0	1059	$1,200	$1.13	23d	1	1.20mi
3911 Valeria St Unit 4 Edinburg, TX	3.0	2.0	1069	$1,125	$1.05	23d	1	1.23mi
4929 Rio Red Cir Edinburg, TX	3.0	2.0	1350	$1,750	$1.30	23d	1	1.24mi
3604 Paola St Apt 1 Edinburg, TX	1.0	1.0	2201	$935	$0.42	23d	1	1.30mi
3412 Sahara St Unit 3 Edinburg, TX	3.0	2.0	1087	$1,150	$1.06	23d	1	1.39mi
3508 Silver Nugget Dr Edinburg, TX	3.0	2.0	1586	$1,750	$1.10	14d	1	1.39mi
3408 Sahara St Unit 1 Edinburg, TX	3.0	2.0	1087	$1,150	$1.06	23d	1	1.39mi

Listing history 20 events

1. 2026-06-18
   days on market $89,900 Active 155 DOM
2. 2026-06-17
   days on market $89,900 Active 154 DOM
3. 2026-06-16
   days on market $89,900 Active 153 DOM
4. 2026-06-15
   days on market $89,900 Active 152 DOM
5. 2026-06-14
   days on market $89,900 Active 150 DOM
6. 2026-06-13
   remarks 325-char remark
7. 2026-06-13
   days on market $89,900 Active 149 DOM
8. 2026-06-10
   days on market $89,900 Active 147 DOM
9. 2026-06-09
   days on market $89,900 Active 146 DOM
10. 2026-06-08
    days on market $89,900 Active 145 DOM
11. 2026-06-07
    days on market $89,900 Active 144 DOM
12. 2026-06-03
    days on market $89,900 Active 140 DOM
13. 2026-06-02
    days on market $89,900 Active 139 DOM
14. 2026-06-01
    days on market $89,900 Active 138 DOM
15. 2026-05-31
    days on market $89,900 Active 137 DOM
16. 2026-05-31
    days on market $89,900 Active 136 DOM
17. 2026-05-09
    price $89,900 312-char remark

    Show marketing remark (312 chars)

    4-bedroom, 2-bath home with great bones and endless possibilities. This property needs extensive restoration and is priced accordingly. Features include a large floor plan, an established lot, and the opportunity to customize to your taste. Perfect for rehab investors or buyers seeking a project. Taking offers!

18. 2026-02-19
    price $91,500 312-char remark

    Show marketing remark (312 chars)

    4-bedroom, 2-bath home with great bones and endless possibilities. This property needs extensive restoration and is priced accordingly. Features include a large floor plan, an established lot, and the opportunity to customize to your taste. Perfect for rehab investors or buyers seeking a project. Taking offers!

19. 2026-01-14
    listed $99,000 Active 312-char remark

    Show marketing remark (312 chars)

    4-bedroom, 2-bath home with great bones and endless possibilities. This property needs extensive restoration and is priced accordingly. Features include a large floor plan, an established lot, and the opportunity to customize to your taste. Perfect for rehab investors or buyers seeking a project. Taking offers!

20. 1993-08-09
    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: $2,052 · $171/mo
• Projected year-2 tax: $2,052 · $171/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 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,085
• − Mortgage interest: −$5,036
• − Property taxes: −$2,052
• − Insurance: −$450
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$2,615
• Taxable income: $1,679
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $2,566/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

-9.2% since first listed

4 events — show timeline

• 2026-05-09 Price Changed $89,900 MCALLENMLS
• 2026-02-19 Price Changed $91,500 MCALLENMLS
• 2026-01-14 Listed $99,000 MCALLENMLS
• 1993-08-09 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,052 · +19.4% YoY. Source: county tax records.