1524 W Hi Line Rd · Pharr, TX 78577

$154,900

4 bd · 2.0 ba · 1,789 sqft · SingleFamily public records · 28 Days on market

Built 1985 0.89 ac lot Est $247k · 37% under

---

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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.3/10.0
• Livability +3.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on approximately 0.89 acres in Pharr, TX, this property presents an excellent opportunity for investors, builders, developers, or buyers seeking land with redevelopment potential. The list price has been adjusted to reflect LAND VALUE ONLY, with no value being assigned to the existing residence. Buyer may choose to renovate, repurpose, rebuild, redevelop, or remove the home entirely. The property currently features a 4-bedroom, 2-bath home with approximately 1,789 living square feet and built in 1985. Property is being sold AS-IS. Value is primarily based on the land and redevelopment potential. Great opportunity for investment, future construction, redevelopment, rental convers

Key facts

• 0.89 acres
• Growing area
• 0.89 acre lot

Tags

• 0.89 ACRES
• REDEVELOPMENT POTENTIAL
• INVESTMENT OPPORTUNITY
• GROWING AREA

Property features AI

Finance

• Other: Property taxes listed for 2025
• HOA & community: No homeowners association

Exterior

• Parking: 1 covered parking space; Attached carport
• Utilities: City sewer
• Home design: Single-story property (building area listed as 1,789 square feet)
• Construction: Brick construction; Slab foundation; Built on a 0.89-acre lot
• Exterior features: Shingle roof; Dirt road access

Interior

• Kitchen: No conveying appliances
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Interior features: Tile flooring; Laminate countertops; No window coverings
• Laundry & utility: Laundry room; No water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: amenities F, commute F, employment F.
• Valley View ISD (suburban): math 24% / reading 38% proficiency, ranked #631 of 826 in TX (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Valley View South El (math 50% / reading 70%, grade B-, #409 of 4,322 statewide, top 10%, 341 students, 97% FRL); Valley View J H (math 23% / reading 35%, grade F, #1,103 of 1,662 statewide, top 67%, 483 students, 95% FRL); Valley View H S (math 12% / reading 47%, grade F, #1,112 of 1,632 statewide, top 70%, 1,170 students, 96% FRL).
• Market conditions: Rents soft (-0.2%/yr); 451 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 40% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 28 days — a 2% lower offer ($153k) 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 $152,576 (1.5% below list)

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: 1.13% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $246,882
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 N 35th St	0.39mi	3/2.5 (-1)	1,899 (+6%)	3mo	$199,000	$105	62
1515 32nd St	0.72mi	3/2.5 (-1)	1,740 (-3%)	2mo	$285,000	$164	53
3102 Jarilla Ave	0.66mi	3/2.0 (-1)	1,596 (-11%)	13mo	$220,000	$138	36

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: -8.5%
• Equity multiple: 0.70×
• Total profit: $-13,181
• Equity at exit: $23,096

10-year hold

• IRR: -3.7%
• Equity multiple: 0.79×
• Total profit: $-9,193
• Equity at exit: $13,393

Cash invested: $43,372 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$238 /mo · $2,862/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $267

Break-even live

Break-even rent $1,412

Max offer price $154,900

Occupancy floor 80%

Sensitivity live

Price	-10% $354	-5% $311	+0% $267	+5% $223	+10% $179
Rent	-10% $129	-5% $198	+0% $267	+5% $336	+10% $405
Rate	-1.0pp $345	-0.5pp $306	base $267	+0.5pp $227	+1.0pp $186

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2509 Coma St Hidalgo, TX	4.0	2.5	1804	$1,750	$0.97	25d	1	1.11mi
719 Sherryl Ave Pharr, TX	3.0	2.0	1524	$1,500	$0.98	15d	1	1.13mi
2304 E Tamarindo Ave Hidalgo, TX	3.0	2.0	1442	$1,950	$1.35	25d	1	1.38mi
400 S 22nd St Hidalgo, TX	3.0	2.5	2515	$2,000	$0.80	45d	1	1.44mi

Listing history 18 events

1. 2026-06-19
   days on market $154,900 Active 28 DOM
2. 2026-06-18
   days on market $154,900 Active 27 DOM
3. 2026-06-17
   days on market $154,900 Active 26 DOM
4. 2026-06-16
   days on market $154,900 Active 25 DOM
5. 2026-06-15
   days on market $154,900 Active 24 DOM
6. 2026-06-14
   days on market $154,900 Active 22 DOM
7. 2026-06-12
   days on market $154,900 Active 21 DOM
8. 2026-06-09
   days on market $154,900 Active 18 DOM
9. 2026-06-08
   days on market $154,900 Active 17 DOM
10. 2026-06-07
    days on market $154,900 Active 16 DOM
11. 2026-06-05
    days on market $154,900 Active 13 DOM
12. 2026-06-03
    days on market $154,900 Active 12 DOM
13. 2026-06-02
    days on market $154,900 Active 11 DOM
14. 2026-06-01
    days on market $154,900 Active 10 DOM
15. 2026-05-31
    days on market $154,900 Active 9 DOM
16. 2026-05-30
    days on market $154,900 Active 8 DOM
17. 2026-05-22
    listed $154,900 Active
18. 2004-04-14
    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: $2,862 · $238/mo
• Projected year-2 tax: $2,862 · $238/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 2/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,995
• − Mortgage interest: −$8,677
• − Property taxes: −$2,862
• − Insurance: −$774
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$4,506
• Taxable income: $816
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $3,006/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: Valley View ISD
• NCES district ID: 4843800
• Math proficiency: 24% ▼ -42.00%
• Reading proficiency: 38% ▼ -16.00%
• Median HH income: $33,158
• Composite: 25.37/100
• National rank: #7473
• State rank: #631 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

2 events — show timeline

• 2026-05-22 Listed $154,900 MCALLENMLS
• 2004-04-14 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,862 · -21.2% YoY. Source: county tax records.