4724 N Ebony St · Pharr, TX 78577

$518,500

None bd · None ba · 4,160 sqft · MultiFamily public records · 716 Days on market

Built 2016 Good condition 0.29 ac lot $125/sqft · 8% below area Est $562k · 8% under $42/mo HOA · 2% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +11.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment opportunity! Fourplex units in the gated community of Hacienda Santa Lucia in Pharr, TX. All units include fridge, stove/oven, microwave, washer & dryer. All units have 1040 square feet of living area with 3 bedrooms 2 full baths, tiled floors and granite counter tops. Assigned covered carports for 2 vehicles for each unit.

Key facts

• Gated community
• Tiled floors
• Near expressway 281

Tags

• FOURPLEX UNITS
• GATED COMMUNITY
• TILED FLOORS
• GRANITE COUNTER TOPS
• ASSIGNED COVERED CARPORTS
• NEAR EXPRESSWAY 281

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/2-bath units multifamily listed at $518k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $5k ($56k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $518k).
• Recommended offer: $456k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.1% vs local median 3.8% 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.
• Pharr-San Juan-Alamo ISD (suburban): math 18% / reading 30% proficiency, ranked #740 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dr William Long El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 792 students, 83% FRL); Lyndon B Johnson Middle (math 15% / reading 19%, grade F, #1,520 of 1,662 statewide, top 92%, 1,003 students, 90% FRL); Psja North Early College H S (math 32% / reading 46%, grade F, #859 of 1,632 statewide, top 53%, 2,176 students, 88% FRL) — zoned schools average 87% FRL vs 72% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 541 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $2,800/mo per unit this rent would consume 64% of the median local household income ($53k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $145k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 716 days — a 12% lower offer ($456k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask is 47036% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $456,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 716 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.16% ✓
• Cap rate: 17.05%
• Cash-on-cash: 38.42%
• DSCR: 2.71
• GRM: 3.9

CMA / ARV

• ARV (median comp): $562,161
• List price: $518,500
• Delta: -7.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4718 N Ebony St	0.01mi	—/—	4,160 (0%)	24mo	$519,000	$125	80
4905 N Dahlia St	0.93mi	—/—	3,944 (-5%)	5mo	$510,000	$129	52
3814 N Mezcal Dr	0.71mi	—/—	4,250 (+2%)	22mo	$539,900	$127	44
3672 N Mezcal Dr	0.76mi	—/—	4,250 (+2%)	21mo	$545,000	$128	44
5002 N Hiawatha Dr	0.76mi	—/—	4,292 (+3%)	23mo	$539,500	$126	41
5000 N Hiawatha Dr	0.76mi	—/—	4,292 (+3%)	23mo	$539,500	$126	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 2.46×
• Total profit: $212,594
• Equity at exit: $77,310

10-year hold

• IRR: 41.5%
• Equity multiple: 4.92×
• Total profit: $568,580
• Equity at exit: $44,830

Cash invested: $145,180 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active
• Months of supply: 54.0 mo (2%/mo absorbed)
• Median asking: $525,000 ($126/sqft)
• Median days on market: 138 d
• This list price: 44% of active listings are priced below it
• ARV vs active asking: +7.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78577

• Home prices YoY: -8.1%
• Active inventory: 541
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $11,200 high
• Mortgage (P&I): −$2,719
• Tax from tax record: −$1,222 /mo · $14,669/yr
• Insurance: −$216
• HOA: −$42
• Vacancy / Maint / Mgmt: −$2,352
• Net cashflow: $4,649

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$11,200
Total (4 units)			$11,200

Break-even live

Break-even rent $5,316

Max offer price $518,500

Occupancy floor 54%

Sensitivity live

Price	-10% $4,942	-5% $4,795	+0% $4,649	+5% $4,502	+10% $4,355
Rent	-10% $3,764	-5% $4,206	+0% $4,649	+5% $5,091	+10% $5,533
Rate	-1.0pp $4,910	-0.5pp $4,780	base $4,649	+0.5pp $4,514	+1.0pp $4,377

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: $129,625
• Closing costs: $15,555
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4710 N Ebony St Pharr, TX	3.0	2.0	4160	$2,800	$0.67	93d	1	0.06mi
3671 N Mezcal Dr Unit 3 Pharr, TX	3.0	2.0	4250	$1,275	$0.30	15d	1	0.76mi
4904 N Crown Pt Unit 1 Pharr, TX	2.0	2.0	3944	$1,100	$0.28	15d	1	0.96mi
303 S Ridge Ln Unit 1 San Juan, TX	2.0	2.0	4154	$1,000	$0.24	93d	1	1.14mi
705 W Bronze Dr Unit 1 Pharr, TX	2.0	2.0	3640	$900	$0.25	93d	1	1.18mi
705 W Bronze Dr Unit 2 Pharr, TX	2.0	2.0	3640	$900	$0.25	15d	1	1.18mi
100 Lauryn Dr Unit 3 San Juan, TX	3.0	2.0	4032	$1,350	$0.33	70d	1	1.27mi
807 W Emerald Dr Unit D Pharr, TX	2.0	2.0	3422	$835	$0.24	15d	1	1.31mi

HOA detail $42/mo · $504/yr

• Likely covers: security

Listing history 50 events

1. 2026-08-08
   days on market $518,500 Active 716 DOM
2. 2026-08-07
   days on market $518,500 Active 715 DOM
3. 2026-08-06
   days on market $518,500 Active 714 DOM
4. 2026-08-05
   days on market $518,500 Active 713 DOM
5. 2026-08-04
   days on market $518,500 Active 712 DOM
6. 2026-08-03
   days on market $518,500 Active 711 DOM
7. 2026-07-31
   days on market $518,500 Active 708 DOM
8. 2026-07-29
   days on market $518,500 Active 706 DOM
9. 2026-07-27
   days on market $518,500 Active 704 DOM
10. 2026-07-25
    days on market $518,500 Active 702 DOM
11. 2026-07-23
    days on market $518,500 Active 700 DOM
12. 2026-07-22
    days on market $518,500 Active 699 DOM
13. 2026-07-21
    days on market $518,500 Active 698 DOM
14. 2026-07-18
    days on market $518,500 Active 695 DOM
15. 2026-07-16
    days on market $518,500 Active 693 DOM
16. 2026-07-16
    days on market $518,500 Active 692 DOM
17. 2026-07-14
    days on market $518,500 Active 691 DOM
18. 2026-07-14
    days on market $518,500 Active 690 DOM
19. 2026-07-12
    days on market $518,500 Active 689 DOM
20. 2026-07-11
    days on market $518,500 Active 688 DOM
21. 2026-07-10
    days on market $518,500 Active 687 DOM
22. 2026-07-09
    days on market $518,500 Active 686 DOM
23. 2026-07-07
    days on market $518,500 Active 684 DOM
24. 2026-07-06
    days on market $518,500 Active 683 DOM
25. 2026-07-05
    days on market $518,500 Active 682 DOM
26. 2026-07-04
    days on market $518,500 Active 681 DOM
27. 2026-07-03
    days on market $518,500 Active 680 DOM
28. 2026-07-02
    days on market $518,500 Active 679 DOM
29. 2026-07-01
    days on market $518,500 Active 678 DOM
30. 2026-06-30
    days on market $518,500 Active 677 DOM
31. 2026-06-29
    days on market $518,500 Active 676 DOM
32. 2026-06-28
    days on market $518,500 Active 675 DOM
33. 2026-06-28
    days on market $518,500 Active 674 DOM
34. 2026-06-27
    days on market $518,500 Active 673 DOM
35. 2026-06-25
    days on market $518,500 Active 671 DOM
36. 2026-06-23
    days on market $518,500 Active 669 DOM
37. 2026-06-22
    days on market $518,500 Active 668 DOM
38. 2026-06-18
    days on market $518,500 Active 665 DOM
39. 2026-06-17
    days on market $518,500 Active 664 DOM
40. 2026-06-16
    days on market $518,500 Active 663 DOM
41. 2026-06-15
    days on market $518,500 Active 662 DOM
42. 2026-06-14
    days on market $518,500 Active 660 DOM
43. 2026-06-13
    days on market $518,500 Active 659 DOM
44. 2026-06-10
    days on market $518,500 Active 657 DOM
45. 2026-06-09
    days on market $518,500 Active 656 DOM
46. 2026-06-08
    days on market $518,500 Active 655 DOM
47. 2026-06-07
    days on market $518,500 Active 654 DOM
48. 2026-06-03
    days on market $518,500 Active 650 DOM
49. 2026-06-02
    days on market $518,500 Active 649 DOM
50. 2026-06-01
    days on market $518,500 Active 648 DOM

ⓘ 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: $14,669 · $1,222/mo
• Projected year-2 tax: $14,669 · $1,222/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 · 24 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: $134,400
• − Mortgage interest: −$29,044
• − Property taxes: −$14,669
• − Insurance: −$2,592
• − Repairs & maintenance: −$10,752
• − Management: −$10,752
• − HOA: −$504
• − Depreciation: −$15,084
• Taxable income: $51,003
• Est. tax owed @ 24.0%: −$12,241
• After-tax cash flow: $43,541/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $20,800–$62,400 screening

The property is in good condition with a neutral color scheme and tiled flooring. It has a good roof and exterior, and the kitchen and bathrooms appear to be in good condition. The property is located in a gated community, which adds to its appeal. Upgrading the exterior and HVAC system would significantly increase its value.

Components & finishes AI

Flooring tile Appliances stainless steel

Value-add opportunities

• Both Painting the exterior walls and landscaping — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Upgrading the HVAC system — Improves comfort and energy efficiency, which can attract more tenants and buyers. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Dr William Long El F TX #3,836/4,322 Nat'l #35,191/41,679 Middle Lyndon B Johnson Middle F TX #1,520/1,662 Nat'l #12,279/14,009 High Psja North Early College H S F TX #859/1,632 Nat'l #8,724/17,239

Schools (NCES district)

• District: Pharr-San Juan-Alamo ISD
• NCES district ID: 4834860
• Math proficiency: 18% ▼ -34.00%
• Reading proficiency: 30% ▼ -11.00%
• Median HH income: $33,757
• Composite: 19.63/100
• National rank: #8744
• State rank: #740 of 826 in TX

B Composite livability gradescore 72/100

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 · 955,232 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: 6% of renters

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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%

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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%

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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: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-0.1% since first listed

5 events — show timeline

• 2025-11-05 Price Changed $518,500 MCALLENMLS
• 2024-11-04 Rental Removed $1,100 RENTALBEAST
• 2024-09-05 Listed for Rent $1,100 RENTALBEAST
• 2024-08-22 Listed $519,000 MCALLENMLS
• 2017-09-25 Sold (Public Records) — Public Records

Property tax history

+20.7%/yr

Latest (2025): $14,669 · +19.8% YoY. Source: county tax records.