1307 S Ironwood St · Pharr, TX 78577

$169,000

3 bd · 2.0 ba · 2,988 sqft · SingleFamily public records · 34 Days on market

Built 1983 0.28 ac lot $57/sqft · 45% below area Est $309k · 45% under ↓ 29% since listing

---

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 +17.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.8/10.0
• DSCR +5.4/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for value in today’s real estate market? This is one you don’t want to miss. Priced at just $61 per square foot, this property offers an incredible opportunity for investors or buyers looking to maximize potential. The standout feature? LOCATION, LOCATION, LOCATION! Perfectly situated on Ridge Rd between Cage Blvd and Veterans Blvd, this property is positioned in a high demand area with convenient access to everything you need. Whether you're expanding your portfolio or searching for your next project, this one checks all the boxes. Schedule your private showing today with a local real estate professional and see the potential for yourself!

Key facts

• 0.28 acre lot
• 2 parking spots
• Built 1983

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: schools D, amenities F, commute 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.
• Market conditions: Rents soft (-0.2%/yr); 451 active listings in the ZIP; 5 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).
• At $1,996/mo this rent would consume 45% of the median local household income ($53k/yr) (locally 2161% of renters already pay >50% of income on rent) — 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 $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 34 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $163,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.18% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.06%
• DSCR: 1.14
• GRM: 7.1

CMA / ARV

• ARV (median comp): $308,840
• List price: $169,000
• Delta: -45.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 Cynthia Ln	0.11mi	3/3.5	3,090 (+3%)	20mo	$400,000	$129	67
1320 Cantera Rd	0.19mi	4/4.0 (+1)	2,926 (-2%)	12mo	$375,000	$128	65
1300 E Jackson Ave	0.25mi	3/2.5	3,057 (+2%)	22mo	$315,000	$103	64
1309 E Pine Ave	0.23mi	4/3.5 (+1)	2,873 (-4%)	16mo	$341,000	$119	58
1200 E Colony Dr	0.35mi	4/3.5 (+1)	3,137 (+5%)	16mo	$329,999	$105	51
1309 Marble Rd	0.10mi	4/3.5 (+1)	2,637 (-12%)	24mo	$335,000	$127	45

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: -15.6%
• Equity multiple: 0.46×
• Total profit: $-25,331
• Equity at exit: $25,198

10-year hold

• IRR: -15.1%
• Equity multiple: 0.28×
• Total profit: $-33,909
• Equity at exit: $14,612

Cash invested: $47,320 (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 78577

• Home prices YoY: -8.1%
• Rents YoY: -0.2%
• Active inventory: 451
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,996 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$499 /mo · $5,989/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $121

Break-even live

Break-even rent $1,843

Max offer price $169,000

Occupancy floor 89%

Sensitivity live

Price	-10% $216	-5% $169	+0% $121	+5% $73	+10% $25
Rent	-10% $-37	-5% $42	+0% $121	+5% $200	+10% $278
Rate	-1.0pp $206	-0.5pp $164	base $121	+0.5pp $77	+1.0pp $32

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 S Ironwood St Pharr, TX	2.0	2.0	4050	$900	$0.22	24d	1	0.48mi
1804 S Linden St Pharr, TX	2.0	2.0	3744	$900	$0.24	24d	1	0.55mi
302 W Sam Houston Blvd Pharr, TX	3.0	2.0	2037	$2,100	$1.03	24d	1	1.15mi
1000 S Flag St Pharr, TX	4.0	3.0	2215	$2,275	$1.03	15d	1	1.41mi
1000 S Flag St Pharr, TX	4.0	3.0	2215	$2,350	$1.06	45d	1	1.41mi

Listing history 7 events

1. 2026-05-14
   historical Option 671-char remark

   Show marketing remark (671 chars)

   Looking for value in today’s real estate market? This is one you don’t want to miss. Priced at just $61 per square foot, this property offers an incredible opportunity for investors or buyers looking to maximize potential. The standout feature? LOCATION, LOCATION, LOCATION! Perfectly situated on Ridge Rd between Cage Blvd and Veterans Blvd, this property is positioned in a high demand area with convenient access to everything you need. Whether you're expanding your portfolio or searching for your next project, this one checks all the boxes. Schedule your private showing today with a local real estate professional and see the potential for yourself!

2. 2026-05-11
   price $169,000 671-char remark

   Show marketing remark (671 chars)

   Looking for value in today’s real estate market? This is one you don’t want to miss. Priced at just $61 per square foot, this property offers an incredible opportunity for investors or buyers looking to maximize potential. The standout feature? LOCATION, LOCATION, LOCATION! Perfectly situated on Ridge Rd between Cage Blvd and Veterans Blvd, this property is positioned in a high demand area with convenient access to everything you need. Whether you're expanding your portfolio or searching for your next project, this one checks all the boxes. Schedule your private showing today with a local real estate professional and see the potential for yourself!

3. 2026-04-29
   price $185,000 671-char remark

   Show marketing remark (671 chars)

   Looking for value in today’s real estate market? This is one you don’t want to miss. Priced at just $61 per square foot, this property offers an incredible opportunity for investors or buyers looking to maximize potential. The standout feature? LOCATION, LOCATION, LOCATION! Perfectly situated on Ridge Rd between Cage Blvd and Veterans Blvd, this property is positioned in a high demand area with convenient access to everything you need. Whether you're expanding your portfolio or searching for your next project, this one checks all the boxes. Schedule your private showing today with a local real estate professional and see the potential for yourself!

4. 2026-04-28
   price $195,000 671-char remark

   Show marketing remark (671 chars)

   Looking for value in today’s real estate market? This is one you don’t want to miss. Priced at just $61 per square foot, this property offers an incredible opportunity for investors or buyers looking to maximize potential. The standout feature? LOCATION, LOCATION, LOCATION! Perfectly situated on Ridge Rd between Cage Blvd and Veterans Blvd, this property is positioned in a high demand area with convenient access to everything you need. Whether you're expanding your portfolio or searching for your next project, this one checks all the boxes. Schedule your private showing today with a local real estate professional and see the potential for yourself!

5. 2026-04-15
   listed $239,000 Active 671-char remark

   Show marketing remark (671 chars)

   Looking for value in today’s real estate market? This is one you don’t want to miss. Priced at just $61 per square foot, this property offers an incredible opportunity for investors or buyers looking to maximize potential. The standout feature? LOCATION, LOCATION, LOCATION! Perfectly situated on Ridge Rd between Cage Blvd and Veterans Blvd, this property is positioned in a high demand area with convenient access to everything you need. Whether you're expanding your portfolio or searching for your next project, this one checks all the boxes. Schedule your private showing today with a local real estate professional and see the potential for yourself!

6. 2020-11-02
   soldstatus
7. 2017-08-10
   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: $5,989 · $499/mo
• Projected year-2 tax: $5,989 · $499/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 5/10 Major
• 🌡 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 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,948
• − Mortgage interest: −$9,467
• − Property taxes: −$5,989
• − Insurance: −$845
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − Depreciation: −$4,916
• Taxable loss: −$1,101
• Est. tax savings @ 24.0%: +$264
• After-tax cash flow: $1,714/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: 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

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

-29.3% since first listed

7 events — show timeline

• 2026-05-14 Contingent — MCALLENMLS
• 2026-05-11 Price Changed $169,000 MCALLENMLS
• 2026-04-29 Price Changed $185,000 MCALLENMLS
• 2026-04-28 Price Changed $195,000 MCALLENMLS
• 2026-04-15 Listed $239,000 MCALLENMLS
• 2020-11-02 Sold (Public Records) — Public Records
• 2017-08-10 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $5,989 · +9.8% YoY. Source: county tax records.