3420 Minnie Ln · Edinburg, TX 78542

$170,000

3 bd · 2.0 ba · 1,139 sqft · SingleFamily public records · 26 Days on market

Built 1999 5,998 sqft lot $149/sqft · 9% below area Est $188k · 9% 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).

• Cash flow +12.6/30.0
• ARV discount +11.7/15.0
• 1% rule +4.2/10.0
• DSCR +3.8/10.0
• 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 MLS

Great home in established neighborhood. Just a few steps from the beautiful Monte Cristo Golf & Country Club. With easy access to major streets and Highway 281. A beautiful back yard with lots of space to play.

Key facts

• Outdoor chimney
• Covered patio
• Brick home

Tags

• BRICK HOME
• COVERED PATIO
• OUTDOOR CHIMNEY
• DURABLE EXTERIOR
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached garage (1 covered garage space, total 1 parking space)
• Utilities: Public water; City sewer
• Home design: Brick construction; Composition shingle roof; Slab foundation
• Construction: Brick exterior; Composition shingle roof; Slab foundation
• Exterior features: Wood fencing; Covered patio; Deck / balcony / porch; Patio slab; Mature trees; Paved road access

Interior

• Kitchen: Microwave; Refrigerator; Stove/Range; Electric water heater
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring; Tile countertops; Ceiling fan(s); Double-pane windows; No window coverings
• Laundry & utility: Laundry area with washer/dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-21 ($-254/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (7.5% below list).
• Recommended offer: $157k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Eisenhower El (math 16% / reading 26%, grade F, #3,492 of 4,322 statewide, top 81%, 611 students, 92% FRL); Memorial Middle (math 14% / reading 34%, grade F, #1,301 of 1,662 statewide, top 79%, 1,065 students, 91% 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 92% FRL vs 62% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.1%/yr); 1011 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• This rent runs 34% of the median local income ($55k/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 26 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,203 (7.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.92% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.53%
• DSCR: 0.98
• GRM: 9.0

CMA / ARV

• ARV (median comp): $187,557
• List price: $170,000
• Delta: -9.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2909 Chelsea Ln	0.07mi	3/2.0	1,238 (+9%)	1mo	$199,000	$161	82
2825 E Monte Cristo Rd	0.12mi	3/2.0	1,152 (+1%)	17mo	$245,000	$213	79
3412 Minnie Ln	0.03mi	3/2.0	1,240 (+9%)	21mo	$180,000	$145	66
2701 Kellie Dr	0.68mi	3/2.0	1,136 (-0%)	15mo	$175,000	$154	56
3309 N Kenyon Rd	0.65mi	2/2.0 (-1)	1,212 (+6%)	13mo	$178,000	$147	43

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: -20.8%
• Equity multiple: 0.30×
• Total profit: $-33,427
• Equity at exit: $25,348

10-year hold

• IRR: -23.9%
• Equity multiple: -0.02×
• Total profit: $-48,334
• Equity at exit: $14,698

Cash invested: $47,600 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,572 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$301 /mo · $3,609/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-21

Break-even live

Break-even rent $1,599

Max offer price $166,254

Occupancy floor 96%

Sensitivity live

Price	-10% $75	-5% $27	+0% $-21	+5% $-69	+10% $-117
Rent	-10% $-145	-5% $-83	+0% $-21	+5% $41	+10% $103
Rate	-1.0pp $64	-0.5pp $22	base $-21	+0.5pp $-65	+1.0pp $-110

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3521 N Christopher Ln Edinburg, TX	3.0	2.0	1398	$1,600	$1.14	16d	1	0.14mi
3800 La Sienna Pkwy Edinburg, TX	1.0–3.0	1.0–2.0	966	$1,685	$1.74	16d	1	0.73mi
2714 E Mile 17 1/2 N Edinburg, TX	2.0	1.0	840	$599	$0.71	45d	1	0.96mi
1331 E Candor Dr Edinburg, TX	3.0	2.0	1121	$1,700	$1.52	45d	1	1.38mi
1405 E Sonador Dr S Edinburg, TX	3.0	2.0	1074	$1,900	$1.77	45d	1	1.44mi

Listing history 7 events

1. 2026-05-02
   listed $170,000 Active 592-char remark
2. 2018-06-05
   price $83,000 216-char remark

   Show marketing remark (216 chars)

   Great home in established neighborhood. Just a few steps from the beautiful Monte Cristo Golf & Country Club. With easy access to major streets and Highway 281. A beautiful back yard with lots of space to play.

3. 2016-04-14
   soldstatus
4. 2016-04-08
   soldstatus Sold 216-char remark

   Show marketing remark (216 chars)

   Great home in established neighborhood. Just a few steps from the beautiful Monte Cristo Golf & Country Club. With easy access to major streets and Highway 281. A beautiful back yard with lots of space to play.

5. 2016-02-22
   historical 216-char remark

   Show marketing remark (216 chars)

   Great home in established neighborhood. Just a few steps from the beautiful Monte Cristo Golf & Country Club. With easy access to major streets and Highway 281. A beautiful back yard with lots of space to play.

6. 2016-02-22
   price $84,000 216-char remark

   Show marketing remark (216 chars)

   Great home in established neighborhood. Just a few steps from the beautiful Monte Cristo Golf & Country Club. With easy access to major streets and Highway 281. A beautiful back yard with lots of space to play.

7. 2015-12-09
   listed $84,000 Active 216-char remark

   Show marketing remark (216 chars)

   Great home in established neighborhood. Just a few steps from the beautiful Monte Cristo Golf & Country Club. With easy access to major streets and Highway 281. A beautiful back yard with lots of space to play.

ⓘ 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: $3,609 · $301/mo
• Projected year-2 tax: $3,609 · $301/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 ≥111°F today · 23 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: $18,864
• − Mortgage interest: −$9,523
• − Property taxes: −$3,609
• − Insurance: −$850
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$4,945
• Taxable loss: −$3,081
• Est. tax savings @ 24.0%: +$740
• After-tax cash flow: $485/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

+102.4% since first listed

8 events — show timeline

• 2026-05-28 Pending — MCALLENMLS
• 2026-05-02 Listed $170,000 MCALLENMLS
• 2018-06-05 Price Changed $83,000 MCALLENMLS
• 2016-04-14 Sold (Public Records) — Public Records
• 2016-04-08 Sold (MLS) — MCALLENMLS
• 2016-02-22 Delisted — MCALLENMLS
• 2016-02-22 Price Changed $84,000 MCALLENMLS
• 2015-12-09 Listed $84,000 MCALLENMLS

Property tax history

+4.9%/yr

Latest (2025): $3,609 · +9.5% YoY. Source: county tax records.