3208 Neptune St · Edinburg, TX 78542

$169,000

4 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 72 Days on market

Built 2013 5,624 sqft lot $117/sqft · 21% below area Est $215k · 21% 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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• 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

Charming pier and beam home located in North Edinburg on a quiet street north of Monte Cristo Rd. This well-laid-out property features 3 bedrooms and 2 full bathrooms, offering a comfortable and functional living space ideal for families or first-time buyers. The living space is filled with natural light, complemented by modern flooring and neutral tones throughout. The home sits on .12 acre with a detached storage building - ideal for tools, hobbies, or extra storage. The home also features a concrete driveway up front providing convenient off-street parking. Make this home yours today!

Key facts

• Quiet street
• Pier and beam home
• Off-street parking

Tags

• PIER AND BEAM HOME
• QUIET STREET
• DETACHED STORAGE BUILDING
• CONCRETE DRIVEWAY
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (2.4% below list).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 soft (-1.1%/yr); 1003 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 36% 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 72 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.98% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $214,530
• List price: $169,000
• Delta: -21.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3224 Saturn St	0.13mi	3/2.0 (-1)	1,432 (-1%)	2mo	$179,000	$125	86
3204 Barbara Ln	0.36mi	4/2.0	1,484 (+3%)	1mo	$150,000	$101	78
2610 Yosemite St	0.44mi	3/2.0 (-1)	1,411 (-2%)	3mo	$225,000	$159	68
3568 Las Brisas St	0.28mi	3/2.0 (-1)	1,330 (-8%)	2mo	$235,000	$177	68
2705 Yosemite St	0.42mi	3/2.0 (-1)	1,505 (+4%)	0mo	$259,877	$173	68
3610 Las Brisas St	0.34mi	3/2.0 (-1)	1,545 (+7%)	1mo	$254,999	$165	66
3559 Satelite St	0.38mi	3/2.0 (-1)	1,331 (-8%)	3mo	$234,888	$176	62
3609 Las Brisas St	0.34mi	3/2.5 (-1)	1,313 (-9%)	2mo	$215,000	$164	61
3216 E Alexa St	0.72mi	3/2.0 (-1)	1,379 (-4%)	2mo	$234,900	$170	53
3517 E Alexa St	0.71mi	3/2.0 (-1)	1,382 (-4%)	2mo	$249,500	$181	53
3220 E Alexa St	0.72mi	3/2.0 (-1)	1,536 (+7%)	3mo	$262,000	$171	47
3613 E Alexa St	0.73mi	3/2.0 (-1)	1,655 (+15%)	3mo	$299,500	$181	33

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: -14.0%
• Equity multiple: 0.51×
• Total profit: $-23,140
• Equity at exit: $25,198

10-year hold

• IRR: -11.0%
• Equity multiple: 0.43×
• Total profit: $-27,084
• 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 78542

• Home prices YoY: -13.4%
• Rents YoY: -1.1%
• Active inventory: 1003
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$204 /mo · $2,451/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $142

Break-even live

Break-even rent $1,470

Max offer price $169,000

Occupancy floor 86%

Sensitivity live

Price	-10% $238	-5% $190	+0% $142	+5% $94	+10% $47
Rent	-10% $12	-5% $77	+0% $142	+5% $207	+10% $273
Rate	-1.0pp $227	-0.5pp $185	base $142	+0.5pp $98	+1.0pp $54

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 2 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	14d	1	1.19mi
3800 La Sienna Pkwy Edinburg, TX	1.0–3.0	1.0–2.0	966	$1,685	$1.74	14d	1	1.34mi

Listing history 23 events

1. 2026-06-18
   days on market $169,000 Active 72 DOM
2. 2026-06-17
   days on market $169,000 Active 71 DOM
3. 2026-06-16
   days on market $169,000 Active 70 DOM
4. 2026-06-15
   days on market $169,000 Active 69 DOM
5. 2026-06-14
   days on market $169,000 Active 67 DOM
6. 2026-06-13
   days on market $169,000 Active 66 DOM
7. 2026-06-10
   days on market $169,000 Active 64 DOM
8. 2026-06-09
   days on market $169,000 Active 63 DOM
9. 2026-06-08
   days on market $169,000 Active 62 DOM
10. 2026-06-07
    days on market $169,000 Active 61 DOM
11. 2026-06-03
    days on market $169,000 Active 57 DOM
12. 2026-06-02
    days on market $169,000 Active 56 DOM
13. 2026-06-01
    days on market $169,000 Active 55 DOM
14. 2026-05-31
    days on market $169,000 Active 54 DOM
15. 2026-05-31
    days on market $169,000 Active 53 DOM
16. 2026-04-08
    listed $169,000 Active 597-char remark

    Show marketing remark (597 chars)

    Charming pier and beam home located in North Edinburg on a quiet street north of Monte Cristo Rd. This well-laid-out property features 3 bedrooms and 2 full bathrooms, offering a comfortable and functional living space ideal for families or first-time buyers. The living space is filled with natural light, complemented by modern flooring and neutral tones throughout. The home sits on .12 acre with a detached storage building - ideal for tools, hobbies, or extra storage. The home also features a concrete driveway up front providing convenient off-street parking. Make this home yours today!

17. 2026-04-07
    listed $150,000
18. 2024-11-19
    price $149,000
19. 2024-08-18
    listed $150,000 Active
20. 2022-07-16
    price $152,000
21. 2022-05-04
    listed $154,000 Active
22. 2021-12-14
    soldstatus
23. 2021-05-24
    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: $2,451 · $204/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$641/yr (+$53/mo · 26.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,795
• − Mortgage interest: −$9,467
• − Property taxes: −$2,451
• − Insurance: −$845
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,916
• Taxable loss: −$1,051
• Est. tax savings @ 24.0%: +$252
• After-tax cash flow: $1,959/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

+9.7% since first listed

8 events — show timeline

• 2026-04-08 Listed $169,000 MCALLENMLS
• 2026-04-07 Listed $150,000 MCALLENMLS
• 2024-11-19 Price Changed $149,000 MCALLENMLS
• 2024-08-18 Listed $150,000 MCALLENMLS
• 2022-07-16 Price Changed $152,000 MCALLENMLS
• 2022-05-04 Listed $154,000 MCALLENMLS
• 2021-12-14 Sold (Public Records) — Public Records
• 2021-05-24 Sold (Public Records) — Public Records

Property tax history

+15.2%/yr

Latest (2025): $2,451 · +19.5% YoY. Source: county tax records.