151 Tulip St · Perezville, TX 78574

$149,900

2 bd · 2.0 ba · 1,278 sqft · SingleFamily · 36 Days on market

Built 1996 Average condition 2,634 sqft lot $117/sqft · 14% below area Est $175k · 14% under $38/mo HOA · 3% of rent ↓ 3% since listing

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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).

• ARV discount +14.0/15.0
• Cash flow +9.9/30.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy easy, low-maintenance living in this beautifully maintained 2-bedroom, 2-bathroom 1 office home located in a welcoming 55+ community with resort-style amenities. The bright and open layout features a spacious living area, functional kitchen, and a cozy sunroom perfect for relaxing or enjoying your morning coffee. Step outside to a private patio, ideal for outdoor dining, gardening, or simply soaking up the sun. The primary suite offers a private bath and ample closet space, while the second bedroom is perfect for guests or hobbies. The one-car garage includes extra space for a golf cart, offering added convenience for getting around the community or heading to nearby golf courses. En

Key facts

• Fitness center
• Clubhouse
• Swimming pool

Tags

• RESORT STYLE AMENITIES
• PRIVATE PATIO
• COZY SUNROOM
• CLUBHOUSE
• SWIMMING POOL
• FITNESS CENTER

Property features AI

Finance

• HOA & community: Pleasant Valley Ranch homeowners association; Annual association fee of $455; Community amenities include clubhouse, golf, pool, and sidewalks; Mandatory POA; Senior community

Exterior

• Parking: Attached garage facing front; 1 covered/garage space (total 1 parking space)
• Utilities: MUD sewer; Electric water heater
• Home design: Brick construction; Wood shingle/shake roof; Slab foundation
• Construction: Brick exterior; Slab foundation; Wood shingle/shake roof
• Exterior features: Mature trees; Rock yard; Patio; Paved road access

Interior

• Kitchen: Electric cooktop; Refrigerator; Microwave
• Bedrooms: Living areas: 2
• Flooring: Marble; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laminate countertops; Bonus room; Ceiling fans; Microwave; Double-pane and storm windows; Custom drapes and vertical blinds
• Laundry & utility: Laundry area with washer/dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (17.2% below list).
• Recommended offer: $124k (17.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#743 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• La Joya ISD (suburban): math 18% / reading 29% proficiency, ranked #759 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Henry B Gonzalez El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 490 students, 91% FRL); Ann Richards Middle (math 21% / reading 30%, grade F, #1,236 of 1,662 statewide, top 76%, 729 students, 96% FRL); La Joya H S (math 16% / reading 32%, grade F, #1,333 of 1,632 statewide, top 82%, 2,775 students, 92% FRL) — zoned schools average 93% FRL vs 54% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 474 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 36 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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, 94% 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 $124,058 (17.2% 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. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.68%
• DSCR: 0.88
• GRM: 10.1

CMA / ARV

• ARV (median comp): $175,000
• List price: $149,900
• Delta: -14.34%
• 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
1906 Wilson St	0.17mi	2/2.0	1,222 (-4%)	4mo	$169,900	$139	81
1810 Tyler St	0.11mi	2/2.0	1,186 (-7%)	3mo	$175,000	$148	81
1909 Tyler St	0.19mi	2/2.0	1,143 (-11%)	3mo	$154,900	$136	71
7412 Golf Dr	0.36mi	2/2.0	1,347 (+5%)	4mo	$220,000	$163	71
7301 Monroe St	0.10mi	2/2.0	1,461 (+14%)	2mo	$185,000	$127	70
7207 Monroe St	0.23mi	2/2.0	1,425 (+12%)	1mo	$159,900	$112	69
7422 Golf Dr	0.39mi	2/2.0	1,377 (+8%)	4mo	$195,000	$142	66
7310 Ford St	0.24mi	2/2.0	1,450 (+14%)	1mo	$189,900	$131	65
7822 Arrow Point St	0.57mi	3/1.5 (+1)	1,289 (+1%)	4mo	$82,446	$64	62
204 Silverado Dr E	0.39mi	3/2.0 (+1)	1,180 (-8%)	6mo	$150,000	$127	59
3508 Jordyn Dr	0.67mi	3/2.0 (+1)	1,200 (-6%)	5mo	$209,000	$174	50
7607 Wagon Trail Dr	0.66mi	3/2.0 (+1)	1,389 (+9%)	5mo	$200,000	$144	46

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: -20.7%
• Equity multiple: 0.28×
• Total profit: $-30,226
• Equity at exit: $22,351

10-year hold

• IRR: -13.9%
• Equity multiple: 0.19×
• Total profit: $-33,847
• Equity at exit: $12,961

Cash invested: $41,972 (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 78574

• Home prices YoY: -16.1%
• Active inventory: 474
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,241 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$38
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-94

Break-even live

Break-even rent $1,359

Max offer price $136,318

Occupancy floor —

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7220 W Interstate Highway 2 Fl STW 4 WITH PORCH) FRONT UNIT Mission, TX	2.0	2.0	1104	$1,150	$1.04	44d	1	0.21mi
7220 W Interstate Highway 2 Fl STW 3 WITH NO BALCONY) Mission, TX	1.0	1.0	945	$895	$0.95	19d	1	0.21mi
7220 W Interstate Highway 2 Unit 15 Mission, TX	1.0	1.0	945	$925	$0.98	44d	1	0.21mi
7220 W Interstate Highway 2 Fl STW 1 WITH BALCONY) FRONT UNIT Mission, TX	1.0	1.0	945	$895	$0.95	44d	1	0.21mi
7220 W Interstate Highway 2 Unit 12 Mission, TX	2.0	2.0	1104	$995	$0.90	21d	1	0.21mi
7220 W Interstate Highway 2 Unit 20 Mission, TX	2.0	2.0	1104	$995	$0.90	44d	1	0.21mi
1908 Kennedy St Mission, TX	2.0	2.0	1062	$1,300	$1.22	23d	1	0.25mi
3717 Clavel St Unit 8 Palmview, TX	2.0	1.0	1005	$800	$0.80	44d	1	0.39mi
3711 Chapa AVE Palmview, TX	2.0	2.0	995	$1,150	$1.16	14d	1	0.49mi
3711 Chapa AVE Palmview, TX	3.0	2.0	1050	$1,300	$1.24	44d	1	0.49mi
1905 Tierra Linda Cir W Mission, TX	3.0	2.0	1344	$2,000	$1.49	14d	1	1.33mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 21 events

1. 2026-06-18
   days on market $149,900 Active 36 DOM
2. 2026-06-17
   days on market $149,900 Active 35 DOM
3. 2026-06-16
   days on market $149,900 Active 34 DOM
4. 2026-06-15
   days on market $149,900 Active 33 DOM
5. 2026-06-14
   days on market $149,900 Active 31 DOM
6. 2026-06-13
   days on market $149,900 Active 30 DOM
7. 2026-06-10
   days on market $149,900 Active 28 DOM
8. 2026-06-09
   days on market $149,900 Active 27 DOM
9. 2026-06-08
   days on market $149,900 Active 26 DOM
10. 2026-06-07
    days on market $149,900 Active 25 DOM
11. 2026-06-05
    days on market $149,900 Active 22 DOM
12. 2026-06-03
    days on market $149,900 Active 21 DOM
13. 2026-06-03
    price $149,900 Active 20 DOM
14. 2026-06-02
    days on market $155,000 Active 20 DOM
15. 2026-06-01
    days on market $155,000 Active 19 DOM
16. 2026-05-31
    days on market $155,000 Active 18 DOM
17. 2026-05-31
    days on market $155,000 Active 17 DOM
18. 2026-05-13
    listed $155,000 Active 969-char remark
19. 2025-12-10
    status Active
20. 2025-12-04
    status Pending
21. 2025-08-20
    listed $155,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $14,887
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − HOA: −$456
• − Depreciation: −$4,361
• Taxable loss: −$3,706
• Est. tax savings @ 24.0%: +$890
• After-tax cash flow: $-237/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 · 12 photos

Average 55/100 Cosmetic rehab

This home is in average condition with some cosmetic updates needed. It has a good layout and is located in a desirable community, making it a good investment opportunity.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom cabinets — slight wear
• Minor HVAC unit — visible and likely needs cleaning

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale replace kitchen cabinets — new cabinets improve functionality and aesthetics
• Resale replace bathroom cabinets — new cabinets improve functionality and aesthetics
• Both landscaping — improved landscaping enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom cabinets · slight wear	Minor	$500–3,000
HVAC unit · visible and likely needs cleaning	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale replace kitchen cabinets — new cabinets improve functionality and aesthetics ↑
• Resale replace bathroom cabinets — new cabinets improve functionality and aesthetics ↑
• Both landscaping — improved landscaping enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: La Joya ISD
• NCES district ID: 4826130
• Math proficiency: 18% ▼ -35.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $27,845
• Composite: 18.65/100
• National rank: #8891
• State rank: #759 of 826 in TX

Livability — Perezville

• Score: 64/100
• State rank: #743
• US rank: #13748

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment C Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perezville, TX
• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 62,456
• Household income: $52,393
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 803.0

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 62% White 2%
• Hispanic origin (detail): Mexican 93%
• Foreign-born: 33% · Canada
• Languages at home: 12% English-only · Spanish 87%

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: ▼ -44.13%
• Current HPI: 230.3323
• Rent YoY: —
• 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

-3.3% since first listed

5 events — show timeline

• 2026-06-02 Price Changed $149,900 MCALLENMLS
• 2026-05-13 Listed $155,000 MCALLENMLS
• 2025-12-10 Relisted — MCALLENMLS
• 2025-12-04 Pending — MCALLENMLS
• 2025-08-20 Listed $155,000 MCALLENMLS