3000 Ashley Pl · Pharr, TX 78577

$238,000

None bd · None ba · 4,368 sqft · MultiFamily · 262 Days on market

Built 1996 Good condition 6,524 sqft lot $54/sqft · 37% below area Est $377k · 37% under $40/mo HOA · 4% of rent ↓ 6% 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 +15.0/15.0
• Cash flow +9.1/30.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Discover an exceptional investment opportunity with this 2-story duplex located in the Pharr Plantation community. Each unit offers comfortable living spaces and a desirable layout, making it ideal for both owner-occupants and investors. Tenants enjoy access to a variety of premium amenities, including community pool privileges, common areas, and 24/7 gated security, providing peace of mind and resort-style living year-round. Situated in a prime location, this duplex offers convenient proximity to shopping, dining, and major roadways. Whether you're looking to expand your rental portfolio or move into one unit while renting out the other, this Pharr Plantation duplex is a standout opportunity you won’t want to miss!

Key facts

• 2 story duplex
• 24 7 gated security
• 6,524 sq ft lot

Tags

• 2 STORY DUPLEX
• PHARR PLANTATION COMMUNITY
• COMMUNITY POOL PRIVILEGES
• 24 7 GATED SECURITY
• CONVENIENT PROXIMITY TO DINING

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $238k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-336 ($-4k/yr) — negative. Per door: $-168/mo.
• To cash-flow at today's rent, offer at most $189k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (20.2% below list).
• Recommended offer: $189k (20.4% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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: Kelly-Pharr El (math 21% / reading 27%, grade F, #3,221 of 4,322 statewide, top 75%, 671 students, 91% FRL); Jaime Escalante Middle (math 6% / reading 21%, grade F, #1,602 of 1,662 statewide, top 97%, 566 students, 99% FRL); Psja Southwest Early College H S (math 18% / reading 37%, grade F, #1,183 of 1,632 statewide, top 73%, 1,692 students, 98% FRL) — zoned schools average 96% FRL vs 72% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 541 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $2k of loan paydown is wiped out by about $7k 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 262 days — a 12% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major 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 $189,408 (20.4% 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 262 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.80% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.31%
• DSCR: 0.85
• GRM: 10.4

CMA / ARV

• ARV (median comp): $377,035
• List price: $238,000
• Delta: -36.88%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1400 E Quail St	0.97mi	—/—	4,260 (-2%)	18mo	$399,000	$94	46
1805 S Linden St	1.12mi	—/—	3,840 (-12%)	2mo	$390,750	$102	43
1510 E Quail St	1.04mi	—/—	3,996 (-8%)	13mo	$369,000	$92	40
1800 S Ironwood St	1.01mi	—/—	4,050 (-7%)	16mo	$355,000	$88	39
1506 E Quail St	1.03mi	—/—	3,996 (-8%)	18mo	$369,000	$92	36
1804 S Linden St	1.09mi	—/—	3,744 (-14%)	12mo	$350,000	$93	31
1401 E Coyote St	1.05mi	—/—	3,888 (-11%)	21mo	$359,999	$93	29

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: -26.6%
• Equity multiple: 0.10×
• Total profit: $-59,807
• Equity at exit: $35,487

10-year hold

• IRR: -23.6%
• Equity multiple: -0.19×
• Total profit: $-79,023
• Equity at exit: $20,578

Cash invested: $66,640 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $399,000 ($94/sqft)
• Median days on market: 39 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -7.8% 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: 20.9×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$1,248
• Tax est. 1.5%: −$298 /mo · $3,570/yr
• Insurance: −$99
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$40
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-336

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,900
Total (2 units)			$1,900

Break-even live

Break-even rent $2,325

Max offer price $189,408

Occupancy floor —

Sensitivity live

Price	-10% $-171	-5% $-254	+0% $-336	+5% $-418	+10% $-500
Rent	-10% $-486	-5% $-411	+0% $-336	+5% $-261	+10% $-186
Rate	-1.0pp $-216	-0.5pp $-275	base $-336	+0.5pp $-397	+1.0pp $-460

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: $59,500
• Closing costs: $7,140
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3000 Ashley Pl #1 Pharr, TX	2.0	2.0	4368	$950	$0.22	93d	1	0.01mi
1800 S Ironwood St Pharr, TX	2.0	2.0	4050	$900	$0.22	72d	1	1.02mi
1804 S Linden St Pharr, TX	2.0	2.0	3744	$900	$0.24	72d	1	1.10mi
1503 E Coyote St Unit 8 Pharr, TX	3.0	2.0	4350	$985	$0.23	15d	1	1.10mi
3505 S Dominique Dr Unit 4 Pharr, TX	3.0	2.0	4169	$1,250	$0.30	15d	1	1.13mi
3516 S Dominique Dr Unit 2 Upstairs Pharr, TX	3.0	2.0	3900	$1,200	$0.31	15d	1	1.16mi
1603 W Omni Ave Unit 2 Pharr, TX	2.0	2.5	4800	$875	$0.18	93d	1	1.27mi

HOA detail $40/mo · $480/yr

• Likely covers: poolsecurity

Listing history 50 events

1. 2026-08-08
   days on market $238,000 Active 262 DOM
2. 2026-08-07
   days on market $238,000 Active 261 DOM
3. 2026-08-06
   days on market $238,000 Active 260 DOM
4. 2026-08-05
   days on market $238,000 Active 259 DOM
5. 2026-08-04
   days on market $238,000 Active 258 DOM
6. 2026-08-03
   days on market $238,000 Active 257 DOM
7. 2026-07-31
   days on market $238,000 Active 254 DOM
8. 2026-07-29
   days on market $238,000 Active 252 DOM
9. 2026-07-27
   days on market $238,000 Active 250 DOM
10. 2026-07-25
    days on market $238,000 Active 248 DOM
11. 2026-07-23
    days on market $238,000 Active 246 DOM
12. 2026-07-22
    days on market $238,000 Active 245 DOM
13. 2026-07-21
    days on market $238,000 Active 244 DOM
14. 2026-07-18
    days on market $238,000 Active 241 DOM
15. 2026-07-16
    days on market $238,000 Active 239 DOM
16. 2026-07-16
    pricedays on market $238,000 Active 238 DOM
17. 2026-07-14
    days on market $250,000 Active 237 DOM
18. 2026-07-14
    days on market $250,000 Active 236 DOM
19. 2026-07-12
    days on market $250,000 Active 235 DOM
20. 2026-07-11
    days on market $250,000 Active 234 DOM
21. 2026-07-10
    days on market $250,000 Active 233 DOM
22. 2026-07-09
    days on market $250,000 Active 232 DOM
23. 2026-07-07
    days on market $250,000 Active 230 DOM
24. 2026-07-06
    days on market $250,000 Active 229 DOM
25. 2026-07-05
    days on market $250,000 Active 228 DOM
26. 2026-07-04
    days on market $250,000 Active 227 DOM
27. 2026-07-03
    days on market $250,000 Active 226 DOM
28. 2026-07-02
    days on market $250,000 Active 225 DOM
29. 2026-07-01
    days on market $250,000 Active 224 DOM
30. 2026-06-30
    days on market $250,000 Active 223 DOM
31. 2026-06-29
    days on market $250,000 Active 222 DOM
32. 2026-06-28
    days on market $250,000 Active 221 DOM
33. 2026-06-28
    days on market $250,000 Active 220 DOM
34. 2026-06-27
    days on market $250,000 Active 219 DOM
35. 2026-06-25
    days on market $250,000 Active 217 DOM
36. 2026-06-23
    days on market $250,000 Active 215 DOM
37. 2026-06-22
    days on market $250,000 Active 214 DOM
38. 2026-06-18
    days on market $250,000 Active 211 DOM
39. 2026-06-17
    days on market $250,000 Active 210 DOM
40. 2026-06-16
    days on market $250,000 Active 209 DOM
41. 2026-06-15
    days on market $250,000 Active 208 DOM
42. 2026-06-14
    days on market $250,000 Active 206 DOM
43. 2026-06-13
    days on market $250,000 Active 205 DOM
44. 2026-06-10
    days on market $250,000 Active 203 DOM
45. 2026-06-09
    days on market $250,000 Active 202 DOM
46. 2026-06-08
    days on market $250,000 Active 201 DOM
47. 2026-06-07
    days on market $250,000 Active 200 DOM
48. 2026-06-03
    days on market $250,000 Active 196 DOM
49. 2026-06-02
    days on market $250,000 Active 195 DOM
50. 2026-06-01
    days on market $250,000 Active 194 DOM

ⓘ 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 AH · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $22,800
• − Mortgage interest: −$13,332
• − Property taxes: −$3,570
• − Insurance: −$3,014
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$480
• − Depreciation: −$6,924
• Taxable loss: −$8,168
• Est. tax savings @ 24.0%: +$1,960
• After-tax cash flow: $-2,069/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

Good 75/100 Cosmetic rehab Est. rehab $21,840–$65,520 screening

This 2-story duplex in Pharr Plantation is in good condition with minimal repairs needed. Upgrades to the exterior, flooring, and kitchen would significantly enhance its value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace tile flooring — Improves aesthetics and durability ↑
• Both Upgrade kitchen cabinets — Modernizes the space and increases value ↑
• Both Install new windows — Improves energy efficiency and aesthetics ↑

ⓘ 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 22/100

Zoned Schools

Elementary Kelly-Pharr El F TX #3,221/4,322 Nat'l #31,434/41,679 Middle Jaime Escalante Middle F TX #1,602/1,662 Nat'l #12,913/14,009 High Psja Southwest Early College H S F TX #1,183/1,632 Nat'l #11,797/17,239

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

-5.7% since first listed

2 events — show timeline

• 2025-12-23 Price Changed $250,000 MCALLENMLS
• 2025-11-19 Listed $265,000 MCALLENMLS