7016 S San Pedro St · Pharr, TX 78577

$105,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 297 Days on market

Built 1989 6,499 sqft lot $117/sqft · 14% below area Est $122k · 14% under ↓ 16% since listing

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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 +18.5/30.0
• ARV discount +13.8/15.0
• DSCR +5.8/10.0
• 1% rule +5.7/10.0
• 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

This charming two-bedroom, one-bathroom home is conveniently located just a short drive away from a variety of retail stores and restaurants. The spacious attached patio is perfect for hosting parties or weekend gatherings. For those who prefer cooking on a gas stove, there’s a gas connection available. The water heater also uses gas. Don’t miss out on this opportunity! Contact your realtor today to schedule a showing.

Key facts

• Gas connection
• Fenced lot
• Attached patio

Tags

• ATTACHED PATIO
• GAS CONNECTION
• FENCED LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 2 comparable units currently listed for rent nearby; 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 $726 of loan paydown is wiped out by about $3k 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 297 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.07% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.07%
• DSCR: 1.18
• GRM: 7.8

CMA / ARV

• ARV (median comp): $121,956
• List price: $105,000
• Delta: -13.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
621 Santa Monica Ave	0.05mi	2/1.5	909 (+2%)	9mo	$87,999	$97	86
612 E Dicker Dr	0.21mi	2/1.0	900 (+0%)	15mo	$135,000	$150	77
6904 S Saint Marie Dr	0.28mi	2/1.0	840 (-6%)	18mo	$95,000	$113	62
7408 S Lisa Dr	0.62mi	2/1.0	814 (-9%)	5mo	$134,500	$165	52
613 E Sherrye Ln	0.32mi	3/1.0 (+1)	816 (-9%)	18mo	$83,000	$102	50

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: -13.6%
• Equity multiple: 0.53×
• Total profit: $-13,910
• Equity at exit: $15,656

10-year hold

• IRR: -10.9%
• Equity multiple: 0.44×
• Total profit: $-16,465
• Equity at exit: $9,078

Cash invested: $29,400 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$196 /mo · $2,350/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $100

Break-even live

Break-even rent $1,000

Max offer price $105,000

Occupancy floor 86%

Sensitivity live

Price	-10% $159	-5% $129	+0% $100	+5% $70	+10% $40
Rent	-10% $11	-5% $55	+0% $100	+5% $144	+10% $189
Rate	-1.0pp $153	-0.5pp $126	base $100	+0.5pp $72	+1.0pp $45

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 E Thomas Dr Pharr, TX	3.0	2.0	1100	$1,295	$1.18	24d	1	0.37mi
901 E Thomas Dr Pharr, TX	2.0	2.0	900	$998	$1.11	22d	1	0.37mi

Listing history 18 events

1. 2026-06-18
   days on market $105,000 Active 297 DOM
2. 2026-06-17
   days on market $105,000 Active 296 DOM
3. 2026-06-16
   days on market $105,000 Active 295 DOM
4. 2026-06-15
   days on market $105,000 Active 294 DOM
5. 2026-06-14
   days on market $105,000 Active 292 DOM
6. 2026-06-13
   days on market $105,000 Active 291 DOM
7. 2026-06-10
   days on market $105,000 Active 289 DOM
8. 2026-06-09
   days on market $105,000 Active 288 DOM
9. 2026-06-08
   days on market $105,000 Active 287 DOM
10. 2026-06-07
    days on market $105,000 Active 286 DOM
11. 2026-06-03
    days on market $105,000 Active 282 DOM
12. 2026-06-02
    days on market $105,000 Active 281 DOM
13. 2026-06-01
    days on market $105,000 Active 280 DOM
14. 2026-05-31
    days on market $105,000 Active 279 DOM
15. 2026-05-31
    days on market $105,000 Active 278 DOM
16. 2026-03-05
    price $105,000 434-char remark

    Show marketing remark (434 chars)

    This charming two-bedroom, one-bathroom home is conveniently located just a short drive away from a variety of retail stores and restaurants. The spacious attached patio is perfect for hosting parties or weekend gatherings. For those who prefer cooking on a gas stove, there’s a gas connection available. The water heater also uses gas. Don’t miss out on this opportunity! Contact your realtor today to schedule a showing.

17. 2025-11-07
    price $115,000 434-char remark

    Show marketing remark (434 chars)

    This charming two-bedroom, one-bathroom home is conveniently located just a short drive away from a variety of retail stores and restaurants. The spacious attached patio is perfect for hosting parties or weekend gatherings. For those who prefer cooking on a gas stove, there’s a gas connection available. The water heater also uses gas. Don’t miss out on this opportunity! Contact your realtor today to schedule a showing.

18. 2025-08-26
    listed $125,000 Active 434-char remark

    Show marketing remark (434 chars)

    This charming two-bedroom, one-bathroom home is conveniently located just a short drive away from a variety of retail stores and restaurants. The spacious attached patio is perfect for hosting parties or weekend gatherings. For those who prefer cooking on a gas stove, there’s a gas connection available. The water heater also uses gas. Don’t miss out on this opportunity! Contact your realtor today to schedule a showing.

ⓘ 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: $2,350 · $196/mo
• Projected year-2 tax: $2,350 · $196/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 6/10 Major FEMA zone X (shaded) · 73% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 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: $13,518
• − Mortgage interest: −$5,882
• − Property taxes: −$2,350
• − Insurance: −$525
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$3,055
• Taxable loss: −$456
• Est. tax savings @ 24.0%: +$110
• After-tax cash flow: $1,306/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

-16.0% since first listed

3 events — show timeline

• 2026-03-05 Price Changed $105,000 MCALLENMLS
• 2025-11-07 Price Changed $115,000 MCALLENMLS
• 2025-08-26 Listed $125,000 MCALLENMLS

Property tax history

+8.7%/yr

Latest (2025): $2,350 · +19.8% YoY. Source: county tax records.