521 E Cano St · Edinburg, TX 78539

$59,900

2 bd · 1.0 ba · 540 sqft · SingleFamily public records · 35 Days on market

Built 1968 3,550 sqft lot $111/sqft · 39% below area Est $99k · 39% under ↓ 29% since listing

---

Why this score? — see what drove the B- 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 +25.3/30.0
• ARV discount +15.0/15.0
• 1% rule +8.9/10.0
• DSCR +8.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Located just steps from the Hidalgo County Courthouse, this property offers a unique opportunity for investors or builders. Sitting on a compact 3,550 sqft lot, the existing frame house is in need of major repairs—making it ideal for a full remodel or teardown and rebuild. Whether you're looking to renovate or start fresh, you'll love the unbeatable location—walking distance to the courthouse, minutes from UTRGV, and close to the expressway, shops, and restaurants. This is your chance to own property in one of Edinburg’s most active redevelopment areas. Sold as-is. Don’t miss out!

Key facts

• Major repairs
• Full remodel
• Close to expressway

Tags

• MAJOR REPAIRS
• FULL REMODEL
• TEARDOWN AND REBUILD
• WALKING DISTANCE TO COURTHOUSE
• CLOSE TO EXPRESSWAY
• ACTIVE REDEVELOPMENT AREAS

Property features AI

Finance

• HOA & community: No homeowners association; Community features include curbs

Exterior

• Parking: No garage / no covered parking
• Utilities: Public water; City sewer
• Home design: Frame/wood construction; Composition shingle roof; Pillar/post/pier foundation; Total building area 540
• Construction: Frame/Wood construction; Composition shingle roof; Pillar/Post/Pier foundation; Building area approximately 540
• Exterior features: Partial chain-link fencing; Curb and gutters; Paved road access

Interior

• Kitchen: No conveying appliances
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Interior features: Laminate flooring; No window coverings; Countertops: other or none
• Laundry & utility: No water heater included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($833 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Austin El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 356 students, 91% FRL); Francisco Barrientes Middle (math 12% / reading 33%, grade F, #1,341 of 1,662 statewide, top 82%, 1,215 students, 83% FRL); Edinburg H S (math 14% / reading 35%, grade F, #1,264 of 1,632 statewide, top 82%, 2,433 students, 83% FRL) — zoned schools average 86% FRL vs 62% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.5%/yr); 406 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• This rent is only 15% of the median local income ($67k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k 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 35 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major 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 $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.39% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 6.0

CMA / ARV

• ARV (median comp): $99,000
• List price: $59,900
• Delta: -39.49%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1319 E Mahl St	0.53mi	1/1.0 (-1)	492 (-9%)	1mo	$99,000	$201	55

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: -5.6%
• Equity multiple: 0.80×
• Total profit: $-3,372
• Equity at exit: $8,931

10-year hold

• IRR: -0.9%
• Equity multiple: 0.95×
• Total profit: $-853
• Equity at exit: $5,179

Cash invested: $16,772 (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 78539

• Home prices YoY: -19.6%
• Rents YoY: -0.5%
• Active inventory: 406
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $833 high
• Mortgage (P&I): −$314
• Tax from tax record: −$182 /mo · $2,190/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $137

Break-even live

Break-even rent $660

Max offer price $59,900

Occupancy floor 79%

Sensitivity live

Price	-10% $170	-5% $154	+0% $137	+5% $120	+10% $103
Rent	-10% $71	-5% $104	+0% $137	+5% $169	+10% $202
Rate	-1.0pp $167	-0.5pp $152	base $137	+0.5pp $121	+1.0pp $105

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 S 25th Ave Edinburg, TX	1.0–3.0	1.0	773	$799	$1.03	15d	6	0.78mi
414 Pirul St Unit 1 Edinburg, TX	2.0	2.0	750	$800	$1.07	44d	1	0.91mi
1105 W Mahl St Apt 2 Edinburg, TX	1.0	1.0	525	$550	$1.05	44d	1	1.06mi
1415 W Freddy Gonzalez Dr Edinburg, TX	1.0–3.0	1.0–2.0	806	$810	$1.00	24d	1	1.45mi
1608 W McIntyre St Edinburg, TX	1.0–2.0	1.0–2.0	500	$850	$1.70	44d	4	1.45mi
1700 W McIntyre St Unit 1700-03 Edinburg, TX	1.0	1.0	485	$725	$1.49	44d	1	1.48mi
1700 W McIntyre St Unit 1700-14 Edinburg, TX	1.0	1.0	485	$750	$1.55	19d	1	1.48mi

Listing history 21 events

1. 2026-06-18
   days on market $59,900 Active 35 DOM
2. 2026-06-17
   days on market $59,900 Active 34 DOM
3. 2026-06-16
   days on market $59,900 Active 33 DOM
4. 2026-06-15
   days on market $59,900 Active 32 DOM
5. 2026-06-14
   days on market $59,900 Active 30 DOM
6. 2026-06-13
   days on market $59,900 Active 29 DOM
7. 2026-06-10
   days on market $59,900 Active 27 DOM
8. 2026-06-09
   days on market $59,900 Active 26 DOM
9. 2026-06-08
   days on market $59,900 Active 25 DOM
10. 2026-06-07
    days on market $59,900 Active 24 DOM
11. 2026-06-03
    days on market $59,900 Active 20 DOM
12. 2026-06-02
    days on market $59,900 Active 19 DOM
13. 2026-06-01
    days on market $59,900 Active 18 DOM
14. 2026-05-31
    days on market $59,900 Active 17 DOM
15. 2026-05-31
    days on market $59,900 Active 16 DOM
16. 2026-05-14
    listed $64,900 Active 611-char remark
17. 2025-11-02
    price $69,000
18. 2025-07-12
    price $74,900
19. 2025-07-03
    soldstatus
20. 2025-06-03
    listed $84,500 Active
21. 1987-10-20
    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: $2,190 · $182/mo
• Projected year-2 tax: $2,190 · $182/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) · 70% chance over 30 yrs
• 🔥 Wildfire 7/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,996
• − Mortgage interest: −$3,355
• − Property taxes: −$2,190
• − Insurance: −$300
• − Repairs & maintenance: −$800
• − Management: −$800
• − Depreciation: −$1,743
• Taxable income: $810
• Est. tax owed @ 24.0%: −$194
• After-tax cash flow: $1,444/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): 37,168
• Household income: $66,967
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 1525.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 45% White 10% Asian 4%
• Hispanic origin (detail): Mexican 77% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 32% English-only · Spanish 64% Tagalog/Filipino 2% Other Asian/Pacific 1%

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: ▼ -51.52%
• Current HPI: 211.4723
• Rent YoY: ▼ -0.52%
• 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

-29.1% since first listed

7 events — show timeline

• 2026-05-21 Price Changed $59,900 MCALLENMLS
• 2026-05-14 Listed $64,900 MCALLENMLS
• 2025-11-02 Price Changed $69,000 MCALLENMLS
• 2025-07-12 Price Changed $74,900 MCALLENMLS
• 2025-07-03 Sold (Public Records) — Public Records
• 2025-06-03 Listed $84,500 MCALLENMLS
• 1987-10-20 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $2,190 · +5.7% YoY. Source: county tax records.