806 S 20th Ave · Edinburg, TX 78539

$95,000

3 bd · 1.0 ba · 886 sqft · SingleFamily public records · 20 Days on market

Built 1979 4,791 sqft lot Est $138k · 31% under

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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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +7.2/10.0
• 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

Investment opportunity with great potential! This 2-bedroom, 1-bath home with a 1-car carport is ready for your vision and personal touch. Situated on a slab foundation in an established neighborhood, this property is ideal for investors, flippers, or first-time homebuyers looking to customize a home to their own style and preferences. Conveniently located near schools, shopping, and Laguna Park, offering easy access to outdoor recreation and community amenities. With solid potential and a desirable location, this property presents an excellent opportunity to create value and make it your own. Being sold as-is.

Key facts

• Slab foundation
• Near schools
• Near shopping

Tags

• SLAB FOUNDATION
• ESTABLISHED NEIGHBORHOOD
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR LAGUNA PARK
• COMMUNITY AMENITIES

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: 1 covered parking space; 1 carport (attached, garage faces front, no garage)
• Utilities: Public water; City sewer; Electric service (implied by electric water heater)
• Home design: Single-story frame/wood home with wood siding; Composition shingle roof; Slab foundation
• Construction: Frame/Wood construction; Wood siding
• Exterior features: Chain link and wood fencing; Paved road access

Interior

• Kitchen: Electric water heater; No conveying appliances
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Interior features: Entrance foyer; Laminate countertops; No window coverings
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Travis El (math 12% / reading 32%, grade F, #3,333 of 4,322 statewide, top 80%, 329 students, 89% 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 85% FRL vs 62% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.5%/yr); 406 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 74% 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 $657 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 20 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.22% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.06%
• DSCR: 1.36
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $138,216
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
915 E Champion St	0.18mi	2/1.0 (-1)	840 (-5%)	24mo	$146,000	$174	58
609 E Sprague St	0.28mi	2/1.0 (-1)	996 (+12%)	11mo	$155,000	$156	52
1302 E Cano St	0.45mi	3/1.0	792 (-11%)	14mo	$82,500	$104	49

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-7,338
• Equity at exit: $14,165

10-year hold

• IRR: -3.0%
• Equity multiple: 0.83×
• Total profit: $-4,575
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,157 high
• Mortgage (P&I): −$498
• Tax from tax record: −$198 /mo · $2,375/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $179

Break-even live

Break-even rent $931

Max offer price $95,000

Occupancy floor 80%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 S 19th Ave Edinburg, TX	3.0	2.0	1102	$1,500	$1.36	43d	1	0.12mi
220 S 25th Ave Edinburg, TX	1.0–3.0	1.0	773	$899	$1.16	14d	6	0.56mi
805 Dove Ave Unit 1 Edinburg, TX	2.0	2.0	945	$1,150	$1.22	43d	1	0.65mi
816 Dove Ave Unit 2 Edinburg, TX	2.0	2.0	1000	$1,250	$1.25	43d	1	0.67mi
305 S Raul Longoria Rd Edinburg, TX	2.0	2.0	1000	$1,350	$1.35	43d	1	0.96mi
112 E Peter St Unit 3 Edinburg, TX	2.0	1.0	850	$975	$1.15	43d	1	0.97mi
1920 E Iowa Rd Edinburg, TX	2.0	1.0	725	$695	$0.96	44d	1	0.98mi
1920 E Iowa Rd Apt 2 Edinburg, TX	2.0	1.0	725	$695	$0.96	43d	1	0.98mi
1920 E Iowa Rd Edinburg, TX	2.0	1.0	735	$695	$0.95	23d	1	0.98mi
604 E Schunior St Edinburg, TX	3.0	2.0	1100	$1,150	$1.05	43d	1	0.99mi
1920 E Iowa Rd Apt 5 Edinburg, TX	2.0	1.0	725	$725	$1.00	23d	1	1.01mi
2120 S Oakview Dr Unit 2 Edinburg, TX	2.0	2.0	972	$1,250	$1.29	43d	1	1.02mi
2200 S Oakview Dr Unit 2 Edinburg, TX	2.0	2.0	972	$1,250	$1.29	43d	1	1.05mi
2208 Taxco Ct Unit 4 Edinburg, TX	2.0	2.0	980	$975	$0.99	43d	1	1.21mi
2208 Taxco Ct Unit 3 Edinburg, TX	3.0	2.0	1120	$1,075	$0.96	43d	1	1.21mi
2206 Taxco Ct Unit 2 Edinburg, TX	2.0	2.0	855	$1,100	$1.29	43d	1	1.26mi
2206 Taxco Ct Unit 1 Edinburg, TX	2.0	2.0	855	$1,150	$1.35	43d	1	1.26mi
1105 W Stubbs St Unit C Edinburg, TX	2.0	1.5	960	$800	$0.83	43d	1	1.40mi
1105 W Stubbs St Unit C Edinburg, TX	2.0	1.5	960	$800	$0.83	23d	1	1.40mi
302 S Doolittle Rd Edinburg, TX	1.0–3.0	1.0–2.0	750	$900	$1.20	14d	7	1.42mi
420 W Chavez St Unit 4 Edinburg, TX	3.0	2.0	1100	$1,250	$1.14	43d	1	1.43mi
136 E Wells St Edinburg, TX	3.0	1.0	961	$1,200	$1.25	43d	1	1.43mi
2314 W Stubbs St Unit A Edinburg, TX	2.0	2.0	1069	$875	$0.82	43d	1	1.45mi
106 Teak Dr Unit 4 Edinburg, TX	2.0	2.0	1100	$1,100	$1.00	14d	1	1.45mi
106 Teak Dr Unit 3 Edinburg, TX	2.0	2.0	1100	$1,100	$1.00	43d	1	1.45mi
110 Teak Dr Unit 3 Edinburg, TX	2.0	2.0	1021	$900	$0.88	23d	1	1.45mi
414 Pirul St Unit 1 Edinburg, TX	2.0	2.0	750	$800	$1.07	43d	1	1.45mi
204 Teak Dr Unit 3 Edinburg, TX	2.0	2.0	1050	$1,000	$0.95	43d	1	1.47mi
204 Teak Dr Unit 1 Edinburg, TX	2.0	2.0	1050	$900	$0.86	23d	1	1.47mi
406 N Lotto Ln Unit 4 Edinburg, TX	2.0	2.0	850	$850	$1.00	43d	1	1.48mi
1404 Deer Hls Unit 3 Edinburg, TX	2.0	2.0	975	$1,100	$1.13	43d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $95,000 Active 20 DOM
2. 2026-06-17
   days on market $95,000 Active 19 DOM
3. 2026-06-16
   days on market $95,000 Active 18 DOM
4. 2026-06-15
   days on market $95,000 Active 17 DOM
5. 2026-06-14
   days on market $95,000 Active 15 DOM
6. 2026-06-13
   days on market $95,000 Active 14 DOM
7. 2026-06-10
   days on market $95,000 Active 12 DOM
8. 2026-06-09
   days on market $95,000 Active 11 DOM
9. 2026-06-08
   days on market $95,000 Active 10 DOM
10. 2026-06-07
    days on market $95,000 Active 9 DOM
11. 2026-06-03
    days on market $95,000 Active 5 DOM
12. 2026-06-02
    days on market $95,000 Active 4 DOM
13. 2026-06-01
    days on market $95,000 Active 3 DOM
14. 2026-05-31
    days on market $95,000 Active 2 DOM
15. 2026-05-31
    remarks 618-char remark
16. 2026-05-31
    listed $95,000 Active 1 DOM

ⓘ 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: $2,375 · $198/mo
• Projected year-2 tax: $2,375 · $198/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) · 69% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $13,890
• − Mortgage interest: −$5,321
• − Property taxes: −$2,375
• − Insurance: −$475
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$2,764
• Taxable income: $732
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $1,969/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

1 event — show timeline

• 2026-05-30 Listed $95,000 MCALLENMLS

Property tax history

+10.2%/yr

Latest (2025): $2,375 · +32.6% YoY. Source: county tax records.