1013 E San Antonio Ave · Pharr, TX 78577

$115,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 65 Days on market

Built 2020 3,497 sqft lot Est $196k · 41% 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 +17.9/30.0
• ARV discount +15.0/15.0
• 1% rule +6.7/10.0
• DSCR +5.6/10.0
• 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 2 bedroom, 1 bath home built in 2020 features spacious master bedroom with a walk in closet. The kitchen features quartz counter tops, and conveying appliances include the refrigerator and stove top, as well as the washer and dryer. This home is perfectly located in Pharr, walking distance from HEB, Walgreens, IBC Bank and only a 2-3 minute drive from the expressway. This home will not last long!

Key facts

• 3,497 sq ft lot
• Built 2020
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: 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: Liberty Middle (math 21% / reading 33%, grade F, #1,177 of 1,662 statewide, top 72%, 795 students, 93% FRL); Psja North Early College H S (math 32% / reading 46%, grade F, #859 of 1,632 statewide, top 53%, 2,176 students, 88% FRL) — zoned schools average 90% FRL vs 72% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 451 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 runs 31% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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 65 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $19k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.17% ✓
• Cap rate: 7.29%
• Cash-on-cash: 3.57%
• DSCR: 1.16
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $195,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
813 E Villegas Ave	0.16mi	3/2.0	1,275 (-0%)	3mo	$195,000	$153	89
811 E Villegas Ave	0.17mi	3/2.0	1,275 (-0%)	8mo	$195,000	$153	85
1013 E Alan St	0.40mi	3/2.0	1,322 (+3%)	9mo	$226,000	$171	69
513 E Hawk Ave	0.55mi	3/2.0	1,331 (+4%)	1mo	$190,000	$143	66
1207 E Alan St	0.43mi	3/2.0	1,299 (+2%)	14mo	$210,000	$162	66
1207 Northpoint Dr	0.68mi	3/2.0	1,263 (-1%)	2mo	$190,000	$150	64
704 E Egly Ave	0.30mi	2/2.0 (-1)	1,170 (-9%)	4mo	$99,500	$85	64
605 Ebony St	0.59mi	3/1.5	1,168 (-9%)	8mo	$72,000	$62	49
505 E Hawk Ave E	0.57mi	3/2.0	1,140 (-11%)	7mo	$178,000	$156	49
808 E Evans Ave	0.54mi	3/2.0	1,093 (-15%)	6mo	$179,900	$165	45
812 N Oblate Dr	0.73mi	3/1.0	1,217 (-5%)	16mo	$95,000	$78	40
700 E Juarez Ave	0.47mi	3/2.0	1,465 (+14%)	18mo	$180,000	$123	39

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: -14.7%
• Equity multiple: 0.49×
• Total profit: $-16,355
• Equity at exit: $17,147

10-year hold

• IRR: -13.5%
• Equity multiple: 0.34×
• Total profit: $-21,148
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,350 high
• Mortgage (P&I): −$603
• Tax from tax record: −$320 /mo · $3,839/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $96

Break-even live

Break-even rent $1,229

Max offer price $115,000

Occupancy floor 88%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 E Evans Ave Pharr, TX	3.0	2.0	1093	$1,400	$1.28	43d	1	0.51mi
300 W Amy Dr Unit C San Juan, TX	2.0	2.0	958	$995	$1.04	43d	1	0.91mi
518 E Kelly Ave Pharr, TX	2.0	2.0	1482	$1,300	$0.88	43d	1	0.92mi
2700 N Birch St Unit B Pharr, TX	3.0	1.5	895	$900	$1.01	23d	1	1.17mi
103 E Segment Leonel Trevino Rd Unit C San Juan, TX	2.0	2.0	962	$1,075	$1.12	43d	1	1.18mi
234 W Jaime St San Juan, TX	2.0	1.0	1012	$1,150	$1.14	23d	1	1.20mi
204 E Gomez Dr San Juan, TX	3.0	1.5	1464	$1,650	$1.13	14d	1	1.21mi
311 W 8th St San Juan, TX	3.0	2.0	1839	$1,390	$0.76	43d	1	1.26mi
810 S Athol St Pharr, TX	3.0	2.0	1088	$1,250	$1.15	43d	1	1.29mi
305 W Boone Ave Pharr, TX	3.0	1.0	1120	$1,300	$1.16	14d	1	1.40mi
305 W Boone Ave Pharr, TX	3.0	1.0	1120	$1,300	$1.16	23d	1	1.40mi
3504 N Champagne Dr Pharr, TX	3.0	2.0	1237	$1,850	$1.50	21d	1	1.46mi
1709 Calle Tulipan San Juan, TX	3.0	2.0	1841	$1,750	$0.95	43d	1	1.49mi

Listing history 9 events

1. 2024-01-19
   soldstatus
2. 2024-01-02
   status Pending
3. 2023-12-21
   price $115,000
4. 2023-10-30
   status Active
5. 2023-10-03
   listed $134,000 Active
6. 2022-08-01
   soldstatus Sold 406-char remark

   Show marketing remark (406 chars)

   This 2 bedroom, 1 bath home built in 2020 features spacious master bedroom with a walk in closet. The kitchen features quartz counter tops, and conveying appliances include the refrigerator and stove top, as well as the washer and dryer. This home is perfectly located in Pharr, walking distance from HEB, Walgreens, IBC Bank and only a 2-3 minute drive from the expressway. This home will not last long!

7. 2022-07-27
   status Pending 406-char remark

   Show marketing remark (406 chars)

   This 2 bedroom, 1 bath home built in 2020 features spacious master bedroom with a walk in closet. The kitchen features quartz counter tops, and conveying appliances include the refrigerator and stove top, as well as the washer and dryer. This home is perfectly located in Pharr, walking distance from HEB, Walgreens, IBC Bank and only a 2-3 minute drive from the expressway. This home will not last long!

8. 2022-07-07
   listed $78,000 Active 406-char remark

   Show marketing remark (406 chars)

   This 2 bedroom, 1 bath home built in 2020 features spacious master bedroom with a walk in closet. The kitchen features quartz counter tops, and conveying appliances include the refrigerator and stove top, as well as the washer and dryer. This home is perfectly located in Pharr, walking distance from HEB, Walgreens, IBC Bank and only a 2-3 minute drive from the expressway. This home will not last long!

9. 2020-02-18
   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: $3,839 · $320/mo
• Projected year-2 tax: $3,839 · $320/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 4/10 Moderate 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,205
• − Mortgage interest: −$6,442
• − Property taxes: −$3,839
• − Insurance: −$575
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$3,345
• Taxable loss: −$589
• Est. tax savings @ 24.0%: +$141
• After-tax cash flow: $1,292/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

+47.4% since first listed

9 events — show timeline

• 2024-01-19 Sold (Public Records) — Public Records
• 2024-01-02 Pending — MCALLENMLS
• 2023-12-21 Price Changed $115,000 MCALLENMLS
• 2023-10-30 Relisted — MCALLENMLS
• 2023-10-03 Listed $134,000 MCALLENMLS
• 2022-08-01 Sold (MLS) — MCALLENMLS
• 2022-07-27 Pending — MCALLENMLS
• 2022-07-07 Listed $78,000 MCALLENMLS
• 2020-02-18 Sold (Public Records) — Public Records

Property tax history

+17.4%/yr

Latest (2025): $3,839 · +46.7% YoY. Source: county tax records.