1500 Hummingbird Ct #16 · Pharr, TX 78577

$145,000

2 bd · 2.5 ba · 1,278 sqft · Townhouse · 295 Days on market

Built 2013 Fair condition $113/sqft · at area comps Est $150k · at est.

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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).

• Cash flow +11.9/30.0
• ARV discount +8.9/15.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely two story town-home in Pharr! OWNER FINANCE AVAILABLE! 10% down ,10% interest, 10 year balloon. Option for Remodel! Come check out these condos today! Well designed layout that maximizes every square foot; This 2 bedroom 2.5 bath town-home, open concept and spacious bedrooms! Great location near Hwy 281 and Expressway 83. Don't miss out on this opportunity.

Key facts

• Garage
• Built 2013
• Listed 295 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $145k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-36 ($-432/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (15.7% below list).
• Recommended offer: $122k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $1k of loan paydown is wiped out by about $4k 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 295 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,283 (15.7% 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 295 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $149,699
• List price: $145,000
• Delta: -3.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1321 E Camellia Ave #3	0.40mi	2/2.5	1,169 (-8%)	5mo	$154,900	$133	63
1305 E Daffodil Ave Unit A	0.48mi	2/2.5	1,360 (+6%)	5mo	$195,000	$143	63
1304 E Camellia Ave #2	0.47mi	2/2.5	1,200 (-6%)	11mo	$159,000	$133	59
1208 E Camellia Ave #2	0.55mi	2/2.5	1,181 (-8%)	5mo	$165,000	$140	57
1213 E Daffodil Ave Unit A	0.55mi	2/2.5	1,360 (+6%)	8mo	$175,000	$129	57
1300 E Daffodil Ave Unit A	0.49mi	2/2.5	1,182 (-8%)	15mo	$169,000	$143	52
1205 E Camellia Ave #4	0.56mi	2/2.5	1,170 (-8%)	10mo	$179,950	$154	52
1300 E Daffodil Ave Unit C	0.49mi	2/2.5	1,182 (-8%)	17mo	$165,000	$140	51
1205 E Camellia Ave #3	0.56mi	2/2.5	1,172 (-8%)	22mo	$179,950	$154	42
1205 E Camelia St	0.57mi	2/3.0	1,172 (-8%)	20mo	$175,950	$150	41
1309 E Daffodil Ave Unit B	0.46mi	3/2.5 (+1)	1,440 (+13%)	19mo	$175,000	$122	36
1210 E Daffodil Ave #2	0.51mi	3/2.5 (+1)	1,407 (+10%)	23mo	$197,500	$140	35

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: -21.5%
• Equity multiple: 0.28×
• Total profit: $-29,356
• Equity at exit: $21,620

10-year hold

• IRR: -24.4%
• Equity multiple: -0.04×
• Total profit: $-42,292
• Equity at exit: $12,537

Cash invested: $40,600 (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 78577

• Home prices YoY: -8.1%
• Rents YoY: -0.2%
• Active inventory: 451
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,223 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-36

Break-even live

Break-even rent $1,268

Max offer price $139,787

Occupancy floor 98%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 W Heritage Dr #2 Pharr, TX	3.0	2.0	1140	$1,200	$1.05	43d	1	0.11mi
1300 Humming Bird Ct Unit 9 Pharr, TX	2.0	2.5	1114	$1,250	$1.12	43d	1	0.13mi
1300 Humming Bird Ct Unit 10 Pharr, TX	2.0	2.5	1114	$1,250	$1.12	43d	1	0.13mi
1321 E Camelia AVE #4 McAllen, TX	2.0	2.5	1283	$1,700	$1.33	43d	1	0.37mi
1320 E Camellia Ave Unit C McAllen, TX	2.0	2.5	1360	$1,300	$0.96	43d	1	0.38mi
1320 E Camellia Ave Unit A McAllen, TX	2.0	2.5	1185	$1,600	$1.35	43d	1	0.38mi
1701 W Sioux Rd Unit 12305 Pharr, TX	2.0	2.0	990	$1,250	$1.26	43d	1	0.38mi
1701 W Sioux Rd Unit 4204 Pharr, TX	3.0	2.0	1187	$1,499	$1.26	23d	1	0.38mi
1701 W Sioux Rd Unit 5305 Pharr, TX	2.0	2.0	990	$1,250	$1.26	23d	1	0.38mi
1701 W Sioux Rd Unit 4202 Pharr, TX	3.0	2.0	1187	$1,499	$1.26	43d	1	0.38mi
1321 E Daffodil Ave Unit D McAllen, TX	2.0	2.5	1187	$1,100	$0.93	43d	1	0.39mi
1316 E Camellia Ave Unit 1 McAllen, TX	2.0	2.5	1185	$1,100	$0.93	23d	1	0.39mi
1001 Sugar Garden Dr Unit 1 Pharr, TX	3.0	2.0	1000	$1,250	$1.25	43d	1	0.40mi
1006 Sugar Garden Dr Unit 4 Pharr, TX	3.0	2.0	1000	$1,250	$1.25	21d	1	0.40mi
1004 Sugar Garden Dr Unit 2 Pharr, TX	3.0	2.0	1000	$1,250	$1.25	43d	1	0.41mi
1312 E Daffodil Ave Unit B McAllen, TX	2.0	2.5	1185	$1,100	$0.93	43d	1	0.41mi
1105 Sugar Garden Ave Pharr, TX	3.0	2.0	1050	$1,250	$1.19	19d	1	0.41mi
1309 E Camellia Ave McAllen, TX	2.0	2.5	1200	$1,100	$0.92	43d	1	0.42mi
1706 W Bronze St Pharr, TX	3.0	2.0	1200	$875	$0.73	44d	1	0.42mi
1308 E Daffodil Ave Unit c McAllen, TX	2.0	2.5	1300	$1,200	$0.92	43d	1	0.43mi
1301 E Camellia Ave Unit D Pharr, TX	2.0	2.5	1300	$1,250	$0.96	43d	1	0.46mi
4008 Parkplace Ave Unit 4 Pharr, TX	3.0	2.0	1078	$995	$0.92	43d	1	0.47mi
4008 Parkplace Ave Unit 1 Pharr, TX	3.0	2.0	1078	$1,800	$1.67	43d	1	0.47mi
3402 Robin Pharr, TX	3.0	2.0	1428	$1,800	$1.26	14d	1	0.48mi
813 W Bronze Dr Unit 8134 Pharr, TX	2.0	2.0	891	$875	$0.98	23d	1	0.48mi
1221 E Daffodil Ave Unit C McAllen, TX	2.0	2.5	1148	$1,000	$0.87	23d	1	0.48mi
1424 E Hibiscus Ave Unit 1 McAllen, TX	2.0	2.0	978	$1,200	$1.23	23d	1	0.49mi
906 Sugar Garden Ave Pharr, TX	3.0	2.0	1106	$1,195	$1.08	43d	1	0.50mi
1902 W Violet Dr #4 Pharr, TX	3.0	2.0	950	$1,350	$1.42	23d	1	0.50mi
705 W Emerald Dr Unit B Pharr, TX	2.0	2.0	1000	$895	$0.90	43d	1	0.51mi
801 W Bronze Dr Pharr, TX	2.0	2.0	910	$825	$0.91	19d	1	0.51mi
901 Sugar Garden Dr Unit 4 Pharr, TX	3.0	2.0	1100	$1,200	$1.09	43d	1	0.52mi
1907 W Violet Dr Unit 2 Pharr, TX	2.0	2.0	940	$1,350	$1.44	43d	1	0.52mi
1907 W Violet Dr Unit 3 Pharr, TX	2.0	2.0	1140	$1,350	$1.18	23d	1	0.52mi
902 Sugar Garden Dr Unit 4 Pharr, TX	3.0	2.0	1106	$1,195	$1.08	43d	1	0.53mi
1408 E Hibiscus Ave Unit 2 McAllen, TX	3.0	2.0	1100	$1,350	$1.23	14d	1	0.53mi
1204 E Daffodil McAllen, TX	2.0	2.5	1170	$1,200	$1.03	43d	1	0.53mi
801 Sugar Garden Dr Unit 3 Pharr, TX	3.0	2.0	1040	$1,250	$1.20	14d	1	0.54mi
900 Sugar Garden Ave Pharr, TX	3.0	2.0	1106	$1,195	$1.08	43d	1	0.54mi
1205 E Daffodil Ave Unit B McAllen, TX	2.0	2.5	1250	$1,050	$0.84	43d	1	0.54mi

Listing history 18 events

1. 2026-06-18
   days on market $145,000 Active 295 DOM
2. 2026-06-17
   days on market $145,000 Active 294 DOM
3. 2026-06-16
   days on market $145,000 Active 293 DOM
4. 2026-06-15
   days on market $145,000 Active 292 DOM
5. 2026-06-14
   days on market $145,000 Active 290 DOM
6. 2026-06-13
   days on market $145,000 Active 289 DOM
7. 2026-06-10
   days on market $145,000 Active 287 DOM
8. 2026-06-09
   days on market $145,000 Active 286 DOM
9. 2026-06-08
   days on market $145,000 Active 285 DOM
10. 2026-06-07
    days on market $145,000 Active 284 DOM
11. 2026-06-03
    days on market $145,000 Active 280 DOM
12. 2026-06-02
    days on market $145,000 Active 279 DOM
13. 2026-06-01
    days on market $145,000 Active 278 DOM
14. 2026-05-31
    days on market $145,000 Active 277 DOM
15. 2026-05-31
    days on market $145,000 Active 276 DOM
16. 2025-08-27
    listed $145,000 Active 370-char remark

    Show marketing remark (370 chars)

    Lovely two story town-home in Pharr! OWNER FINANCE AVAILABLE! 10% down ,10% interest, 10 year balloon. Option for Remodel! Come check out these condos today! Well designed layout that maximizes every square foot; This 2 bedroom 2.5 bath town-home, open concept and spacious bedrooms! Great location near Hwy 281 and Expressway 83. Don't miss out on this opportunity.

17. 2024-11-11
    historical $950
18. 2024-09-26
    listed $950

ⓘ 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 X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $14,674
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$4,218
• Taxable loss: −$2,914
• Est. tax savings @ 24.0%: +$699
• After-tax cash flow: $267/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

Fair 45/100 Moderate rehab

This two-story townhome requires moderate repairs and updates to its kitchen and bathrooms, as well as exterior siding. These improvements would significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom cabinets — dated and worn
• Moderate exterior siding — moderate wear

Value-add opportunities

• Both update kitchen cabinets — modernizing the kitchen would appeal to buyers and renters
• Both update bathroom cabinets — modernizing the bathrooms would appeal to buyers and renters
• Both repair exterior siding — repairing the siding would improve the home's curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom cabinets · dated and worn	Moderate	$3,000–15,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both update kitchen cabinets — modernizing the kitchen would appeal to buyers and renters ↑
• Both update bathroom cabinets — modernizing the bathrooms would appeal to buyers and renters ↑
• Both repair exterior siding — repairing the siding would improve the home's curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

3 events — show timeline

• 2025-08-27 Listed $145,000 MCALLENMLS
• 2024-11-11 Rental Removed $950 MCALLENMLS
• 2024-09-26 Listed for Rent $950 MCALLENMLS