7329 Monroe St · Perezville, TX 78572

$109,900

2 bd · 2.0 ba · 999 sqft · SingleFamily public records · 109 Days on market

Built 1987 6,054 sqft lot $110/sqft · 28% below area Est $152k · 28% under ↓ 19% 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 +15.5/30.0
• ARV discount +15.0/15.0
• 1% rule +4.8/10.0
• DSCR +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming two bedroom, two-bath home located in desirable 55+ community. Master bedroom has walk-in shower. Lovely covered porch and low-maintenance rock yard. Open kitchen and living room. Very active community that has large pool with 2 hot tubs, tennis courts, pickle ball, a woodshop, ceramics, pottery, library, and more. Easy access to Expressway 83.

Key facts

• Covered porch
• Large pool
• Hot tubs

Tags

• WALK-IN SHOWER
• COVERED PORCH
• LOW-MAINTENANCE ROCK YARD
• LARGE POOL
• HOT TUBS
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $45 ($537/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (2.1% below list).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#743 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• La Joya ISD (suburban): math 18% / reading 29% proficiency, ranked #759 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 852 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 $760 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 109 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; severe 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 $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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 F-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: 0.98% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.74%
• DSCR: 1.08
• GRM: 8.5

CMA / ARV

• ARV (median comp): $152,400
• List price: $109,900
• Delta: -27.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 Tulip St	0.07mi	2/2.0	1,026 (+3%)	3mo	$149,900	$146	90
1904 Polk St	0.18mi	2/2.0	995 (-0%)	4mo	$180,000	$181	88
1811 Wilson St	0.07mi	2/2.0	983 (-2%)	16mo	$179,999	$183	80
1914 Wilson St	0.19mi	2/2.0	949 (-5%)	8mo	$165,000	$174	76
1913 Kennedy St	0.26mi	2/2.0	983 (-2%)	20mo	$149,000	$152	69
1908 Kennedy St	0.27mi	2/2.0	1,062 (+6%)	11mo	$185,000	$174	68
1921 Stadler Dr	0.20mi	2/2.0	1,068 (+7%)	14mo	$144,900	$136	67
1909 Tyler St	0.16mi	2/2.0	1,143 (+14%)	3mo	$154,900	$136	66
2015 Double Eagle Dr	0.51mi	1/1.5 (-1)	1,100 (+10%)	7mo	$158,000	$144	47
2001 W Bogey Dr	0.62mi	1/1.0 (-1)	1,005 (+1%)	18mo	$158,900	$158	46
305 Silverado Dr W	0.44mi	3/1.5 (+1)	1,108 (+11%)	16mo	$165,000	$149	42

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 · 0.93% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.44×
• Total profit: $-17,110
• Equity at exit: $16,386

10-year hold

• IRR: -11.9%
• Equity multiple: 0.36×
• Total profit: $-19,690
• Equity at exit: $9,502

Cash invested: $30,772 (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 78572

• Home prices YoY: -22.9%
• Rents YoY: 0.9%
• Active inventory: 852
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,076 high
• Mortgage (P&I): −$576
• Tax from tax record: −$183 /mo · $2,195/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $45

Break-even live

Break-even rent $1,019

Max offer price $109,900

Occupancy floor 91%

Sensitivity live

Price	-10% $107	-5% $76	+0% $45	+5% $14	+10% $-17
Rent	-10% $-40	-5% $2	+0% $45	+5% $87	+10% $130
Rate	-1.0pp $100	-0.5pp $73	base $45	+0.5pp $16	+1.0pp $-13

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7220 W Interstate Highway 2 Fl STW 4 WITH PORCH) FRONT UNIT Mission, TX	2.0	2.0	1104	$1,150	$1.04	44d	1	0.21mi
7220 W Interstate Highway 2 Fl STW 3 WITH NO BALCONY) Mission, TX	1.0	1.0	945	$895	$0.95	19d	1	0.21mi
7220 W Interstate Highway 2 Unit 15 Mission, TX	1.0	1.0	945	$925	$0.98	44d	1	0.21mi
7220 W Interstate Highway 2 Fl STW 1 WITH BALCONY) FRONT UNIT Mission, TX	1.0	1.0	945	$895	$0.95	44d	1	0.21mi
7220 W Interstate Highway 2 Unit 12 Mission, TX	2.0	2.0	1104	$995	$0.90	21d	1	0.21mi
7220 W Interstate Highway 2 Unit 20 Mission, TX	2.0	2.0	1104	$995	$0.90	44d	1	0.21mi
109 Ash St Mission, TX	1.0	1.0	560	$800	$1.43	44d	1	0.22mi
1908 Kennedy St Mission, TX	2.0	2.0	1062	$1,300	$1.22	24d	1	0.25mi
3717 Clavel St Unit 8 Palmview, TX	2.0	1.0	1005	$800	$0.80	44d	1	0.39mi
3711 Chapa AVE Palmview, TX	3.0	2.0	1050	$1,300	$1.24	44d	1	0.49mi
3711 Chapa AVE Palmview, TX	2.0	2.0	995	$1,150	$1.16	15d	1	0.49mi
3706 Chapa AVE Palmview, TX	2.0	2.0	864	$1,100	$1.27	44d	1	0.51mi
2503 Double Eagle Dr Mission, TX	2.0	2.0	840	$1,300	$1.55	44d	1	0.72mi

Listing history 10 events

1. 2026-06-07
   statusdays on market $109,900 Pending 109 DOM
2. 2026-06-05
   days on market $109,900 Option 107 DOM
3. 2026-06-03
   days on market $109,900 Option 106 DOM
4. 2026-06-02
   days on market $109,900 Option 105 DOM
5. 2026-06-01
   days on market $109,900 Option 104 DOM
6. 2026-05-31
   days on market $109,900 Option 103 DOM
7. 2026-05-31
   days on market $109,900 Option 102 DOM
8. 2026-04-28
   price $109,900 355-char remark

   Show marketing remark (355 chars)

   Charming two bedroom, two-bath home located in desirable 55+ community. Master bedroom has walk-in shower. Lovely covered porch and low-maintenance rock yard. Open kitchen and living room. Very active community that has large pool with 2 hot tubs, tennis courts, pickle ball, a woodshop, ceramics, pottery, library, and more. Easy access to Expressway 83.

9. 2026-03-11
   price $119,900 355-char remark

   Show marketing remark (355 chars)

   Charming two bedroom, two-bath home located in desirable 55+ community. Master bedroom has walk-in shower. Lovely covered porch and low-maintenance rock yard. Open kitchen and living room. Very active community that has large pool with 2 hot tubs, tennis courts, pickle ball, a woodshop, ceramics, pottery, library, and more. Easy access to Expressway 83.

10. 2026-02-17
    listed $135,000 Active 355-char remark

    Show marketing remark (355 chars)

    Charming two bedroom, two-bath home located in desirable 55+ community. Master bedroom has walk-in shower. Lovely covered porch and low-maintenance rock yard. Open kitchen and living room. Very active community that has large pool with 2 hot tubs, tennis courts, pickle ball, a woodshop, ceramics, pottery, library, and more. Easy access to Expressway 83.

ⓘ 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: $2,195 · $183/mo
• Projected year-2 tax: $2,195 · $183/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 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $12,908
• − Mortgage interest: −$6,156
• − Property taxes: −$2,195
• − Insurance: −$550
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$3,197
• Taxable loss: −$1,255
• Est. tax savings @ 24.0%: +$301
• After-tax cash flow: $838/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: La Joya ISD
• NCES district ID: 4826130
• Math proficiency: 18% ▼ -35.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $27,845
• Composite: 18.65/100
• National rank: #8891
• State rank: #759 of 826 in TX

Livability — Perezville

• Score: 64/100
• State rank: #743
• US rank: #13748

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment C Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perezville, TX
• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 78,024
• Household income: $54,298
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 1714.0

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 47% White 12% Asian 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Slovak 1% Portuguese 0%
• Foreign-born: 28% · Canada, South Korea
• Languages at home: 22% English-only · Spanish 76%

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: ▼ -62.35%
• Current HPI: 209.3573
• Rent YoY: ▲ 0.93%
• 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

-18.6% since first listed

3 events — show timeline

• 2026-04-28 Price Changed $109,900 MCALLENMLS
• 2026-03-11 Price Changed $119,900 MCALLENMLS
• 2026-02-17 Listed $135,000 MCALLENMLS

Property tax history

+3.8%/yr

Latest (2025): $2,195 · +15.2% YoY. Source: county tax records.