3992 Caserio St · Muniz, TX 78542

$105,000

3 bd · 2.0 ba · 960 sqft · SingleFamily · 163 Days on market

Built 2025 Good condition 6,861 sqft lot $109/sqft · 34% below area Est $159k · 34% under ↓ 5% 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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Condition / age +4.0/5.0
• Livability +2.4/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Construction home located in Edinburg, offering a great opportunity to own in a growing area. Great investment located near schools, highways, groceries & entertainment! 3992 Compo St, Edinburg, Tx 78542 is the correct address.

Key facts

• Near schools
• Near groceries
• New construction

Tags

• NEW CONSTRUCTION
• NEAR SCHOOLS
• NEAR HIGHWAYS
• NEAR GROCERIES
• NEAR ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.2% in Muniz — 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 48/100 on livability (#1,534 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A-; Watch: schools F, amenities F, commute F.
• Donna ISD (suburban): math 11% / reading 18% proficiency, ranked #821 of 826 in TX (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-1.1%/yr); 1003 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $726 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 163 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.06% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $159,025
• List price: $105,000
• Delta: -33.97%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4000 S Tower Rd	0.45mi	2/1.0 (-1)	940 (-2%)	21mo	$210,000	$223	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: -10.1%
• Equity multiple: 0.64×
• Total profit: $-10,517
• Equity at exit: $15,656

10-year hold

• IRR: -5.5%
• Equity multiple: 0.69×
• Total profit: $-9,143
• Equity at exit: $9,078

Cash invested: $29,400 (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 78542

• Home prices YoY: -13.4%
• Rents YoY: -1.1%
• Active inventory: 1003
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,112 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $153

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 81%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5206 Murillo St Unit 2 Edinburg, TX	3.0	2.0	1050	$1,100	$1.05	43d	1	1.26mi
5206 Murillo St Unit 1 Edinburg, TX	3.0	2.0	1050	$1,100	$1.05	14d	1	1.26mi
3915 S Alamo Rd Edinburg, TX	2.0	1.0	600	$650	$1.08	43d	1	1.29mi

Listing history 18 events

1. 2026-06-18
   days on market $105,000 Active 163 DOM
2. 2026-06-17
   days on market $105,000 Active 162 DOM
3. 2026-06-16
   days on market $105,000 Active 161 DOM
4. 2026-06-15
   days on market $105,000 Active 160 DOM
5. 2026-06-14
   days on market $105,000 Active 158 DOM
6. 2026-06-13
   days on market $105,000 Active 157 DOM
7. 2026-06-10
   days on market $105,000 Active 155 DOM
8. 2026-06-09
   days on market $105,000 Active 154 DOM
9. 2026-06-08
   days on market $105,000 Active 153 DOM
10. 2026-06-07
    days on market $105,000 Active 152 DOM
11. 2026-06-05
    days on market $105,000 Active 149 DOM
12. 2026-06-03
    days on market $105,000 Active 148 DOM
13. 2026-06-02
    days on market $105,000 Active 147 DOM
14. 2026-06-01
    days on market $105,000 Active 146 DOM
15. 2026-05-31
    days on market $105,000 Active 145 DOM
16. 2026-05-31
    days on market $105,000 Active 144 DOM
17. 2026-03-19
    price $105,000 235-char remark

    Show marketing remark (235 chars)

    New Construction home located in Edinburg, offering a great opportunity to own in a growing area. Great investment located near schools, highways, groceries & entertainment! 3992 Compo St, Edinburg, Tx 78542 is the correct address.

18. 2026-01-06
    listed $110,000 Active 235-char remark

    Show marketing remark (235 chars)

    New Construction home located in Edinburg, offering a great opportunity to own in a growing area. Great investment located near schools, highways, groceries & entertainment! 3992 Compo St, Edinburg, Tx 78542 is the correct address.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,345
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$3,055
• Taxable income: $174
• Est. tax owed @ 24.0%: −$42
• After-tax cash flow: $1,793/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 · 10 photos

Good 80/100 Moderate rehab

This new construction home is in good condition with moderate rehab needed. It offers a great investment opportunity in a growing area.

Repairs flagged

• Major drywall — Drywall is not yet installed in the interior.
• Major flooring — Flooring is OSB subflooring, not yet finished.
• Major interior finishing — Interior framing is complete, but drywall and finishing are not yet done.

Value-add opportunities

• Both Paint interior and exterior — Painting enhances curb appeal and interior finish.
• Both Install flooring — Flooring completes the interior and adds comfort.
• Both Install drywall and finishing — Drywall and finishing complete the interior and add value.
• Both Landscaping — Landscaping enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
drywall · Drywall is not yet installed in the interior.	Major	$15,000–50,000
flooring · Flooring is OSB subflooring, not yet finished.	Major	$15,000–50,000
interior finishing · Interior framing is complete, but drywall and finishing are not yet done.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint interior and exterior — Painting enhances curb appeal and interior finish. ↑
• Both Install flooring — Flooring completes the interior and adds comfort. ↑
• Both Install drywall and finishing — Drywall and finishing complete the interior and add value. ↑
• Both Landscaping — Landscaping enhances curb appeal and adds value to the property. ↑

ⓘ 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: Donna ISD
• NCES district ID: 4817390
• Math proficiency: 11% ▼ -30.00%
• Reading proficiency: 18% ▼ -13.00%
• Median HH income: $27,330
• Composite: 11.16/100
• National rank: #9728
• State rank: #821 of 826 in TX

Livability — Muniz

• Score: 48/100
• State rank: #1534
• US rank: #26137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muniz, TX
• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 89,401
• Household income: $55,243
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 1240.0

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 59% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 25% · Canada
• Languages at home: 15% English-only · Spanish 84%

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: ▼ -34.17%
• Current HPI: 220.921
• Rent YoY: ▼ -1.07%
• 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

-4.5% since first listed

2 events — show timeline

• 2026-03-19 Price Changed $105,000 MCALLENMLS
• 2026-01-06 Listed $110,000 MCALLENMLS