1200 Woodland Dr · Pharr, TX 78577

$505,000

None bd · None ba · 3,692 sqft · MultiFamily · 186 Days on market

Built 2026 Good condition 0.27 ac lot $137/sqft · 5% below area Est $534k · 5% under $63/mo HOA · 6% of rent

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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 +13.3/30.0
• ARV discount +10.0/15.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.4/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

New Investment Opportunity in the Rio Grande Valley Located in Pharr, Texas at Sugar Rd. and Eldora, Rich Heritage Construction Inc. presents a state-of-the-art fourplex built for strong rental potential. This property features four well-designed units, each offering a 2-bedroom, 2-bathroom layout with over 900 sq. ft. of living space. All units include essential appliances, making this a turnkey investment opportunity. Situated in the heart of the Rio Grande Valley, this high-demand location ensures strong rental appeal and consistent occupancy. Contact your local real estate agent today for more information.

Key facts

• Four rental units
• 0.27 acre lot
• 8 parking spots

Tags

• INVESTMENT OPPORTUNITY
• FOUR RENTAL UNITS
• ALL APPLIANCES INCLUDED

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2-bath units multifamily listed at $505k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-3 ($-42/yr) — negative. Per door: $-1/mo.
• To cash-flow at today's rent, offer at most $504k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $449k (11.0% below list).
• Recommended offer: $444k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 4.0% 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: Allen & William Arnold El (math 8% / reading 22%, grade F, #4,021 of 4,322 statewide, top 94%, 586 students, 83% FRL); Lyndon B Johnson Middle (math 15% / reading 19%, grade F, #1,520 of 1,662 statewide, top 92%, 1,003 students, 90% 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 87% FRL vs 72% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 657 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $3k of loan paydown is wiped out by about $15k 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 186 days — a 12% lower offer ($444k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $444,400 (12.0% 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 186 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 9.4

CMA / ARV

• ARV (median comp): $534,379
• List price: $505,000
• Delta: -5.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1215 Rosewood Ln	0.03mi	—/—	4,200 (+14%)	0mo	$535,000	$127	75
3806 Rosewood Ln	0.03mi	—/—	4,200 (+14%)	1mo	$535,000	$127	74
1607 W Douglas Ave	0.28mi	—/—	3,976 (+8%)	1mo	$350,000	$88	74
708 W Bronze Dr	0.27mi	—/—	3,984 (+8%)	5mo	$345,000	$87	70
1607 W Bronze Dr	0.26mi	—/—	3,976 (+8%)	6mo	$399,000	$100	70
1807 W Douglas Ave	0.39mi	—/—	4,088 (+11%)	9mo	$410,000	$100	56
1313 E Hibiscus Ave	0.65mi	—/—	4,200 (+14%)	4mo	$560,000	$133	43
1316 E Hibiscus Ave	0.64mi	—/—	4,216 (+14%)	9mo	$547,500	$130	39
1320 E Hibiscus Ave	0.62mi	—/—	4,216 (+14%)	12mo	$545,000	$129	37
704 W Sioux Rd	0.61mi	—/—	4,236 (+15%)	18mo	$459,999	$109	32

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: -19.8%
• Equity multiple: 0.33×
• Total profit: $-95,113
• Equity at exit: $75,297

10-year hold

• IRR: -21.1%
• Equity multiple: 0.06×
• Total profit: $-133,561
• Equity at exit: $43,663

Cash invested: $141,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 35 active · 9 under contract
• Months of supply: 23.3 mo (4%/mo absorbed)
• Median asking: $521,000 ($124/sqft)
• Median days on market: 57 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +16.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78577

• Home prices YoY: -8.1%
• Rents YoY: -0.2%
• Active inventory: 657
• Price-to-rent: 37.5×

Monthly cashflow live

• Estimated rent: $4,493 high
• Mortgage (P&I): −$2,648
• Tax est. 1.5%: −$631 /mo · $7,575/yr
• Insurance: −$210
• HOA: −$63
• Vacancy / Maint / Mgmt: −$944
• Net cashflow: $-3

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$4,492
Total (4 units)			$4,493

Break-even live

Break-even rent $4,497

Max offer price $504,498

Occupancy floor 95%

Sensitivity live

Price	-10% $346	-5% $171	+0% $-3	+5% $-178	+10% $-352
Rent	-10% $-358	-5% $-181	+0% $-3	+5% $174	+10% $351
Rate	-1.0pp $251	-0.5pp $125	base $-3	+0.5pp $-134	+1.0pp $-267

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: $126,250
• Closing costs: $15,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 Sugar Garden Dr Unit 1 Pharr, TX	3.0	2.0	—	$1,250	—	119d	1	0.05mi
1001 Sugar Garden Dr Unit 1 Pharr, TX	3.0	2.0	1000	$1,250	$1.25	139d	1	0.05mi
1006 Sugar Garden Dr Unit 4 Pharr, TX	3.0	2.0	1000	$1,200	$1.20	62d	1	0.05mi
1004 Sugar Garden Dr Unit 2 Pharr, TX	3.0	2.0	1000	$1,250	$1.25	139d	1	0.05mi
1105 Sugar Garden Ave Pharr, TX	3.0	2.0	1050	$1,250	$1.19	115d	1	0.06mi
1006 Sugar Garden Dr Unit 1 Pharr, TX	3.0	2.0	—	$1,250	—	139d	1	0.12mi
1006 Sugar Garden Dr Apt 2 Pharr, TX	3.0	2.0	1000	$1,250	$1.25	6d	1	0.12mi
813 W Bronze Dr Unit 8134 Pharr, TX	2.0	2.0	891	$875	$0.98	119d	1	0.12mi
1004 Sugar Garden Dr Unit 3 Pharr, TX	3.0	2.0	—	$1,250	—	110d	1	0.13mi
1003 Sugar Garden Ave Pharr, TX	3.0	2.0	1000	$1,200	$1.20	6d	1	0.14mi
1003 Sugar Garden Dr Unit 3 Pharr, TX	3.0	2.0	—	$1,250	—	119d	1	0.14mi
805 W Bronze Dr Unit 3 Pharr, TX	2.0	2.0	—	$850	—	110d	1	0.15mi
808 W Bronze Dr Unit C Pharr, TX	2.0	2.0	910	$850	$0.93	62d	1	0.15mi
801 W Bronze Dr Pharr, TX	2.0	2.0	910	$825	$0.91	115d	1	0.16mi
906 Sugar Garden Ave Pharr, TX	3.0	2.0	1106	$1,195	$1.08	139d	1	0.17mi
901 Sugar Garden Dr Unit 3 Pharr, TX	3.0	2.0	1064	$1,150	$1.08	4d	1	0.17mi
800 W Bronze Dr Unit 2 Pharr, TX	2.0	2.0	—	$850	—	139d	1	0.18mi
807 W Emerald Dr Unit D Pharr, TX	2.0	2.0	850	$835	$0.98	139d	1	0.18mi
807 W Emerald Dr Unit D Pharr, TX	2.0	2.0	3422	$835	$0.24	62d	1	0.18mi
802 W Emerald Dr Unit C Pharr, TX	2.0	2.0	—	$850	—	5d	1	0.20mi
902 Sugar Garden Dr Apt 2 Pharr, TX	3.0	2.0	1106	$1,100	$0.99	62d	1	0.20mi
902 Sugar Garden Dr Unit 4 Pharr, TX	3.0	2.0	1106	$1,195	$1.08	139d	1	0.20mi
803 Sugar Garden Dr Unit 3 Pharr, TX	3.0	2.0	—	$1,200	—	139d	1	0.21mi
803 W Emerald Dr Unit A Pharr, TX	2.0	2.0	7564	$850	$0.11	6d	1	0.21mi
803 W Emerald Dr Unit D Pharr, TX	2.0	2.0	—	$850	—	62d	1	0.21mi
901 Sugar Garden Dr Unit 4 Pharr, TX	3.0	2.0	1100	$1,200	$1.09	139d	1	0.21mi
800 Sugar Garden Dr Unit 2 Pharr, TX	3.0	2.0	1036	$1,175	$1.13	6d	1	0.21mi
901 Sugar Garden Ave Pharr, TX	3.0	2.0	—	$1,175	—	3d	1	0.22mi
900 Sugar Garden Ave Pharr, TX	3.0	2.0	1106	$1,195	$1.08	139d	1	0.22mi
802 Sugar Garden Ave Pharr, TX	3.0	2.0	1106	$1,195	$1.08	139d	1	0.23mi
802 Sugar Garden Dr Unit 4 Pharr, TX	3.0	2.0	1106	$1,195	$1.08	62d	1	0.23mi
801 Sugar Garden Dr Unit 3 Pharr, TX	3.0	2.0	1040	$1,250	$1.20	110d	1	0.24mi
1011 Regal Dr Pharr, TX	3.0	2.5	1477	$1,750	$1.18	62d	1	0.25mi
705 W Emerald Dr Unit B Pharr, TX	2.0	2.0	1000	$895	$0.90	139d	1	0.25mi
3900 Parkplace Ave Unit 2 Pharr, TX	3.0	2.0	1200	$995	$0.83	62d	1	0.25mi
705 W Bronze Dr Unit 2 Pharr, TX	2.0	2.0	3640	$900	$0.25	62d	1	0.25mi
705 W Bronze Dr Unit 1 Pharr, TX	2.0	2.0	3640	$900	$0.25	139d	1	0.26mi
3800 N Robin Ave Unit 4 Pharr, TX	3.0	2.0	1050	$1,200	$1.14	62d	1	0.26mi
1304 W Heritage Dr #4 Pharr, TX	3.0	2.0	4544	$1,200	$0.26	6d	1	0.26mi
1500 W Heritage Dr #2 Pharr, TX	3.0	2.0	1140	$1,200	$1.05	139d	1	0.27mi

Listing history 50 events

1. 2026-08-31
   days on market $505,000 Active 186 DOM
2. 2026-08-30
   days on market $505,000 Active 185 DOM
3. 2026-08-29
   days on market $505,000 Active 184 DOM
4. 2026-08-28
   days on market $505,000 Active 183 DOM
5. 2026-08-27
   days on market $505,000 Active 182 DOM
6. 2026-08-25
   days on market $505,000 Active 180 DOM
7. 2026-08-24
   days on market $505,000 Active 179 DOM
8. 2026-08-23
   days on market $505,000 Active 178 DOM
9. 2026-08-22
   days on market $505,000 Active 177 DOM
10. 2026-08-21
    days on market $505,000 Active 176 DOM
11. 2026-08-20
    days on market $505,000 Active 175 DOM
12. 2026-08-19
    days on market $505,000 Active 174 DOM
13. 2026-08-18
    days on market $505,000 Active 173 DOM
14. 2026-08-17
    days on market $505,000 Active 172 DOM
15. 2026-08-16
    days on market $505,000 Active 171 DOM
16. 2026-08-15
    days on market $505,000 Active 170 DOM
17. 2026-08-14
    days on market $505,000 Active 169 DOM
18. 2026-08-13
    days on market $505,000 Active 168 DOM
19. 2026-08-12
    days on market $505,000 Active 167 DOM
20. 2026-08-11
    days on market $505,000 Active 166 DOM
21. 2026-08-10
    days on market $505,000 Active 165 DOM
22. 2026-08-09
    days on market $505,000 Active 164 DOM
23. 2026-08-08
    days on market $505,000 Active 163 DOM
24. 2026-08-07
    days on market $505,000 Active 162 DOM
25. 2026-08-06
    days on market $505,000 Active 161 DOM
26. 2026-08-05
    days on market $505,000 Active 160 DOM
27. 2026-08-04
    days on market $505,000 Active 159 DOM
28. 2026-08-03
    days on market $505,000 Active 158 DOM
29. 2026-07-31
    days on market $505,000 Active 155 DOM
30. 2026-07-29
    days on market $505,000 Active 153 DOM
31. 2026-07-27
    days on market $505,000 Active 151 DOM
32. 2026-07-25
    days on market $505,000 Active 149 DOM
33. 2026-07-23
    days on market $505,000 Active 147 DOM
34. 2026-07-22
    days on market $505,000 Active 146 DOM
35. 2026-07-21
    days on market $505,000 Active 145 DOM
36. 2026-07-18
    days on market $505,000 Active 142 DOM
37. 2026-07-16
    days on market $505,000 Active 140 DOM
38. 2026-07-16
    days on market $505,000 Active 139 DOM
39. 2026-07-14
    days on market $505,000 Active 138 DOM
40. 2026-07-14
    days on market $505,000 Active 137 DOM
41. 2026-07-12
    days on market $505,000 Active 136 DOM
42. 2026-07-11
    days on market $505,000 Active 135 DOM
43. 2026-07-10
    days on market $505,000 Active 134 DOM
44. 2026-07-09
    days on market $505,000 Active 133 DOM
45. 2026-07-07
    days on market $505,000 Active 131 DOM
46. 2026-07-06
    days on market $505,000 Active 130 DOM
47. 2026-07-05
    days on market $505,000 Active 129 DOM
48. 2026-07-04
    days on market $505,000 Active 128 DOM
49. 2026-07-03
    days on market $505,000 Active 127 DOM
50. 2026-07-02
    days on market $505,000 Active 126 DOM

ⓘ 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 5/10 Major FEMA zone X (shaded) · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 21 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: $53,916
• − Mortgage interest: −$28,288
• − Property taxes: −$7,575
• − Insurance: −$2,525
• − Repairs & maintenance: −$4,313
• − Management: −$4,313
• − HOA: −$756
• − Depreciation: −$14,691
• Taxable loss: −$8,545
• Est. tax savings @ 24.0%: +$2,051
• After-tax cash flow: $2,009/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 · 5 photos

Good 80/100 None rehab

This fourplex is in good condition with a modern and well-maintained exterior and interior. It offers a strong rental potential in a high-demand location.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal can attract more renters and buyers. ↑
• Both Painting the exterior — A fresh coat of paint can improve the home's appearance and increase its value. ↑
• Both Upgrading the kitchen appliances — Upgrading the appliances can make the home more appealing to potential renters and buyers. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and value, especially in the rental market. ↑

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Allen & William Arnold El F TX #4,021/4,322 Nat'l #36,424/41,679 Middle Lyndon B Johnson Middle F TX #1,520/1,662 Nat'l #12,279/14,009 High Psja North Early College H S F TX #859/1,632 Nat'l #8,724/17,239

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

B Composite livability gradescore 72/100

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 · 955,232 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: 6% of renters

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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%

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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%

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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

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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

• 2026-02-26 Listed $515,000 MCALLENMLS