205 W Gore Ave · Pharr, TX 78577

$144,000

3 bd · 2.0 ba · 1,778 sqft · SingleFamily public records · 192 Days on market

Built 1919 10,497 sqft lot $81/sqft · 19% below area Est $179k · 19% under ↓ 15% 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +7.2/10.0
• 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

Discover a rare investment gem in the heart of Old Town Pharr! Built in 1919 and full of classic character, this 3-bed, 2-bath town-style home sits on a generous nearly ¼-acre lot just steps from Cage Blvd. One of the bedrooms has been converted from the original garage, and the second full bath is awaiting restoration—providing the perfect chance to add value and maximize ARV. The property also features a detached, rear-entry covered carport for 2 vehicles, offering additional convenience and storage potential. With solid bones and plenty of space to reimagine, this home is ideal for investors, seasoned remodelers, or visionaries ready to bring it back to life with modern upgrades. A rare opportunity to secure a high-demand location with excellent after-repair value in a growing historic district!

Key facts

• High demand location
• 0.24 acre lot
• 2 garage spots

Tags

• NEARLY QUARTER ACRE LOT
• DETACHED REAR ENTRY CARPORT
• HIGH DEMAND LOCATION
• GROWING HISTORIC DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $127k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 40% 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 $996 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 192 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• 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 $126,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
8. 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.
9. 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: 1.22% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.47%
• DSCR: 1.33
• GRM: 6.8

CMA / ARV

• ARV (median comp): $178,549
• List price: $144,000
• Delta: -19.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 E Gore Ave	0.40mi	3/2.0	1,738 (-2%)	6mo	$138,000	$79	73
801 S Richmond Dr	0.39mi	4/2.0 (+1)	1,777 (-0%)	5mo	$200,000	$113	72
404 S Dogwood St	0.45mi	3/2.0	1,688 (-5%)	3mo	$209,000	$124	68
309 E Jones Ave	0.32mi	3/3.0	1,856 (+4%)	10mo	$95,000	$51	66
610 W Gore Ave	0.38mi	3/2.0	1,790 (+1%)	20mo	$165,000	$92	65
117 W Hawk Ave	0.49mi	4/3.0 (+1)	1,842 (+4%)	2mo	$215,000	$117	60
1216 S Azalea St S	0.57mi	3/2.0	1,624 (-9%)	6mo	$139,000	$86	54

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: -8.7%
• Equity multiple: 0.69×
• Total profit: $-12,383
• Equity at exit: $21,471

10-year hold

• IRR: -4.3%
• Equity multiple: 0.76×
• Total profit: $-9,652
• Equity at exit: $12,450

Cash invested: $40,320 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,760 high
• Mortgage (P&I): −$755
• Tax from tax record: −$324 /mo · $3,888/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $251

Break-even live

Break-even rent $1,442

Max offer price $144,000

Occupancy floor 81%

Sensitivity live

Price	-10% $333	-5% $292	+0% $251	+5% $210	+10% $170
Rent	-10% $112	-5% $182	+0% $251	+5% $321	+10% $390
Rate	-1.0pp $324	-0.5pp $288	base $251	+0.5pp $214	+1.0pp $176

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 W Sam Houston Blvd Pharr, TX	3.0	2.0	2037	$2,100	$1.03	24d	1	0.13mi
134 W Daffodil Ave Pharr, TX	3.0	2.0	1684	$1,500	$0.89	24d	1	0.39mi
1000 S Flag St Pharr, TX	4.0	3.0	2215	$2,350	$1.06	45d	1	0.50mi
1000 S Flag St Pharr, TX	4.0	3.0	2215	$2,275	$1.03	15d	1	0.50mi
518 E Kelly Ave Pharr, TX	2.0	2.0	1482	$1,300	$0.88	45d	1	0.55mi
907 S Diplomat Dr Pharr, TX	3.0	2.0	1350	$1,750	$1.30	45d	1	0.88mi
1305 James Cir Pharr, TX	3.0	2.0	1525	$1,550	$1.02	24d	1	1.27mi
1506 S Bilboa St Unit 1 Pharr, TX	3.0	2.5	1500	$1,600	$1.07	45d	1	1.34mi
1606 Kumquat Ave Pharr, TX	3.0	2.0	1476	$1,398	$0.95	45d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $144,000 Active 192 DOM
2. 2026-06-17
   days on market $144,000 Active 191 DOM
3. 2026-06-16
   days on market $144,000 Active 190 DOM
4. 2026-06-15
   days on market $144,000 Active 189 DOM
5. 2026-06-14
   days on market $144,000 Active 187 DOM
6. 2026-06-13
   days on market $144,000 Active 186 DOM
7. 2026-06-10
   days on market $144,000 Active 184 DOM
8. 2026-06-09
   days on market $144,000 Active 183 DOM
9. 2026-06-08
   days on market $144,000 Active 182 DOM
10. 2026-06-07
    days on market $144,000 Active 181 DOM
11. 2026-06-03
    days on market $144,000 Active 177 DOM
12. 2026-06-02
    days on market $144,000 Active 176 DOM
13. 2026-06-01
    days on market $144,000 Active 175 DOM
14. 2026-05-31
    days on market $144,000 Active 174 DOM
15. 2026-05-31
    days on market $144,000 Active 173 DOM
16. 2026-04-24
    price $144,000 822-char remark

    Show marketing remark (822 chars)

    Discover a rare investment gem in the heart of Old Town Pharr! Built in 1919 and full of classic character, this 3-bed, 2-bath town-style home sits on a generous nearly ¼-acre lot just steps from Cage Blvd. One of the bedrooms has been converted from the original garage, and the second full bath is awaiting restoration—providing the perfect chance to add value and maximize ARV. The property also features a detached, rear-entry covered carport for 2 vehicles, offering additional convenience and storage potential. With solid bones and plenty of space to reimagine, this home is ideal for investors, seasoned remodelers, or visionaries ready to bring it back to life with modern upgrades. A rare opportunity to secure a high-demand location with excellent after-repair value in a growing historic district!

17. 2025-12-08
    listed $169,000 Active 822-char remark

    Show marketing remark (822 chars)

    Discover a rare investment gem in the heart of Old Town Pharr! Built in 1919 and full of classic character, this 3-bed, 2-bath town-style home sits on a generous nearly ¼-acre lot just steps from Cage Blvd. One of the bedrooms has been converted from the original garage, and the second full bath is awaiting restoration—providing the perfect chance to add value and maximize ARV. The property also features a detached, rear-entry covered carport for 2 vehicles, offering additional convenience and storage potential. With solid bones and plenty of space to reimagine, this home is ideal for investors, seasoned remodelers, or visionaries ready to bring it back to life with modern upgrades. A rare opportunity to secure a high-demand location with excellent after-repair value in a growing historic district!

18. 1998-01-15
    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: $3,888 · $324/mo
• Projected year-2 tax: $3,888 · $324/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 FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $21,118
• − Mortgage interest: −$8,066
• − Property taxes: −$3,888
• − Insurance: −$720
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$4,189
• Taxable income: $876
• Est. tax owed @ 24.0%: −$210
• After-tax cash flow: $2,803/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

-14.8% since first listed

3 events — show timeline

• 2026-04-24 Price Changed $144,000 MCALLENMLS
• 2025-12-08 Listed $169,000 MCALLENMLS
• 1998-01-15 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $3,888 · +9.5% YoY. Source: county tax records.