1513 Acme Ln · Edinburg, TX 78541

$380,000

None bd · None ba · 4,240 sqft · Other public records · 1 Days on market

Built 2004 0.29 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors!! Check out this amazing apartment fourplex available in Edinburg! The complex is well maintained, has covered parking and a great rental history. The property is located in a quiet neighborhood close to schools and minutes away from UTRGV. Come and take a tour of this property today!

Key facts

• Easy access
• Prime location
• Steady rental income

Tags

• INVESTMENT OPPORTUNITY
• PRIME LOCATION
• STEADY RENTAL INCOME
• SOUGHT-AFTER COMMUNITY
• EASY ACCESS

Property features AI

Finance

• Other: Lot approximately 0.29 acres (mature trees, paved road access)
• HOA & community: No HOA; Community includes sidewalks; Two units in the community

Exterior

• Parking: Covered carport for 8 vehicles; Total of 8 parking spaces; Garage faces rear (no enclosed garage spaces)
• Utilities: Public water; City sewer; Four separate water meters
• Home design: Brick construction
• Construction: Shingle roof; Slab foundation; Brick exterior
• Exterior features: Mature trees; Sidewalks; Partial wood fencing

Interior

• Kitchen: Smooth electric cooktop; Refrigerator; Electric water heater
• Flooring: Tile
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Walk-in closet(s); Energy-efficient window screens (solar screens)
• Laundry & utility: Washer; Dryer; Laundry closet; Washer/Dryer connection

What this means for you Summary

Snapshot

• This is a other listed at $380k.

Deal economics

• At list price, monthly cash flow is $-2k ($-27k/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (73.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (76.4% below list).
• Recommended offer: $90k (76.4% below list) — sets the bar for 1% rule.
• Cap rate -0.8% vs local median 2.4% in Edinburg — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 64/100 on livability (#784 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Edinburg CISD (urban): math 20% / reading 34% proficiency, ranked #699 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Truman El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 709 students, 86% FRL); B L Garza Middle (math 19% / reading 40%, grade F, #1,077 of 1,662 statewide, top 66%, 1,056 students, 82% FRL); Edinburg North H S (math 29% / reading 38%, grade F, #1,011 of 1,632 statewide, top 63%, 2,672 students, 83% FRL) — zoned schools average 83% FRL vs 62% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.0%/yr); 515 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $11k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $89,670 (76.4% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.24% ✗
• Cap rate: -0.81%
• Cash-on-cash: -25.37%
• DSCR: -0.13
• GRM: 35.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.01% rent growth · sell at horizon

5-year hold

• IRR: -74.2%
• Equity multiple: -0.93×
• Total profit: $-205,514
• Equity at exit: $56,659

10-year hold

• IRR: —
• Equity multiple: -2.44×
• Total profit: $-366,117
• Equity at exit: $32,855

Cash invested: $106,400 (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 78541

• Home prices YoY: -7.6%
• Rents YoY: 2.0%
• Active inventory: 515
• Price-to-rent: 35.3×

Monthly cashflow live

• Estimated rent: $897 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$807 /mo · $9,681/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $-2,249

Break-even live

Break-even rent $3,744

Max offer price $102,506

Occupancy floor —

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1513 Acme Ln Unit D Edinburg, TX	2.0	2.0	4240	$875	$0.21	23d	1	0.03mi
2218 N Hester St Unit 2 Edinburg, TX	3.0	2.0	3247	$1,400	$0.43	43d	1	0.07mi
1509 Prosperity Dr Unit 4 Edinburg, TX	2.0	2.0	3808	$825	$0.22	43d	1	0.59mi
1409 W Prosperity Dr Unit 2, 3, 4 Edinburg, TX	2.0	2.0	3808	$750	$0.20	14d	1	0.60mi
1408 W Prosperity Dr Unit D Edinburg, TX	2.0	2.0	3808	$800	$0.21	23d	1	0.62mi
2010 Bahamas Dr Unit 3 Edinburg, TX	3.0	1.0	3596	$850	$0.24	23d	1	0.70mi
2101 Bahamas Dr Edinburg, TX	1.0	1.0	3472	$725	$0.21	43d	1	0.71mi
3408 Golden Nugget Unit 1 Edinburg, TX	2.0	2.0	4234	$1,050	$0.25	43d	1	0.80mi
2013 Stardust Ln Unit 1 Edinburg, TX	2.0	2.0	3892	$1,100	$0.28	43d	1	0.86mi
1803 Agua Fina Ave Unit 1 Edinburg, TX	2.0	2.0	3920	$800	$0.20	43d	1	0.89mi
1908 Agua Fina Ave Unit 1 Edinburg, TX	2.0	2.0	3834	$780	$0.20	19d	1	0.96mi
2407 Moonlight Ln Unit 3 Edinburg, TX	2.0	2.0	3920	$800	$0.20	43d	1	0.99mi
1711 Tampa St Unit A Edinburg, TX	2.0	2.0	4234	$825	$0.19	43d	1	1.03mi
928 French Ave Unit 3 Edinburg, TX	2.0	2.0	3876	$800	$0.21	43d	1	1.06mi
207 Fig Dr Unit 2 Edinburg, TX	2.0	2.0	4160	$950	$0.23	14d	1	1.14mi
205 Teak Dr Unit 4 Edinburg, TX	2.0	3.0	4406	$1,150	$0.26	43d	1	1.20mi
420 W Chavez St Unit 1 Edinburg, TX	2.0	2.0	4408	$1,200	$0.27	43d	1	1.26mi
619 La Mancha Dr Unit 1 Edinburg, TX	2.0	2.0	3944	$850	$0.22	14d	1	1.49mi

Listing history 2 events

1. 2026-06-18
   remarks 440-char remark
2. 2026-06-18
   listed $380,000 Active 1 DOM

ⓘ 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: $9,681 · $807/mo
• Projected year-2 tax: $9,681 · $807/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,760
• − Mortgage interest: −$21,286
• − Property taxes: −$9,681
• − Insurance: −$1,900
• − Repairs & maintenance: −$861
• − Management: −$861
• − Depreciation: −$11,055
• Taxable loss: −$34,883
• Est. tax savings @ 24.0%: +$8,372
• After-tax cash flow: $-18,622/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: Edinburg CISD
• NCES district ID: 4818180
• Math proficiency: 20% ▼ -34.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $36,985
• Composite: 22.42/100
• National rank: #8114
• State rank: #699 of 826 in TX

Livability — Edinburg

• Score: 64/100
• State rank: #784
• US rank: #14319

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edinburg, TX
• County: Hidalgo County · 623,128 people
• City population: 178,279
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 51,710
• Household income: $52,863
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1963.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 49% White 8% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 83%
• Foreign-born: 22% · Canada, South Korea, Jamaica
• Languages at home: 24% English-only · Spanish 73% Other Indo-European 1% Korean 1%

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: ▼ -17.63%
• Current HPI: 215.1057
• Rent YoY: ▲ 2.01%
• 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

+40.8% since first listed

11 events — show timeline

• 2026-06-18 Listed $380,000 MCALLENMLS
• 2026-05-21 Rental Removed $875 TENANTTURNER2
• 2026-03-31 Listed for Rent $875 TENANTTURNER2
• 2021-03-22 Sold (Public Records) — Public Records
• 2021-03-19 Sold (MLS) — MCALLENMLS
• 2021-01-24 Pending — MCALLENMLS
• 2021-01-13 Contingent — MCALLENMLS
• 2021-01-06 Relisted — MCALLENMLS
• 2021-01-01 Contingent — MCALLENMLS
• 2020-12-21 Listed $269,900 MCALLENMLS
• 2003-02-20 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $9,681 · +15.6% YoY. Source: county tax records.