811 Sanchez St · Pharr, TX 78577

$139,800

3 bd · 2.0 ba · 1,948 sqft · SingleFamily public records · 42 Days on market

Built 1973 5,292 sqft lot $72/sqft · 11% below area Est $158k · 11% under

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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 +22.2/30.0
• ARV discount +12.6/15.0
• DSCR +7.1/10.0
• 1% rule +6.5/10.0
• 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

Escape from it all in this charming country home! Newly renovated, enjoy four bedrooms, two baths and extra spacious bedrooms. Charming details include laminate flooring, luxury vinyl planks, and quality fixtures. The beautiful white kitchen offers ample cabinet storage and the adjoining living and dining areas are perfect for gathering. This cozy home could make a great starter home or rental investment. A stylish completely updated bath and a large fenced yard add comfort and convenience. Two Mini-Split air conditioning systems will be added upon purchase.

Key facts

• Laminate flooring
• Large fenced yard
• Luxury vinyl planks

Tags

• NEWLY RENOVATED
• LAMINATE FLOORING
• LUXURY VINYL PLANKS
• AMPLE CABINET STORAGE
• LARGE FENCED YARD

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: No garage or carport; No covered parking
• Utilities: City sewer; Cable available
• Home design: Single-family property (building area reported as 1,948); Shingle roof; Pillar/post/pier foundation
• Construction: Wood siding construction
• Exterior features: Smooth wire fencing; Curbs; Paved road access

Interior

• Kitchen: Electric water heater; No conveying appliances
• Bedrooms: Primary bedroom with walk-in closet
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Tile, laminate, and vinyl flooring; Tile and other style countertops; Ceiling fans; No window coverings
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 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: Henry Ford El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 646 students, 95% FRL); Liberty Middle (math 21% / reading 33%, grade F, #1,177 of 1,662 statewide, top 72%, 795 students, 93% 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 92% FRL vs 72% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 451 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 37% 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 $967 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 42 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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

• 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 $135,606 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.15% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.97%
• DSCR: 1.31
• GRM: 7.2

CMA / ARV

• ARV (median comp): $157,775
• List price: $139,800
• Delta: -11.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 Huisache St	0.66mi	3/2.5	1,878 (-4%)	5mo	$245,000	$130	57
606 Calle Del Sol	0.59mi	4/3.5 (+1)	1,920 (-1%)	4mo	$265,000	$138	55
404 S Dogwood St	0.45mi	3/2.0	1,688 (-13%)	3mo	$209,000	$124	54
401 E Gore Ave	0.50mi	3/2.0	1,738 (-11%)	6mo	$138,000	$79	53
309 E Jones Ave	0.61mi	3/3.0	1,856 (-5%)	10mo	$95,000	$51	52
117 W Hawk Ave	0.65mi	4/3.0 (+1)	1,842 (-5%)	2mo	$215,000	$117	50
801 S Richmond Dr	0.71mi	4/2.0 (+1)	1,777 (-9%)	5mo	$200,000	$113	43
821 W 7th St	0.63mi	3/3.0	2,013 (+3%)	24mo	$285,000	$142	41
517 Miguel Hidalgo St	0.62mi	4/3.0 (+1)	2,038 (+5%)	20mo	$248,000	$122	38

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: -9.2%
• Equity multiple: 0.67×
• Total profit: $-12,818
• Equity at exit: $20,845

10-year hold

• IRR: -4.8%
• Equity multiple: 0.73×
• Total profit: $-10,452
• Equity at exit: $12,087

Cash invested: $39,144 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,610 high
• Mortgage (P&I): −$733
• Tax from tax record: −$253 /mo · $3,034/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $227

Break-even live

Break-even rent $1,322

Max offer price $139,800

Occupancy floor 81%

Sensitivity live

Price	-10% $306	-5% $267	+0% $227	+5% $188	+10% $148
Rent	-10% $100	-5% $164	+0% $227	+5% $291	+10% $355
Rate	-1.0pp $298	-0.5pp $263	base $227	+0.5pp $191	+1.0pp $154

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: $34,950
• Closing costs: $4,194
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
518 E Kelly Ave Pharr, TX	2.0	2.0	1482	$1,300	$0.88	44d	1	0.41mi
302 W Sam Houston Blvd Pharr, TX	3.0	2.0	2037	$2,100	$1.03	24d	1	0.99mi
311 W 8th St San Juan, TX	3.0	2.0	1839	$1,390	$0.76	44d	1	1.04mi
134 W Daffodil Ave Pharr, TX	3.0	2.0	1684	$1,500	$0.89	24d	1	1.17mi
1305 James Cir Pharr, TX	3.0	2.0	1525	$1,550	$1.02	24d	1	1.31mi
1000 S Flag St Pharr, TX	4.0	3.0	2215	$2,275	$1.03	15d	1	1.37mi
1000 S Flag St Pharr, TX	4.0	3.0	2215	$2,350	$1.06	44d	1	1.37mi
204 E Gomez Dr San Juan, TX	3.0	1.5	1464	$1,650	$1.13	15d	1	1.47mi

Listing history 28 events

1. 2026-06-18
   days on market $139,800 Active 42 DOM
2. 2026-06-17
   days on market $139,800 Active 41 DOM
3. 2026-06-16
   days on market $139,800 Active 40 DOM
4. 2026-06-15
   price $139,800 Active 39 DOM
5. 2026-06-15
   days on market $139,900 Active 39 DOM
6. 2026-06-14
   days on market $139,900 Active 37 DOM
7. 2026-06-13
   days on market $139,900 Active 36 DOM
8. 2026-06-10
   days on market $139,900 Active 34 DOM
9. 2026-06-09
   days on market $139,900 Active 33 DOM
10. 2026-06-08
    days on market $139,900 Active 32 DOM
11. 2026-06-07
    days on market $139,900 Active 31 DOM
12. 2026-06-03
    days on market $139,900 Active 27 DOM
13. 2026-06-02
    days on market $139,900 Active 26 DOM
14. 2026-06-01
    days on market $139,900 Active 25 DOM
15. 2026-05-31
    days on market $139,900 Active 24 DOM
16. 2026-05-31
    days on market $139,900 Active 23 DOM
17. 2026-05-15
    price $139,900 564-char remark
18. 2026-05-07
    listed $140,000 Active 564-char remark
19. 2024-03-19
    price $140,000
20. 2024-01-23
    listed $142,500 Active
21. 2023-11-18
    status Active
22. 2023-06-01
    price $142,500
23. 2023-06-01
    price $14,250
24. 2023-01-12
    listed $145,000 Active
25. 2022-09-06
    soldstatus
26. 2022-07-17
    listed $89,900 Active
27. 2022-06-16
    soldstatus
28. 2017-04-06
    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: $3,034 · $253/mo
• Projected year-2 tax: $3,034 · $253/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 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: $19,315
• − Mortgage interest: −$7,831
• − Property taxes: −$3,034
• − Insurance: −$699
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$4,067
• Taxable income: $594
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $2,586/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

+55.5% since first listed

13 events — show timeline

• 2026-06-15 Price Changed $139,800 MCALLENMLS
• 2026-05-15 Price Changed $139,900 MCALLENMLS
• 2026-05-07 Listed $140,000 MCALLENMLS
• 2024-03-19 Price Changed $140,000 MCALLENMLS
• 2024-01-23 Listed $142,500 MCALLENMLS
• 2023-11-18 Relisted — MCALLENMLS
• 2023-06-01 Price Changed $142,500 MCALLENMLS
• 2023-06-01 Price Changed $14,250 MCALLENMLS
• 2023-01-12 Listed $145,000 MCALLENMLS
• 2022-09-06 Sold (Public Records) — Public Records
• 2022-07-17 Listed $89,900 MCALLENMLS
• 2022-06-16 Sold (Public Records) — Public Records
• 2017-04-06 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $3,034 · +36.1% YoY. Source: county tax records.