7300 Ciruelos St · Perezville, TX 78572

$95,000

3 bd · 2.0 ba · 3,217 sqft · SingleFamily public records · 60 Days on market

Built 2003 5,998 sqft lot $30/sqft · 61% below area ↓ 30% since listing

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Why this score? — see what drove the B- 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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special! Bring Your Vision. Solid block construction, 2 story, 6 bed/3 bath home in Palmview offering 3,217 sqft of potential on a 60x100 lot. Built in 2003 on a slab foundation with a 2 car carport, split bedroom layout, and walk in closets. Property is being sold as-is, interior is unfinished and ready for a full custom build out. The shell is structurally sound and ready for the right investor to finish and flip or hold. At $95,000, that's just $29/sqft, well below the Hidalgo CAD appraised value of $174,403.

Key facts

• 5,998 sq ft lot
• 2 parking spots
• Built 2003

Property features AI

Finance

• Financial info: Escrow amount listed (900)
• HOA & community: No homeowners association

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car carport (attached)
• Utilities: Public water; City sewer
• Home design: Single-family property (per lot/area data); Entry level information not provided; Facing direction not provided
• Construction: Slab foundation; Construction materials: Other; Roof: Other; Building area approximately 3,217 (units recorded)
• Exterior features: Fencing: Other; Paved road access

Interior

• Kitchen: Water heater (other); No conveying appliances
• Bedrooms: Bedrooms arranged with split layout
• Flooring: Tile; Other flooring
• Bathrooms: 3 full bathrooms
• Interior features: Split bedroom floor plan; Walk-in closet(s); Countertops: Other; No window coverings
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 6.9% in Perezville — 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 64/100 on livability (#743 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• La Joya ISD (suburban): math 18% / reading 29% proficiency, ranked #759 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Evangelina Garza El (math 13% / reading 31%, grade F, #3,333 of 4,322 statewide, top 80%, 439 students, 98% FRL); Ann Richards Middle (math 21% / reading 30%, grade F, #1,236 of 1,662 statewide, top 76%, 729 students, 96% FRL); La Joya H S (math 16% / reading 32%, grade F, #1,333 of 1,632 statewide, top 82%, 2,775 students, 92% FRL) — zoned schools average 95% FRL vs 54% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 852 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 31% of the median local income ($54k/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 $657 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 60 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 3.4% of price; flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 94% chance of damaging wind over 30y; severe 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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.47% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.62%
• DSCR: 1.61
• GRM: 5.7

CMA / ARV

• ARV (median comp): $246,046
• List price: $95,000
• Delta: -61.39%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.93% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-3,097
• Equity at exit: $14,165

10-year hold

• IRR: 3.5%
• Equity multiple: 1.23×
• Total profit: $5,991
• Equity at exit: $8,214

Cash invested: $26,600 (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 78572

• Home prices YoY: -22.9%
• Rents YoY: 0.9%
• Active inventory: 852
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$266 /mo · $3,198/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $236

Break-even live

Break-even rent $1,102

Max offer price $95,000

Occupancy floor 78%

Sensitivity live

Price	-10% $289	-5% $262	+0% $236	+5% $209	+10% $182
Rent	-10% $125	-5% $180	+0% $236	+5% $291	+10% $346
Rate	-1.0pp $283	-0.5pp $260	base $236	+0.5pp $211	+1.0pp $186

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-22
   days on market $95,000 Active 60 DOM
2. 2026-06-18
   days on market $95,000 Active 57 DOM
3. 2026-06-17
   days on market $95,000 Active 56 DOM
4. 2026-06-16
   days on market $95,000 Active 55 DOM
5. 2026-06-15
   days on market $95,000 Active 54 DOM
6. 2026-06-14
   days on market $95,000 Active 52 DOM
7. 2026-06-13
   days on market $95,000 Active 51 DOM
8. 2026-06-10
   days on market $95,000 Active 49 DOM
9. 2026-06-09
   days on market $95,000 Active 48 DOM
10. 2026-06-08
    days on market $95,000 Active 47 DOM
11. 2026-06-07
    days on market $95,000 Active 46 DOM
12. 2026-06-05
    days on market $95,000 Active 43 DOM
13. 2026-06-03
    days on market $95,000 Active 42 DOM
14. 2026-06-02
    days on market $95,000 Active 41 DOM
15. 2026-06-01
    days on market $95,000 Active 40 DOM
16. 2026-05-31
    days on market $95,000 Active 39 DOM
17. 2026-05-31
    days on market $95,000 Active 38 DOM
18. 2026-04-22
    listed $95,000 Active 526-char remark
19. 2025-04-01
    price $89,000
20. 2025-03-21
    price $90,000
21. 2025-03-10
    soldstatus
22. 2024-12-20
    listed $95,000 Active
23. 2024-10-17
    status Active
24. 2024-08-20
    status Pending
25. 2024-08-09
    historical Option
26. 2024-04-02
    status Active
27. 2024-03-03
    historical Option
28. 2024-02-14
    price $105,000
29. 2023-09-09
    listed $135,000 Active
30. 2000-05-03
    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: $3,198 · $266/mo
• Projected year-2 tax: $3,198 · $266/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 7/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,804
• − Mortgage interest: −$5,321
• − Property taxes: −$3,198
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$2,764
• Taxable income: $1,560
• Est. tax owed @ 24.0%: −$374
• After-tax cash flow: $2,452/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: La Joya ISD
• NCES district ID: 4826130
• Math proficiency: 18% ▼ -35.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $27,845
• Composite: 18.65/100
• National rank: #8891
• State rank: #759 of 826 in TX

Livability — Perezville

• Score: 64/100
• State rank: #743
• US rank: #13748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perezville, TX
• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 78,024
• Household income: $54,298
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 1714.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 47% White 12% Asian 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Slovak 1% Portuguese 0%
• Foreign-born: 28% · Canada, South Korea
• Languages at home: 22% English-only · Spanish 76%

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: ▼ -62.35%
• Current HPI: 209.3573
• Rent YoY: ▲ 0.93%
• 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

-29.6% since first listed

13 events — show timeline

• 2026-04-22 Listed $95,000 MCALLENMLS
• 2025-04-01 Price Changed $89,000 MCALLENMLS
• 2025-03-21 Price Changed $90,000 MCALLENMLS
• 2025-03-10 Sold (Public Records) — Public Records
• 2024-12-20 Listed $95,000 MCALLENMLS
• 2024-10-17 Relisted — MCALLENMLS
• 2024-08-20 Pending — MCALLENMLS
• 2024-08-09 Contingent — MCALLENMLS
• 2024-04-02 Relisted — MCALLENMLS
• 2024-03-03 Contingent — MCALLENMLS
• 2024-02-14 Price Changed $105,000 MCALLENMLS
• 2023-09-09 Listed $135,000 MCALLENMLS
• 2000-05-03 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $3,198 · +7.1% YoY. Source: county tax records.