201 W Albatross Ave · Pharr, TX 78577

$375,000

None bd · None ba · 3,796 sqft · MultiFamily · 14 Days on market

Built 2014 0.27 ac lot Est $372k · at est.

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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 +26.5/30.0
• DSCR +9.1/10.0
• 1% rule +7.1/10.0
• ARV discount +7.1/15.0
• 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

Multi-family units

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

Listing remarks

Turnkey Cash Flow in Pharr! Take advantage of an incredible, hassle-free investment opportunity with this fully occupied 4-unit multi-family property. Built in 2014, this well-maintained four-plex features four spacious units, each offering a highly desirable 2-bedroom, 2-bathroom layout spanning 949 sq. ft. Tenants enjoy modern, comfortable living spaces complete with high decorative ceilings, easy-to-clean tile flooring, and ceiling fans throughout. Each kitchen comes fully equipped with a refrigerator and electric range, flowing seamlessly into a dedicated dining area. Practical amenities include independent washer/dryer hookups and private, fenced side/backyards perfect for pets or outd

Key facts

• 0.27 acre lot
• 8 parking spots
• Built 2014

Property features AI

Finance

• Other: Lot approximately 0.2731 acres (about 11,896 sq ft)
• HOA & community: No HOA; Community includes sidewalks; Community of 4 units

Exterior

• Parking: Carport with 8 covered parking spaces (no garage)
• Utilities: Public water; City sewer; Cable available; Five separate water meters; Paved road access
• Home design: Brick and stone construction; Shingle roof
• Construction: Slab foundation; Building area approximately 3,796 square feet
• Exterior features: Wood fencing; Sidewalks; Outbuilding (none)

Interior

• Kitchen: Refrigerator; Electric stove / range (coil and smooth options); Electric water heater
• Flooring: Tile
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans
• Laundry & utility: Washer/dryer connection; Laundry closet

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2-bath units multifamily listed at $375k.

Deal economics

• At list price, monthly cash flow is $993 ($12k/yr) — positive. Per door: $248/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $375k).
• Cap rate 9.5% 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: Cesar Chavez El (math 12% / reading 27%, grade F, #3,583 of 4,322 statewide, top 86%, 405 students, 100% FRL); Kennedy Middle (math 22% / reading 27%, grade F, #1,279 of 1,662 statewide, top 78%, 580 students, 94% FRL); Psja Southwest Early College H S (math 18% / reading 37%, grade F, #1,183 of 1,632 statewide, top 73%, 1,692 students, 98% FRL) — zoned schools average 97% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 451 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• At $4,538/mo this rent would consume 103% of the median local household income ($53k/yr) (locally 2161% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 9y 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; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $375,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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: 1.21% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.35%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $372,008
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 W Albatross Ave	0.05mi	—/—	3,996 (+5%)	10mo	$390,009	$98	81
100 W Albatross Ave	0.07mi	—/—	4,266 (+12%)	6mo	$375,000	$88	72
321 W Albatross Ave	0.11mi	—/—	3,348 (-12%)	20mo	$400,000	$119	58

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-10,722
• Equity at exit: $55,914

10-year hold

• IRR: 3.2%
• Equity multiple: 1.20×
• Total profit: $21,023
• Equity at exit: $32,423

Cash invested: $105,000 (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: 27.5×

Monthly cashflow live

• Estimated rent: $4,538 medium
• Mortgage (P&I): −$1,967
• Tax est. 1.5%: −$469 /mo · $5,625/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$953
• Net cashflow: $993

Break-even live

Break-even rent $3,280

Max offer price $375,000

Occupancy floor 73%

Sensitivity live

Price	-10% $1,253	-5% $1,123	+0% $993	+5% $864	+10% $734
Rent	-10% $635	-5% $814	+0% $993	+5% $1,173	+10% $1,352
Rate	-1.0pp $1,182	-0.5pp $1,089	base $993	+0.5pp $896	+1.0pp $797

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$4,536
Total (4 units)			$4,538

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $375,000 Active 14 DOM
2. 2026-06-17
   days on market $375,000 Active 13 DOM
3. 2026-06-16
   days on market $375,000 Active 12 DOM
4. 2026-06-15
   days on market $375,000 Active 11 DOM
5. 2026-06-14
   days on market $375,000 Active 9 DOM
6. 2026-06-13
   days on market $375,000 Active 8 DOM
7. 2026-06-10
   days on market $375,000 Active 6 DOM
8. 2026-06-09
   days on market $375,000 Active 5 DOM
9. 2026-06-08
   days on market $375,000 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $375,000 Active 3 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,456
• − Mortgage interest: −$21,006
• − Property taxes: −$5,625
• − Insurance: −$1,875
• − Repairs & maintenance: −$4,356
• − Management: −$4,356
• − Depreciation: −$10,909
• Taxable income: $6,328
• Est. tax owed @ 24.0%: −$1,519
• After-tax cash flow: $10,403/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

+25.4% since first listed

9 events — show timeline

• 2026-06-03 Listed $375,000 MCALLENMLS
• 2026-03-12 Price Changed $375,500 MCALLENMLS
• 2025-07-18 Listed $387,500 MCALLENMLS
• 2018-07-25 Delisted — MCALLENMLS
• 2018-05-13 Relisted — MCALLENMLS
• 2018-05-13 Delisted — MCALLENMLS
• 2018-01-19 Relisted — MCALLENMLS
• 2018-01-17 Delisted — MCALLENMLS
• 2017-05-29 Listed $299,000 MCALLENMLS