523 E Champion St · Edinburg, TX 78539

$105,000

3 bd · 3.0 ba · 1,209 sqft · SingleFamily · 4 Days on market

Built 1978 Poor condition 7,099 sqft lot Est $164k · 36% under

---

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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Livability +3.2/5.0
• Rent growth +2.4/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special! Welcome to this amazing opportunity in the heart of Edinburg Texas! This 3 bed, 3 bath home features an amazing location, in the heart of downtown Edinburg. Minutes from UTRGV, Courthouse, and major shopping centers, this home sits on an amazing potential for investment, rehab and more. Featuring a split interior, this home features 3 separate living spaces, each complete with their own sinks, living spaces, and rooms. Don't miss out on this amazing opportunity. Schedule a showing TODAY!

Key facts

• 7,099 sq ft lot
• Built 1978
• Listed 4 days

Tags

• HEART OF DOWNTOWN EDINBURG
• 3 SEPARATE LIVING SPACES

Property features AI

Finance

• Other: Property listed by Tnt Real Estate
• HOA & community: No homeowners association

Exterior

• Parking: No garage or carport
• Utilities: City sewer; Paved road access
• Home design: Corner lot
• Construction: Wood siding exterior; Pillar/post/pier foundation; Composition shingle roof; Built area of 1,209 square feet
• Exterior features: Mature trees; Sidewalks; Storage structure on property

Interior

• Kitchen: Electric water heater; No conveying appliances
• Bedrooms: Master bedroom with walk-in closet
• Flooring: Concrete flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Window unit(s) for cooling
• Interior features: Laminate countertops; Ceiling fans; Mini blinds on windows
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $105k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 8.2% vs local median 2.4% in Edinburg — 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 (#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: Memorial Middle (math 14% / reading 34%, grade F, #1,301 of 1,662 statewide, top 79%, 1,065 students, 91% FRL); Edinburg H S (math 14% / reading 35%, grade F, #1,264 of 1,632 statewide, top 82%, 2,433 students, 83% FRL) — zoned schools average 87% FRL vs 62% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.5%/yr); 411 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $726 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $105,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1978 — 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: 1.07% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $164,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
909 S 16th Ave	0.23mi	3/2.0	1,194 (-1%)	2mo	$145,000	$121	82
706 E Stubbs St	0.15mi	3/2.5	1,300 (+8%)	2mo	$197,800	$152	77
808 S 15th Ave	0.18mi	3/2.0	1,282 (+6%)	1mo	$188,500	$147	76
321 E Stubbs St	0.20mi	3/2.0	1,372 (+14%)	3mo	$205,000	$149	61
509 W Champion St	0.65mi	3/2.0	1,261 (+4%)	2mo	$135,000	$107	57
1105 Baker Ln	0.56mi	3/2.0	1,340 (+11%)	0mo	$235,000	$175	52
1123 E Champion St	0.41mi	4/2.0 (+1)	1,313 (+9%)	8mo	$185,000	$141	51
913 E Peter St	0.69mi	3/2.0	1,352 (+12%)	4mo	$85,000	$63	41
511 W Samano St	0.67mi	4/3.0 (+1)	1,320 (+9%)	9mo	$180,000	$136	41
1421 S 12th Ave	0.65mi	2/2.0 (-1)	1,124 (-7%)	10mo	$144,900	$129	41
405 E Mcintyre St	0.45mi	2/1.5 (-1)	1,348 (+12%)	12mo	$120,000	$89	39
705 S 6th Ave	0.71mi	3/2.0	1,356 (+12%)	8mo	$130,000	$96	36

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: -9.4%
• Equity multiple: 0.67×
• Total profit: $-9,778
• Equity at exit: $15,656

10-year hold

• IRR: -4.6%
• Equity multiple: 0.74×
• Total profit: $-7,665
• Equity at exit: $9,078

Cash invested: $29,400 (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 78539

• Home prices YoY: -19.6%
• Rents YoY: -0.5%
• Active inventory: 411
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,128 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $165

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 80%

Sensitivity live

Price	-10% $238	-5% $202	+0% $165	+5% $129	+10% $93
Rent	-10% $76	-5% $121	+0% $165	+5% $210	+10% $254
Rate	-1.0pp $218	-0.5pp $192	base $165	+0.5pp $138	+1.0pp $110

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 S 19th Ave Edinburg, TX	3.0	2.0	1102	$1,500	$1.36	45d	1	0.31mi
1005 Saltillo St Edinburg, TX	4.0	1.0	1368	$1,400	$1.02	24d	1	0.40mi
112 E Peter St Unit 3 Edinburg, TX	2.0	1.0	850	$975	$1.15	45d	1	0.65mi
604 E Schunior St Edinburg, TX	3.0	2.0	1100	$1,150	$1.05	45d	1	0.79mi
220 S 25th Ave Edinburg, TX	1.0–3.0	1.0	773	$899	$1.16	15d	6	0.81mi
805 Dove Ave Unit 1 Edinburg, TX	2.0	2.0	945	$1,150	$1.22	45d	1	1.01mi
816 Dove Ave Unit 2 Edinburg, TX	2.0	2.0	1000	$1,250	$1.25	45d	1	1.03mi
1105 W Stubbs St Unit C Edinburg, TX	2.0	1.5	960	$800	$0.83	45d	1	1.04mi
1105 W Stubbs St Unit C Edinburg, TX	2.0	1.5	960	$800	$0.83	24d	1	1.04mi
2314 W Stubbs St Unit A Edinburg, TX	2.0	2.0	1069	$875	$0.82	45d	1	1.09mi
420 W Chavez St Unit 4 Edinburg, TX	3.0	2.0	1100	$1,250	$1.14	45d	1	1.10mi
414 Pirul St Unit 1 Edinburg, TX	2.0	2.0	750	$800	$1.07	45d	1	1.13mi
406 N Lotto Ln Unit 4 Edinburg, TX	2.0	2.0	850	$850	$1.00	45d	1	1.16mi
110 Teak Dr Unit 3 Edinburg, TX	2.0	2.0	1021	$900	$0.88	24d	1	1.17mi
106 Teak Dr Unit 4 Edinburg, TX	2.0	2.0	1100	$1,100	$1.00	15d	1	1.17mi
106 Teak Dr Unit 3 Edinburg, TX	2.0	2.0	1100	$1,100	$1.00	45d	1	1.17mi
204 Teak Dr Unit 3 Edinburg, TX	2.0	2.0	1050	$1,000	$0.95	45d	1	1.18mi
204 Teak Dr Unit 1 Edinburg, TX	2.0	2.0	1050	$900	$0.86	24d	1	1.18mi
136 E Wells St Edinburg, TX	3.0	1.0	961	$1,200	$1.25	45d	1	1.18mi
418 Lotto Ln Edinburg, TX	2.0	2.0	850	$900	$1.06	15d	1	1.18mi
1210 Upas Dr Unit 3 Edinburg, TX	3.0	2.0	1130	$1,150	$1.02	45d	1	1.20mi
507 Lotto Ln Unit 1 Edinburg, TX	2.0	2.0	861	$800	$0.93	15d	1	1.21mi
2218 S Tourist Dr Unit J Edinburg, TX	2.0	2.5	1172	$850	$0.73	22d	1	1.24mi
1212 White Oak Dr Unit 2 Edinburg, TX	3.0	2.0	1250	$1,100	$0.88	45d	1	1.24mi
1211 White Oak Dr Unit 3 Edinburg, TX	2.0	2.0	1050	$1,050	$1.00	45d	1	1.25mi
1211 White Oak Dr Unit 4 Edinburg, TX	3.0	2.0	1150	$1,050	$0.91	24d	1	1.25mi
305 S Raul Longoria Rd Edinburg, TX	2.0	2.0	1000	$1,350	$1.35	45d	1	1.26mi
1222 Upas Dr Edinburg, TX	2.0	2.0	862	$900	$1.04	15d	1	1.26mi
1222 Upas Dr Unit C Edinburg, TX	2.0	2.0	862	$900	$1.04	24d	1	1.26mi
1221 Upas Dr Unit 3 Edinburg, TX	3.0	3.0	1300	$1,300	$1.00	45d	1	1.26mi
206 Fig Dr Unit 2 Edinburg, TX	2.0	2.0	1024	$990	$0.97	45d	1	1.26mi
1814 E Iowa Rd Edinburg, TX	2.0	2.5	1200	$950	$0.79	24d	1	1.27mi
1415 W Freddy Gonzalez Dr Edinburg, TX	1.0–3.0	1.0–2.0	806	$975	$1.21	24d	1	1.28mi
1920 E Iowa Rd Apt 2 Edinburg, TX	2.0	1.0	725	$695	$0.96	45d	1	1.32mi
1920 E Iowa Rd Edinburg, TX	2.0	1.0	725	$695	$0.96	45d	1	1.32mi
1920 E Iowa Rd Edinburg, TX	2.0	1.0	735	$695	$0.95	24d	1	1.32mi
215 Fig Dr #4 Edinburg, TX	2.0	2.0	956	$925	$0.97	15d	1	1.32mi
1402 Coyote Hls Unit 4 Edinburg, TX	2.0	2.0	925	$990	$1.07	45d	1	1.34mi
1404 Deer Hls Unit 3 Edinburg, TX	2.0	2.0	975	$1,100	$1.13	45d	1	1.34mi
1403 Deer Hls Unit 2 Edinburg, TX	3.0	2.0	1100	$1,200	$1.09	45d	1	1.34mi

Listing history 3 events

1. 2026-06-21
   days on market $105,000 Active 4 DOM
2. 2026-06-17
   remarks 510-char remark
3. 2026-06-17
   listed $105,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,532
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$3,055
• Taxable income: $331
• Est. tax owed @ 24.0%: −$79
• After-tax cash flow: $1,903/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.

Condition & rehab AI · 10 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including exterior siding and roof replacement. It presents a significant investment opportunity for renovation.

Repairs flagged

• Major exterior siding — Severe peeling and damage
• Major roof — Rusty metal with visible rust

Value-add opportunities

• Both exterior paint and siding repair — Improves curb appeal and value
• Both roof replacement — Fixes potential leaks and enhances safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe peeling and damage	Major	$15,000–50,000
roof · Rusty metal with visible rust	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both exterior paint and siding repair — Improves curb appeal and value ↑
• Both roof replacement — Fixes potential leaks and enhances safety ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 37,168
• Household income: $66,967
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 1525.0

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 45% White 10% Asian 4%
• Hispanic origin (detail): Mexican 77% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 32% English-only · Spanish 64% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -51.52%
• Current HPI: 211.4723
• Rent YoY: ▼ -0.52%
• 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

1 event — show timeline

• 2026-06-17 Listed $105,000 MCALLENMLS