197 Laurel Ave · Pharr, TX 78577

$125,000

2 bd · 3.5 ba · 978 sqft · Manufactured public records · 103 Days on market

Built 1984 5,001 sqft lot $128/sqft · 226% above area $65/mo HOA · 6% of rent

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Why this score? — see what drove the D- 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 +13.3/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• DSCR +4.0/10.0
• 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 MLS

COME CHECK OUT this spacious 3 bed/3.5 bath home in the 55+ community of Pharr South. This beautifully maintain home features a split bedroom floor plan with a separate office space and updated primary dual his/her bathrooms. This home is tucked away in a quiet corner of this wonderful community. Features mature fruit trees, 12 x 12 exterior storage shed and a private back patio perfect for BBQs with neighbors or a quiet relaxation zone. This FULLY furnished home with come move-in ready with dish and glassware, as well as ALL appliances. Pharr South is a gated 55+ community that is centrally located in the RGV and close to shopping, restaurants, entertainment, and medical services. At Pharr South you're among friends who share the fun like the annual dinner theater, holiday dinners, jam sessions, annual style show, and many more activities. Many residents enjoy the early morning coffee gatherings, Saturday breakfasts, Saturday evening suppers, and potluck dinners.

Key facts

• Mature fruit trees
• Private back patio
• 5,001 sq ft lot

Tags

• SPLIT BEDROOM FLOOR PLAN
• SEPARATE OFFICE SPACE
• UPDATED PRIMARY DUAL BATHROOMS
• MATURE FRUIT TREES
• EXTERIOR STORAGE SHED
• PRIVATE BACK PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/3.5-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $0 ($0/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (9.1% below list).
• Recommended offer: $114k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Aida C Escobar El (math 21% / reading 38%, grade F, #2,525 of 4,322 statewide, top 62%, 673 students, 90% 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 94% FRL vs 72% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 458 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $864 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 103 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

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 $113,679 (9.1% 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. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.00%
• DSCR: 1.00
• GRM: 9.2

CMA / ARV

• ARV (median comp): $58,695
• List price: $125,000
• Delta: 112.97%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.33×
• Total profit: $-23,550
• Equity at exit: $18,638

10-year hold

• IRR: -21.4%
• Equity multiple: 0.05×
• Total profit: $-33,228
• Equity at exit: $10,808

Cash invested: $35,000 (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: 458
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,137 high
• Mortgage (P&I): −$656
• Tax from tax record: −$125 /mo · $1,506/yr
• Insurance: −$52
• HOA: −$65
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $-0

Break-even live

Break-even rent $1,137

Max offer price $124,996

Occupancy floor 95%

Sensitivity live

Price	-10% $71	-5% $35	+0% $0	+5% $-35	+10% $-71
Rent	-10% $-90	-5% $-45	+0% $0	+5% $45	+10% $90
Rate	-1.0pp $63	-0.5pp $32	base $0	+0.5pp $-32	+1.0pp $-65

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 W Smith Dr Unit 1 Pharr, TX	2.0	2.0	950	$1,100	$1.16	25d	1	0.18mi
909 W Carmel Ave Apt 1 Pharr, TX	2.0	2.0	965	$1,225	$1.27	45d	1	0.21mi
909 W Carmel Ave Unit 3 Pharr, TX	2.0	2.0	965	$1,195	$1.24	45d	1	0.21mi
101 E Tropic Star Dr Unit 1 Pharr, TX	1.0	1.0	717	$950	$1.32	25d	1	0.52mi
1805 Angelina Marie Dr Unit 2 Pharr, TX	3.0	2.0	1037	$1,200	$1.16	45d	1	0.59mi
1701 W Garrison Dr Unit 3 Pharr, TX	2.0	2.0	965	$1,200	$1.24	45d	1	0.60mi
1703 W Garrison Dr Unit 1 Pharr, TX	2.0	2.0	965	$1,200	$1.24	45d	1	0.62mi
1702 W Garrison Dr Unit A Pharr, TX	2.0	2.0	1100	$1,450	$1.32	45d	1	0.63mi
1711 W Smith Dr Unit 2 Pharr, TX	2.0	2.0	1100	$1,100	$1.00	45d	1	0.67mi
1302 S Diplomat Dr Pharr, TX	2.0	2.0	950	$850	$0.89	16d	1	0.69mi
2201 S Pamplona St Unit 4 Pharr, TX	2.0	2.0	965	$1,125	$1.17	45d	1	0.74mi
1624 W Denise Dr Apt 1 Pharr, TX	2.0	2.0	965	$1,125	$1.17	45d	1	0.76mi
1625 S Pamplona St Unit 1 Pharr, TX	2.0	2.0	965	$1,200	$1.24	45d	1	0.78mi
1722 Denise Dr Unit 3 Pharr, TX	2.0	2.0	965	$1,125	$1.17	45d	1	0.79mi
1621 W Summit Dr Unit 1 Pharr, TX	2.0	2.0	965	$1,125	$1.17	45d	1	0.79mi
1623 W Summit Dr Unit 3 Pharr, TX	2.0	2.0	980	$1,150	$1.17	45d	1	0.80mi
904 S Palm Dr Unit 4 Pharr, TX	2.0	2.0	1004	$875	$0.87	45d	1	0.81mi
305 W Boone Ave Pharr, TX	3.0	1.0	1120	$1,300	$1.16	16d	1	0.83mi
305 W Boone Ave Pharr, TX	3.0	1.0	1120	$1,300	$1.16	25d	1	0.83mi
2202 S Sports Dr Unit 3 Pharr, TX	2.0	2.0	965	$1,125	$1.17	45d	1	0.84mi
1625 W Marlin St Unit 1 Pharr, TX	2.0	2.0	965	$1,125	$1.17	45d	1	0.84mi
1623 W Marlin St Unit 3 Pharr, TX	2.0	2.0	965	$1,150	$1.19	25d	1	0.85mi
810 S Athol St Pharr, TX	3.0	2.0	1088	$1,250	$1.15	45d	1	0.89mi
2205 S Pamplona St Unit 3 Pharr, TX	2.0	2.0	965	$1,100	$1.14	23d	1	0.93mi
2201 S Jackson Rd Pharr, TX	2.0	1.5	1088	$912	$0.84	45d	2	0.96mi
405 E Sam Houston Blvd Apt 15 Pharr, TX	2.0	1.0	750	$750	$1.00	25d	1	1.08mi
1317 Jubilee Ave Pharr, TX	2.0	2.0	930	$1,000	$1.08	45d	1	1.09mi
303 S Palm Dr Unit 7 Pharr, TX	2.0	1.0	700	$750	$1.07	45d	1	1.10mi
301 S Palm Dr Pharr, TX	2.0	1.0	750	$750	$1.00	45d	1	1.13mi
3504 S Dominique Dr Unit 2 Pharr, TX	3.0	2.0	1022	$1,350	$1.32	16d	1	1.14mi
3508 S Dominique Dr Unit 1 Pharr, TX	2.0	2.0	950	$1,100	$1.16	45d	1	1.17mi
1205 E Olympia Ave Unit 2 McAllen, TX	2.0	2.5	1100	$1,300	$1.18	45d	1	1.17mi
901 E Yuma Ave McAllen, TX	1.0–2.0	1.0–2.0	900	$1,500	$1.67	16d	3	1.20mi
901 E Yuma Ave McAllen, TX	1.0–2.0	1.0–2.0	900	$1,500	$1.67	45d	5	1.20mi
3517 S Dominique Dr Unit 3 Pharr, TX	3.0	2.0	1055	$1,350	$1.28	16d	1	1.21mi
3517 S Dominique Dr Unit 4 Pharr, TX	3.0	2.0	1055	$1,300	$1.23	45d	1	1.21mi
913 W Park Ave Pharr, TX	1.0	1.0	605	$825	$1.36	45d	1	1.21mi
3518 S Dominique Dr Unit 1 Pharr, TX	2.0	2.0	950	$1,100	$1.16	45d	1	1.23mi
3518 S Dominique Dr Pharr, TX	2.0	2.0	950	$1,100	$1.16	45d	1	1.24mi
800 W Javelina Dr Pharr, TX	2.0	1.0	845	$800	$0.95	16d	1	1.25mi

HOA detail

• Monthly dues: $65 · $780/yr
• Likely covers: security

Listing history 18 events

1. 2026-06-22
   days on market $125,000 Active 103 DOM
2. 2026-06-18
   days on market $125,000 Active 100 DOM
3. 2026-06-17
   days on market $125,000 Active 99 DOM
4. 2026-06-16
   days on market $125,000 Active 98 DOM
5. 2026-06-15
   days on market $125,000 Active 97 DOM
6. 2026-06-14
   days on market $125,000 Active 95 DOM
7. 2026-06-13
   days on market $125,000 Active 94 DOM
8. 2026-06-10
   days on market $125,000 Active 92 DOM
9. 2026-06-09
   days on market $125,000 Active 91 DOM
10. 2026-06-08
    days on market $125,000 Active 90 DOM
11. 2026-06-07
    days on market $125,000 Active 89 DOM
12. 2026-06-03
    days on market $125,000 Active 85 DOM
13. 2026-06-02
    days on market $125,000 Active 84 DOM
14. 2026-06-01
    days on market $125,000 Active 83 DOM
15. 2026-05-31
    days on market $125,000 Active 82 DOM
16. 2026-05-31
    days on market $125,000 Active 81 DOM
17. 2026-03-07
    listed $125,000 Active 982-char remark

    Show marketing remark (982 chars)

    COME CHECK OUT this spacious 3 bed/3.5 bath home in the 55+ community of Pharr South. This beautifully maintain home features a split bedroom floor plan with a separate office space and updated primary dual his/her bathrooms. This home is tucked away in a quiet corner of this wonderful community. Features mature fruit trees, 12 x 12 exterior storage shed and a private back patio perfect for BBQs with neighbors or a quiet relaxation zone. This FULLY furnished home with come move-in ready with dish and glassware, as well as ALL appliances. Pharr South is a gated 55+ community that is centrally located in the RGV and close to shopping, restaurants, entertainment, and medical services. At Pharr South you're among friends who share the fun like the annual dinner theater, holiday dinners, jam sessions, annual style show, and many more activities. Many residents enjoy the early morning coffee gatherings, Saturday breakfasts, Saturday evening suppers, and potluck dinners.

18. 2005-05-16
    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: $1,506 · $125/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$782/yr (+$65/mo · 51.9%)

ⓘ 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 4/10 Moderate
• 🌡 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: $13,641
• − Mortgage interest: −$7,002
• − Property taxes: −$1,506
• − Insurance: −$625
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − HOA: −$780
• − Depreciation: −$3,636
• Taxable loss: −$2,090
• Est. tax savings @ 24.0%: +$502
• After-tax cash flow: $501/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

2 events — show timeline

• 2026-03-07 Listed $125,000 MCALLENMLS
• 2005-05-16 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,506 · -29.8% YoY. Source: county tax records.