ZIP CODE 78577 // MCALLEN-EDINBURG-MISSION, TX // DATA AS OF 2026-09-30
Pharr, TX (78577) Rental Property Cap Rate & Cash Flow Report
Located in Hidalgo County (Pharr, TX), Zip Code 78577 ranks #38 of 500 within this selected sample (93th percentile) with a Zillow ZHVI typical home-value index of $160,637 (-1.9% YoY) and a ZORI observed market rent of $1,112/mo (-2.3% YoY). Requires at least 30.7% down payment at 6.5% interest to reach $0/mo break-even cash flow. This model combines different housing populations; it is not an observed average property return. Costs assume state-average tax, 0.5% annual insurance, 13% reserves and no HOA or management. Figures below follow your edits; this headline describes the original benchmark.
Net Monthly Cash Flow
-$108/mo
Annual: -$1,302/yr
Modeled Cap Rate
5.26%
NOI: $8,445/yr
Cash-on-Cash Return
-3.52%
Cash Needed: $36,947
1% Rule Ratio
0.69%
Gross Yield: 8.31%
Break-Even Rent
$1,237/mo
State Tax: 1.47%/yr
INTERACTIVE PRO-FORMA STATEMENT (ZIP 78577 BENCHMARK)
Edit any value
Purchase Price (ZHVI proxy)
Monthly Gross Rent (ZORI proxy)
Down Payment (%)
Interest Rate (30Y Fixed %)
Annual Property Tax (TX Avg 1.47%)
Annual Home Insurance ($)
Monthly HOA Fee ($)
Monthly Debt Service (P&I)
-$812/mo
Monthly Operating Expenses (Tax + Ins + 13% Reserves)
-$408/mo
HISTORICAL ZHVI PRICE VS. ZORI RENT TRAJECTORY (78577)
| Year | ZHVI Value | ZORI Rent | Gross Yield |
|---|---|---|---|
| 2022 | $150,268 | $1,069/mo | 8.54% |
| 2023 | $159,998 | $1,116/mo | 8.37% |
| 2024 | $167,175 | $1,115/mo | 8.00% |
| 2025 | $163,782 | $1,139/mo | 8.35% |
| 2026 | $160,637 | $1,112/mo | 8.31% |
COMPARABLE U.S. RENTAL MARKETS
| Zip / City | Price | Rent | Cap Rate | Cash Flow |
|---|---|---|---|---|
| 79928 El Paso, TX | $262,067 | $1,808/mo | 5.23% | -$182/mo |
| 78572 Mission, TX | $193,376 | $1,327/mo | 5.19% | -$141/mo |
| 79924 El Paso, TX | $194,573 | $1,331/mo | 5.17% | -$145/mo |
| 77449 Katy, TX | $264,942 | $1,809/mo | 5.16% | -$201/mo |
| 79938 El Paso, TX | $256,135 | $1,747/mo | 5.15% | -$196/mo |
| 75126 Forney, TX | $306,043 | $2,085/mo | 5.14% | -$236/mo |