3415 N Kenyon Rd · Edinburg, TX 78542

$338,000

None bd · None ba · 2,450 sqft · MultiFamily · 81 Days on market

Built 1981 Fair condition 9,583 sqft lot $138/sqft · at area comps Est $355k · at est.

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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 +14.1/30.0
• ARV discount +9.6/15.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

3415 N Kenyon Road Features Triplex -Each Unit has 816 Sq.ft. | Open Concept | Tile Flooring | Central Air New Units | New Composition Shingles Roof| New Water Heater | Laundry room | 2 Parking Spaces for each unit in a parallel view. Quiet Neighborhood directly next to Monte Cristo Golf Community & Country Club.

Key facts

• 9,583 sq ft lot
• Garage
• Built 1981

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1-bath units multifamily listed at $338k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-17 ($-207/yr) — negative. Per door: $-6/mo.
• To cash-flow at today's rent, offer at most $335k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $302k (10.7% below list).
• Recommended offer: $302k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: schools D+, employment D, amenities 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.
• Market conditions: Rents soft (-1.1%/yr); 1003 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• At $3,019/mo this rent would consume 66% of the median local household income ($55k/yr) (locally 1240% 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 $2k of loan paydown is wiped out by about $10k 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 81 days — a 6% lower offer ($318k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; major 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 $301,900 (10.7% 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 81 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.89% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $354,682
• List price: $338,000
• Delta: -4.70%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.2%
• Equity multiple: 0.32×
• Total profit: $-64,633
• Equity at exit: $50,397

10-year hold

• IRR: -21.9%
• Equity multiple: 0.03×
• Total profit: $-91,540
• Equity at exit: $29,224

Cash invested: $94,640 (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 78542

• Home prices YoY: -13.4%
• Rents YoY: -1.1%
• Active inventory: 1003
• Price-to-rent: 28.0×

Monthly cashflow live

• Estimated rent: $3,019 medium
• Mortgage (P&I): −$1,773
• Tax est. 1.5%: −$422 /mo · $5,070/yr
• Insurance: −$141
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $-17

Break-even live

Break-even rent $3,041

Max offer price $335,498

Occupancy floor 96%

Sensitivity live

Price	-10% $216	-5% $100	+0% $-17	+5% $-134	+10% $-251
Rent	-10% $-256	-5% $-137	+0% $-17	+5% $102	+10% $221
Rate	-1.0pp $153	-0.5pp $69	base $-17	+0.5pp $-105	+1.0pp $-194

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,018
Total (3 units)			$3,019

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: $84,500
• Closing costs: $10,140
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3415 N Kenyon Rd Unit 3 Edinburg, TX	1.0	1.0	2450	$800	$0.33	44d	1	0.01mi

Listing history 16 events

1. 2026-06-18
   days on market $338,000 Active 81 DOM
2. 2026-06-17
   days on market $338,000 Active 80 DOM
3. 2026-06-16
   days on market $338,000 Active 79 DOM
4. 2026-06-15
   days on market $338,000 Active 78 DOM
5. 2026-06-14
   days on market $338,000 Active 76 DOM
6. 2026-06-13
   days on market $338,000 Active 75 DOM
7. 2026-06-10
   days on market $338,000 Active 73 DOM
8. 2026-06-09
   days on market $338,000 Active 72 DOM
9. 2026-06-08
   days on market $338,000 Active 71 DOM
10. 2026-06-07
    days on market $338,000 Active 70 DOM
11. 2026-06-03
    days on market $338,000 Active 66 DOM
12. 2026-06-02
    days on market $338,000 Active 65 DOM
13. 2026-06-01
    days on market $338,000 Active 64 DOM
14. 2026-05-31
    days on market $338,000 Active 63 DOM
15. 2026-05-31
    days on market $338,000 Active 62 DOM
16. 2026-03-24
    listed $338,000 Active 321-char remark

    Show marketing remark (321 chars)

    3415 N Kenyon Road Features Triplex -Each Unit has 816 Sq.ft. | Open Concept | Tile Flooring | Central Air New Units | New Composition Shingles Roof| New Water Heater | Laundry room | 2 Parking Spaces for each unit in a parallel view. Quiet Neighborhood directly next to Monte Cristo Golf Community & Country Club.

ⓘ 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 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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: $36,228
• − Mortgage interest: −$18,933
• − Property taxes: −$5,070
• − Insurance: −$2,488
• − Repairs & maintenance: −$2,898
• − Management: −$2,898
• − Depreciation: −$9,833
• Taxable loss: −$5,892
• Est. tax savings @ 24.0%: +$1,414
• After-tax cash flow: $1,207/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 · 12 photos

Fair 45/100 Moderate rehab

This triplex requires moderate renovations, focusing on the roof and interior updates, to significantly enhance its resale and rental value.

Repairs flagged

• Major roof shingles — visible wear
• Minor exterior siding — slight discoloration

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace roof shingles — improves structural integrity and appearance
• Both update kitchen cabinets — modernizes space and increases appeal
• Both update bathrooms — modernizes space and increases appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof shingles · visible wear	Major	$15,000–50,000
exterior siding · slight discoloration	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace roof shingles — improves structural integrity and appearance ↑
• Both update kitchen cabinets — modernizes space and increases appeal ↑
• Both update bathrooms — modernizes space and increases appeal ↑

ⓘ 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): 89,401
• Household income: $55,243
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 1240.0

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 59% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 25% · Canada
• Languages at home: 15% English-only · Spanish 84%

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: ▼ -34.17%
• Current HPI: 220.921
• Rent YoY: ▼ -1.07%
• 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

• 2026-03-24 Listed $338,000 MCALLENMLS