11502 N 25th St · McAllen, TX 78504

$525,000

None bd · None ba · 4,004 sqft · MultiFamily · 287 Days on market

Built 2025 Excellent condition 9,625 sqft lot $131/sqft · 5% above area Est $498k · 5% over $85/mo HOA · 6% of rent ↓ 4% since listing

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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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +6.7/10.0
• ARV discount +5.1/15.0
• Condition / age +5.0/5.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +3.1/5.0
• 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 MLS

A new construction fourplex in the heart of North Mcallen Texas situated in the 78504 at the epicenter of it all of the valley's innovation......with all 3 bed units, appliances installed, fenced....this will be a turnkey ready masterpiece upon completion and will make for the perfect investment or residence. The numbers don't lie, the style is sophisticated and the "wow" factor of this property is through the roof ! This set of fourplexes are also the only all 3 bed unit apartments in the surrounding area making them a rare collector's gem and increasing the profit margin and resale potential. if you're looking to invest in Mcallen, you simply can't do better than this ! Construction just began and we are 4 months away from completion.

Key facts

• New construction
• Fenced
• Turnkey ready

Tags

• NEW CONSTRUCTION
• TURNKEY READY
• FENCED
• RARE COLLECTOR'S GEM

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/2-bath units multifamily listed at $525k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $282/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $525k).
• Recommended offer: $462k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.7% in McAllen — 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 76/100 on livability (#119 in TX, #3,771 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Mcallen ISD (urban): math 34% / reading 45% proficiency, ranked #440 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.6%/yr); 888 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• At $6,130/mo this rent would consume 90% of the median local household income ($82k/yr) (locally 1468% 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 $4k of loan paydown is wiped out by about $16k 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 287 days — a 12% lower offer ($462k) 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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $462,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 287 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.17% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.22%
• DSCR: 1.41
• GRM: 7.1

CMA / ARV

• ARV (median comp): $498,378
• List price: $525,000
• Delta: 5.34%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11509 N 25th St	0.07mi	—/—	4,012 (+0%)	2mo	$535,000	$133	95
11505 N 25th St	0.07mi	—/—	4,012 (+0%)	3mo	$535,000	$133	94
11304 25th St	0.01mi	—/—	4,000 (-0%)	7mo	$525,000	$131	94
11411 N 25th St	0.03mi	—/—	4,100 (+2%)	9mo	$535,000	$130	87
5708 Ozark Ave	0.74mi	—/—	3,978 (-1%)	5mo	$520,000	$131	60
5712 Notre Dame Ave	0.75mi	—/—	3,980 (-1%)	18mo	$499,500	$126	49
5808 Ozark Ave	0.74mi	—/—	3,978 (-1%)	18mo	$515,000	$129	49
5804 Notre Dame Ave	0.75mi	—/—	3,970 (-1%)	18mo	$500,000	$126	49
5809 Ozark Ave	0.75mi	—/—	3,953 (-1%)	19mo	$505,000	$128	47
5701 Ozark Ave	0.75mi	—/—	4,100 (+2%)	18mo	$500,000	$122	46
5900 Notre Dame Ave	0.75mi	—/—	4,100 (+2%)	23mo	$510,000	$124	42
5609 Ozark Ave	0.74mi	—/—	3,730 (-7%)	24mo	$515,000	$138	34

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 · 2.57% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-15,628
• Equity at exit: $78,279

10-year hold

• IRR: 6.4%
• Equity multiple: 1.47×
• Total profit: $68,872
• Equity at exit: $45,392

Cash invested: $147,000 (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 78504

• Home prices YoY: -29.4%
• Rents YoY: 2.6%
• Active inventory: 888
• Price-to-rent: 28.5×

Monthly cashflow live

• Estimated rent: $6,130 high
• Mortgage (P&I): −$2,753
• Tax est. 1.5%: −$656 /mo · $7,875/yr
• Insurance: −$219
• HOA: −$85
• Vacancy / Maint / Mgmt: −$1,287
• Net cashflow: $1,130

Break-even live

Break-even rent $4,700

Max offer price $525,000

Occupancy floor 77%

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$6,132
Total (4 units)			$6,130

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11401 N 25th St Unit 2 McAllen, TX	3.0	2.0	4004	$1,350	$0.34	43d	1	1.04mi
2501 Indian Creek Ave Unit 1 McAllen, TX	2.0	2.0	4100	$1,175	$0.29	23d	1	1.31mi

HOA detail

• Monthly dues: $85 · $1,020/yr

Listing history 18 events

1. 2026-06-18
   days on market $525,000 Active 287 DOM
2. 2026-06-17
   pricedays on market $525,000 Active 286 DOM
3. 2026-06-16
   days on market $530,000 Active 285 DOM
4. 2026-06-15
   days on market $530,000 Active 284 DOM
5. 2026-06-14
   days on market $530,000 Active 282 DOM
6. 2026-06-10
   days on market $530,000 Active 279 DOM
7. 2026-06-09
   days on market $530,000 Active 278 DOM
8. 2026-06-08
   days on market $530,000 Active 277 DOM
9. 2026-06-07
   days on market $530,000 Active 276 DOM
10. 2026-06-05
    days on market $530,000 Active 273 DOM
11. 2026-06-03
    days on market $530,000 Active 272 DOM
12. 2026-06-03
    price $530,000 Active 271 DOM
13. 2026-06-02
    days on market $525,000 Active 271 DOM
14. 2026-06-01
    days on market $525,000 Active 270 DOM
15. 2026-05-31
    days on market $525,000 Active 269 DOM
16. 2026-05-31
    days on market $525,000 Active 268 DOM
17. 2026-01-16
    price $525,000 761-char remark

    Show marketing remark (761 chars)

    A new construction fourplex in the heart of North Mcallen Texas situated in the 78504 at the epicenter of it all of the valley's innovation......with all 3 bed units, appliances installed, fenced....this will be a turnkey ready masterpiece upon completion and will make for the perfect investment or residence. The numbers don't lie, the style is sophisticated and the "wow" factor of this property is through the roof ! This set of fourplexes are also the only all 3 bed unit apartments in the surrounding area making them a rare collector's gem and increasing the profit margin and resale potential. if you're looking to invest in Mcallen, you simply can't do better than this ! Construction just began and we are 4 months away from completion.

18. 2025-09-04
    listed $545,000 Active 761-char remark

    Show marketing remark (761 chars)

    A new construction fourplex in the heart of North Mcallen Texas situated in the 78504 at the epicenter of it all of the valley's innovation......with all 3 bed units, appliances installed, fenced....this will be a turnkey ready masterpiece upon completion and will make for the perfect investment or residence. The numbers don't lie, the style is sophisticated and the "wow" factor of this property is through the roof ! This set of fourplexes are also the only all 3 bed unit apartments in the surrounding area making them a rare collector's gem and increasing the profit margin and resale potential. if you're looking to invest in Mcallen, you simply can't do better than this ! Construction just began and we are 4 months away from completion.

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $73,560
• − Mortgage interest: −$29,408
• − Property taxes: −$7,875
• − Insurance: −$2,625
• − Repairs & maintenance: −$5,885
• − Management: −$5,885
• − HOA: −$1,020
• − Depreciation: −$15,273
• Taxable income: $5,590
• Est. tax owed @ 24.0%: −$1,341
• After-tax cash flow: $12,213/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

Excellent 100/100 None rehab

This new construction fourplex is in excellent condition with modern finishes and a turnkey ready setup, making it a perfect investment or residence.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting — Fresh paint can make a home more appealing
• Rental Appliance Maintenance — Ensures appliances are in good working condition

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make a home more appealing ↑
• Rental Appliance Maintenance — Ensures appliances are in good working condition ↑

ⓘ 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: Mcallen ISD
• NCES district ID: 4829670
• Math proficiency: 34% ▼ -22.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $40,805
• Composite: 33.16/100
• National rank: #5551
• State rank: #440 of 826 in TX

Livability — McAllen

• Score: 76/100
• State rank: #119
• US rank: #3771

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McAllen, TX
• County: Hidalgo County · 623,128 people
• City population: 144,650
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 63,094
• Household income: $81,905
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1468.0

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 (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 39% White 11% Asian 5%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 24% · Canada, South Korea, Vietnam
• Languages at home: 34% English-only · Spanish 62% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -80.87%
• Current HPI: 194.1764
• Rent YoY: ▲ 2.57%
• 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

-3.7% since first listed

2 events — show timeline

• 2026-01-16 Price Changed $525,000 MCALLENMLS
• 2025-09-04 Listed $545,000 MCALLENMLS