11014 N 27th Ln · McAllen, TX 78504

$345,000

None bd · None ba · 2,200 sqft · MultiFamily · 86 Days on market

Built 2026 5,600 sqft lot $157/sqft · 15% below area Est $404k · 15% under $54/mo HOA · 4% 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).

• ARV discount +14.1/15.0
• Cash flow +7.9/30.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Get your duplex for owner occupied with as low as $2000 down, free application and soft credit check. Choose your lot construction starts April 20th NO CONSTRUCTION LOAN NEEDED! We got you!. Located off Sprague and 29th Street in North McAllen, Residents will enjoy a highly desirable location minutes from Zinnia Park, Tres Lagos Park, HEB, Walmart, Trenton Crossing Shopping Center, dining options, and major healthcare facilities such as DHR and South Texas Health System ER. The subdivision is also within the well-regarded Edinburg CISD. Bright Woods offers beautiful, modern elevations—something fresh and new to the Valley! Beautiful spacious layout and finish outs with large patios per unit! Kitchen appliances included: Fridge, Stove and Micro-hood. A must consider. Seller will pay title. Brokers welcome!

Key facts

• Large patios
• Within edinburg cisd
• Modern elevations

Tags

• HIGHLY DESIRABLE LOCATION
• MINUTES FROM ZINNIA PARK
• WITHIN EDINBURG CISD
• MODERN ELEVATIONS
• LARGE PATIOS
• KITCHEN APPLIANCES INCLUDED

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2-bath units multifamily listed at $345k.

Deal economics

• At list price, monthly cash flow is $-368 ($-4k/yr) — negative. Per door: $-184/mo.
• To cash-flow at today's rent, offer at most $292k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (24.1% below list).
• Recommended offer: $262k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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.
• 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 rising (+2.6%/yr); 888 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 38% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 86 days — a 6% lower offer ($324k) is reasonable based on typical stale-listing flexibility.

Recommended offer $262,000 (24.1% 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 86 days. Have you received any prior offers? Is the seller open to a 24% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.76% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.58%
• DSCR: 0.80
• GRM: 11.0

CMA / ARV

• ARV (median comp): $403,808
• List price: $345,000
• Delta: -14.56%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.57% rent growth · sell at horizon

5-year hold

• IRR: -24.5%
• Equity multiple: 0.17×
• Total profit: $-80,426
• Equity at exit: $51,441

10-year hold

• IRR: -21.3%
• Equity multiple: -0.08×
• Total profit: $-104,544
• Equity at exit: $29,829

Cash invested: $96,600 (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: 21.9×

Monthly cashflow live

• Estimated rent: $2,620 high
• Mortgage (P&I): −$1,809
• Tax est. 1.5%: −$431 /mo · $5,175/yr
• Insurance: −$144
• HOA: −$54
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $-368

Break-even live

Break-even rent $3,086

Max offer price $291,689

Occupancy floor —

Sensitivity live

Price	-10% $-130	-5% $-249	+0% $-368	+5% $-488	+10% $-607
Rent	-10% $-575	-5% $-472	+0% $-368	+5% $-265	+10% $-161
Rate	-1.0pp $-195	-0.5pp $-281	base $-368	+0.5pp $-458	+1.0pp $-549

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,620
Total (2 units)			$2,620

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10315 N 26th Ln McAllen, TX	3.0	2.5	2124	$2,300	$1.08	14d	1	0.11mi
3132 Zurich Ave McAllen, TX	3.0	2.0	1400	$1,900	$1.36	19d	1	0.38mi
2909 Fuerte Ave McAllen, TX	3.0	2.0	1440	$1,600	$1.11	44d	1	0.48mi
2908 Providence Ave McAllen, TX	3.0	2.5	1646	$1,750	$1.06	44d	1	0.64mi
2920 Providence Ave McAllen, TX	3.0	2.5	1848	$1,600	$0.87	24d	1	0.65mi
3213 Princeton Ave McAllen, TX	3.0	2.5	1868	$1,850	$0.99	14d	1	0.78mi
9104 N 28th St McAllen, TX	3.0	2.0	1747	$1,900	$1.09	14d	1	0.87mi
10333 N 15th St McAllen, TX	3.0	2.0	1414	$2,100	$1.49	14d	1	0.98mi
10321 N 15th St McAllen, TX	3.0	2.0	1502	$2,000	$1.33	14d	1	0.98mi
10321 N 15th St McAllen, TX	3.0	2.0	1502	$2,200	$1.46	44d	1	0.98mi
10221 N 15th St McAllen, TX	3.0	2.0	1418	$2,200	$1.55	44d	1	0.98mi
10218 N 15th St McAllen, TX	3.0	2.5	1768	$3,150	$1.78	44d	1	1.01mi
10328 N 13th St McAllen, TX	3.0	2.0	1963	$2,100	$1.07	19d	1	1.14mi
1800 Kingsborough Ave McAllen, TX	3.0	2.0	2027	$2,200	$1.09	24d	1	1.21mi
4923 N 35th Ln McAllen, TX	2.0–4.0	2.0–2.5	1373	$1,690	$1.23	14d	11	1.21mi
1304 Providence Ave McAllen, TX	3.0	2.5	2029	$3,750	$1.85	44d	1	1.28mi
2809 Grambling Ave McAllen, TX	3.0	2.5	2152	$2,500	$1.16	44d	1	1.30mi
1205 Ozark Ave McAllen, TX	3.0	3.0	1955	$2,800	$1.43	24d	1	1.35mi
2613 Fairmont Ave McAllen, TX	3.0	2.0	1735	$2,000	$1.15	44d	1	1.35mi
8406 N 33rd Ln McAllen, TX	3.0	2.0	1448	$2,000	$1.38	14d	1	1.37mi
8330 N 34th Ln McAllen, TX	2.0	3.0	1458	$2,250	$1.54	24d	1	1.37mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 16 events

1. 2026-06-18
   days on market $345,000 Active 86 DOM
2. 2026-06-17
   days on market $345,000 Active 85 DOM
3. 2026-06-16
   days on market $345,000 Active 84 DOM
4. 2026-06-15
   days on market $345,000 Active 83 DOM
5. 2026-06-14
   days on market $345,000 Active 81 DOM
6. 2026-06-13
   days on market $345,000 Active 80 DOM
7. 2026-06-10
   days on market $345,000 Active 78 DOM
8. 2026-06-09
   days on market $345,000 Active 77 DOM
9. 2026-06-08
   days on market $345,000 Active 76 DOM
10. 2026-06-07
    days on market $345,000 Active 75 DOM
11. 2026-06-03
    days on market $345,000 Active 71 DOM
12. 2026-06-02
    days on market $345,000 Active 70 DOM
13. 2026-06-01
    days on market $345,000 Active 69 DOM
14. 2026-05-31
    days on market $345,000 Active 68 DOM
15. 2026-05-31
    days on market $345,000 Active 67 DOM
16. 2026-03-24
    listed $345,000 Active 822-char remark

    Show marketing remark (822 chars)

    Get your duplex for owner occupied with as low as $2000 down, free application and soft credit check. Choose your lot construction starts April 20th NO CONSTRUCTION LOAN NEEDED! We got you!. Located off Sprague and 29th Street in North McAllen, Residents will enjoy a highly desirable location minutes from Zinnia Park, Tres Lagos Park, HEB, Walmart, Trenton Crossing Shopping Center, dining options, and major healthcare facilities such as DHR and South Texas Health System ER. The subdivision is also within the well-regarded Edinburg CISD. Bright Woods offers beautiful, modern elevations—something fresh and new to the Valley! Beautiful spacious layout and finish outs with large patios per unit! Kitchen appliances included: Fridge, Stove and Micro-hood. A must consider. Seller will pay title. Brokers welcome!

ⓘ 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: $31,440
• − Mortgage interest: −$19,325
• − Property taxes: −$5,175
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,515
• − Management: −$2,515
• − HOA: −$648
• − Depreciation: −$10,036
• Taxable loss: −$10,500
• Est. tax savings @ 24.0%: +$2,520
• After-tax cash flow: $-1,901/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: 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 — 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

1 event — show timeline

• 2026-03-24 Listed $345,000 MCALLENMLS