1920 Westway Ave · McAllen, TX 78501

$145,000

3 bd · 2.0 ba · 1,545 sqft · SingleFamily public records · 9 Days on market

Built 1986 8,583 sqft lot Est $227k · 36% under

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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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +6.2/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SOLD AS IS! Unlock the potential of this 3-bedroom, 2-bathroom home conveniently located near Expressway 83 and just minutes from McAllen International Airport, La Plaza Mall, medical facilities, entertainment, shopping, and restaurants. Offering tremendous potential, this property is a great opportunity for investors or buyers looking to renovate and customize a home to their preferences. With the right vision and updates, this home can truly shine. Don't miss this opportunity!

Key facts

• 8,583 sq ft lot
• 2 garage spots
• Built 1986

Property features AI

Finance

• Other: Lot approximately 0.197 acre; Building area 1,545 square feet; Directions: From N 23rd St, turn east onto Westway Ave and proceed straight for a few blocks into the neighborhood. The property will be on the left (north) side before N Bicentennial Blvd.
• HOA & community: No homeowners association; Curbs in the community

Exterior

• Parking: Attached garage; 2 total parking spaces (2 covered, 2 garage spaces); Garage faces front
• Utilities: Public water; City sewer; Electric power
• Home design: Brick construction; Shingle roof; Slab foundation
• Construction: Brick exterior; Shingle roof; Slab foundation
• Exterior features: Chain link fencing; Alley access; Paved road; Other exterior features

Interior

• Kitchen: Electric water heater; No conveying appliances
• Bedrooms: Primary bedroom with sitting area; Two living areas
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Entrance foyer; Tile countertops; Ceiling fans; No window coverings
• Laundry & utility: Laundry room with washer/dryer connections

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 7.8% 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.
• Zoned schools: Mcauliffe El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 413 students, 84% FRL); Travis Middle (math 16% / reading 28%, grade F, #1,360 of 1,662 statewide, top 83%, 516 students, 96% FRL); Mcallen H S (math 30% / reading 57%, grade F, #704 of 1,632 statewide, top 43%, 2,133 students, 63% FRL) — zoned schools average 81% FRL vs 50% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 390 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• This rent runs 41% of the median local income ($48k/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 $1k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $145,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.12% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $227,115
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2209 Harvey St	0.27mi	3/2.0	1,480 (-4%)	3mo	$190,000	$128	78
2213 Highland Ave	0.24mi	3/2.0	1,659 (+7%)	2mo	$235,000	$142	75
2120 Camilla Ln	0.29mi	3/2.0	1,622 (+5%)	10mo	$220,000	$136	70
2001 W Jonquil Ave	0.69mi	3/2.5	1,535 (-1%)	2mo	$225,000	$147	63
2208 Daffodil Ave	0.36mi	3/2.0	1,716 (+11%)	5mo	$259,000	$151	60
3101 N 27th St N	0.74mi	3/2.0	1,606 (+4%)	0mo	$220,000	$137	58
1117 Highland Ave	0.56mi	2/2.0 (-1)	1,621 (+5%)	12mo	$249,000	$154	51
2108 W Hibiscus Ave	0.56mi	3/2.0	1,360 (-12%)	11mo	$208,000	$153	44
1412 W Gardenia Ave	0.60mi	3/2.0	1,364 (-12%)	10mo	$229,000	$168	44
1920 Iris Ave	0.60mi	3/2.0	1,759 (+14%)	8mo	$215,000	$122	42
1111 Sycamore Ave	0.71mi	3/2.0	1,364 (-12%)	11mo	$120,000	$88	38
1900 N 13th 1/2 St	0.58mi	2/1.0 (-1)	1,319 (-15%)	9mo	$199,900	$152	32

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 · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-13,723
• Equity at exit: $21,620

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-4,481
• Equity at exit: $12,537

Cash invested: $40,600 (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 78501

• Home prices YoY: -23.3%
• Rents YoY: 1.8%
• Active inventory: 390
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,624 high
• Mortgage (P&I): −$760
• Tax from tax record: −$279 /mo · $3,354/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $183

Break-even live

Break-even rent $1,393

Max offer price $145,000

Occupancy floor 84%

Sensitivity live

Price	-10% $265	-5% $224	+0% $183	+5% $142	+10% $101
Rent	-10% $55	-5% $119	+0% $183	+5% $247	+10% $311
Rate	-1.0pp $256	-0.5pp $220	base $183	+0.5pp $145	+1.0pp $107

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 La Vista Ave McAllen, TX	4.0	2.0	1410	$2,400	$1.70	45d	1	0.09mi
1516 Walnut Ave McAllen, TX	4.0	2.0	2188	$1,495	$0.68	45d	1	0.31mi
3207 N 20th St McAllen, TX	3.0	2.0	1627	$2,200	$1.35	45d	1	0.39mi
2900 N 24th St McAllen, TX	4.0	2.0	2009	$1,900	$0.95	45d	1	0.43mi
2421 Vine Ave Unit C McAllen, TX	2.0	1.0	1050	$800	$0.76	16d	1	0.46mi
1209 Harvey St McAllen, TX	2.0	1.0	1408	$1,350	$0.96	16d	1	0.52mi
1601 Redwood Ave McAllen, TX	2.0	1.0	1292	$1,100	$0.85	45d	1	0.56mi
3101 N 25 1/2 St McAllen, TX	3.0	2.0	1462	$1,600	$1.09	25d	1	0.63mi
1808 N Broadway St McAllen, TX	4.0	3.0	1800	$2,400	$1.33	45d	1	0.66mi
2716 N 27th Ln McAllen, TX	3.0	2.5	1458	$1,750	$1.20	16d	1	0.70mi
1104 Fern Ave W Unit C McAllen, TX	2.0	2.0	1122	$895	$0.80	25d	1	0.71mi
1110 W Gardenia Ave McAllen, TX	3.0	2.0	1310	$1,300	$0.99	45d	1	0.72mi
2616 Quince Ave McAllen, TX	3.0	2.0	1134	$1,450	$1.28	25d	1	0.77mi
2432 W Iris Ave McAllen, TX	4.0	2.0	1397	$1,700	$1.22	45d	1	0.77mi
2419 N 28th Ln McAllen, TX	3.0	2.0	1510	$1,250	$0.83	45d	1	0.77mi
2419 N 28th Ln McAllen, TX	3.0	2.0	1510	$1,250	$0.83	16d	1	0.77mi
2419 N 28th Ln McAllen, TX	3.0	2.0	1510	$1,250	$0.83	25d	1	0.77mi
2604 Quince Ln McAllen, TX	3.0	2.0	1800	$1,450	$0.81	45d	1	0.79mi
1210 W Jonquil Ave McAllen, TX	4.0	3.0	1628	$1,525	$0.94	45d	1	0.82mi
2433 Kerria Ave McAllen, TX	3.0	2.0	1286	$1,500	$1.17	45d	1	0.84mi
3101 N 8th St Apt H5 McAllen, TX	2.0	2.0	1200	$950	$0.79	16d	1	0.85mi
2816 Gardenia Cir McAllen, TX	3.0	2.0	1365	$3,600	$2.64	45d	1	0.85mi
710 Camellia Ave McAllen, TX	2.0	2.0	1358	$1,350	$0.99	25d	1	0.88mi
619 Highland Ave McAllen, TX	3.0	2.0	1511	$1,500	$0.99	23d	1	0.90mi
1101 Kerria Ave McAllen, TX	3.0	2.0	1920	$2,350	$1.22	23d	1	0.92mi
609 Walnut Ave McAllen, TX	3.0	2.0	1323	$1,800	$1.36	25d	1	0.94mi
700 W Fern Ave #4 McAllen, TX	2.0	1.0	1215	$1,050	$0.86	45d	1	0.96mi
700 W Fern Ave #5 McAllen, TX	2.0	2.0	1517	$1,350	$0.89	45d	1	0.96mi
701 Hibiscus Ave #12 McAllen, TX	3.0	2.0	1685	$1,800	$1.07	46d	1	0.98mi
1024 Laurel Ave McAllen, TX	3.0	2.0	1466	$1,600	$1.09	45d	1	1.03mi
3112 N 6th St McAllen, TX	2.0	2.0	1610	$1,750	$1.09	45d	1	1.05mi
1016 Laurel Ave McAllen, TX	2.0	1.0	1124	$1,425	$1.27	16d	1	1.05mi
1524 Primrose Ave McAllen, TX	3.0	2.0	2002	$1,750	$0.87	25d	1	1.07mi
1203 Jasmine Ave McAllen, TX	3.0	2.0	1588	$1,500	$0.94	45d	1	1.10mi
439 Quince Cir McAllen, TX	2.0	1.0	1200	$1,400	$1.17	25d	1	1.11mi
3501 Westway Ave McAllen, TX	3.0	2.0	1364	$1,500	$1.10	25d	1	1.15mi
3516 N 32nd St McAllen, TX	3.0	2.0	1531	$1,700	$1.11	25d	1	1.15mi
4120 N 12th St Apt 14 McAllen, TX	2.0	1.5	1514	$1,250	$0.83	21d	1	1.19mi
2912 N 36th St McAllen, TX	3.0	2.0	1850	$2,200	$1.19	25d	1	1.21mi
200 Upas Ave McAllen, TX	2.0	2.0	1212	$950	$0.78	16d	1	1.25mi

Listing history 7 events

1. 2026-06-21
   days on market $145,000 Active 9 DOM
2. 2026-06-18
   days on market $145,000 Active 6 DOM
3. 2026-06-17
   days on market $145,000 Active 5 DOM
4. 2026-06-16
   days on market $145,000 Active 4 DOM
5. 2026-06-15
   days on market $145,000 Active 3 DOM
6. 2026-06-14
   remarks 483-char remark
7. 2026-06-14
   listed $145,000 Active 1 DOM

ⓘ 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: $3,354 · $279/mo
• Projected year-2 tax: $3,354 · $279/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $19,494
• − Mortgage interest: −$8,122
• − Property taxes: −$3,354
• − Insurance: −$725
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$4,218
• Taxable loss: −$44
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $2,207/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.

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): 58,935
• Household income: $48,071
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 3043.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 32% White 8% Asian 2%
• Hispanic origin (detail): Mexican 85%
• Foreign-born: 28% · Canada, Vietnam
• Languages at home: 22% English-only · Spanish 76%

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: ▼ -69.99%
• Current HPI: 230.0213
• Rent YoY: ▲ 1.78%
• 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

• 2026-06-12 Listed $145,000 MCALLENMLS
• 2026-05-13 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $3,354 · -11.1% YoY. Source: county tax records.