500 E El Rancho Ave #22 · McAllen, TX 78503

$150,000

2 bd · 2.0 ba · 1,301 sqft · Condo public records · 55 Days on market

Built 1989 $104/mo HOA · 7% 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).

• Cash flow +13.8/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Rent growth +1.4/5.0
• Appreciation +0.4/10.0

Listing remarks MLS

Great Condo, open concept, Spacious Bedrooms and bathrooms, Master bedroom with walking closet, nice neighborhood, great subdivision with a big swimming pool, BBQ area, mature trees, Gated subdivision!

Key facts

• Gated community
• Tennis courts
• Bbq area

Tags

• GATED COMMUNITY
• POOL
• BASKETBALL COURTS
• TENNIS COURTS
• BBQ AREA
• PRIME LOCATION

Property features AI

Finance

• Other: POA contact available (email on record)
• Financial info: Escrow amount listed (agent/recorded value)
• HOA & community: La Vida Hermosa association with annual fee of $1,250; POA mandatory with transfer fee; Community amenities include gated access, pool, and sidewalks

Exterior

• Parking: 1 total parking space; Covered space and 1-car carport; Garage faces rear / other garage or carport configuration
• Security: Gated community; Smoke detector(s)
• Utilities: City sewer; Cable available; Electric water heater
• Home design: Condo unit (La Vida Hermosa); Entry facing internal gated community
• Construction: Brick construction; Clay tile roof; Slab foundation; Built area approximately 1,301 total (source: HidalgoCAD)
• Exterior features: Covered patio; BBQ pit/grill; Gazebo; In-ground, fenced pool; Masonry and privacy fencing; Professional landscaping with mature trees; Sprinkler system; Sidewalks; Alley access; Paved road

Interior

• Kitchen: Dishwasher; Stove/Range; Microwave; Electric water heater
• Bedrooms: Master bedroom with walk-in closet
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Thermostat
• Interior features: Laminate and tile flooring; Laminate countertops; Ceiling fans; Skylight(s); Mini blinds; Smoke detector(s)
• Laundry & utility: Laundry closet with washer/dryer connections; Washer and dryer included (listed in interior features)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $13 ($161/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (1.7% below list).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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.
• Pharr-San Juan-Alamo ISD (suburban): math 18% / reading 30% proficiency, ranked #740 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Geraldine Palmer El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 644 students, 88% FRL); Kennedy Middle (math 22% / reading 27%, grade F, #1,279 of 1,662 statewide, top 78%, 580 students, 94% FRL); Psja Southwest Early College H S (math 18% / reading 37%, grade F, #1,183 of 1,632 statewide, top 73%, 1,692 students, 98% FRL) — zoned schools average 93% FRL vs 72% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-4.2%/yr); 214 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 33% of the median local income ($53k/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

• It's been on market 55 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -19.4%
• Equity multiple: 0.34×
• Total profit: $-27,683
• Equity at exit: $22,365

10-year hold

• IRR: -21.3%
• Equity multiple: 0.06×
• Total profit: $-39,333
• Equity at exit: $12,969

Cash invested: $42,000 (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 78503

• Home prices YoY: -4.2%
• Rents YoY: -4.2%
• Active inventory: 214
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,475 high
• Mortgage (P&I): −$787
• Tax from tax record: −$198 /mo · $2,382/yr
• Insurance: −$62
• HOA: −$104
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $13

Break-even live

Break-even rent $1,458

Max offer price $150,000

Occupancy floor 94%

Sensitivity live

Price	-10% $98	-5% $56	+0% $13	+5% $-29	+10% $-72
Rent	-10% $-103	-5% $-45	+0% $13	+5% $72	+10% $130
Rate	-1.0pp $89	-0.5pp $52	base $13	+0.5pp $-25	+1.0pp $-65

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 E El Rancho Ave #36 McAllen, TX	3.0	2.0	1661	$1,800	$1.08	16d	1	0.03mi
500 E El Rancho Rd Unit 5 McAllen, TX	3.0	2.0	1560	$1,600	$1.03	16d	1	0.04mi
3837 S D St McAllen, TX	3.0	2.0	1842	$2,850	$1.55	16d	1	0.13mi
3014 Rose Ellen Dr McAllen, TX	2.0	2.5	1574	$1,600	$1.02	25d	1	0.39mi
3012 Rose Ellen Dr McAllen, TX	2.0	2.5	1530	$1,800	$1.18	45d	1	0.40mi
700 E Myrtle Beach Ave Unit 1 McAllen, TX	2.0	2.0	900	$1,200	$1.33	45d	1	0.44mi
1204 E Pineridge Ave Unit 1 McAllen, TX	3.0	2.5	1313	$1,275	$0.97	25d	1	0.46mi
705 E Myrtle Beach Ave Unit 3 McAllen, TX	2.0	2.0	965	$1,200	$1.24	25d	1	0.47mi
3012 S L St Unit 4 McAllen, TX	2.0	2.5	1457	$1,150	$0.79	45d	1	0.51mi
3005 S K Center St #4 McAllen, TX	3.0	3.0	1375	$1,250	$0.91	45d	1	0.52mi
3017 S L St Unit B McAllen, TX	2.0	2.0	1175	$1,200	$1.02	45d	1	0.52mi
3004 S L St #4 McAllen, TX	3.0	3.0	1375	$1,250	$0.91	45d	1	0.53mi
1300 E Pineridge Ave #1 McAllen, TX	2.0	2.5	1230	$1,250	$1.02	45d	1	0.54mi
3005 S L St #2 McAllen, TX	3.0	2.5	1501	$1,300	$0.87	16d	1	0.55mi
1304 E Pineridge Ave Unit B McAllen, TX	2.0	2.0	1622	$1,400	$0.86	45d	1	0.55mi
1205 E Olympia Ave Unit 2 McAllen, TX	2.0	2.5	1100	$1,300	$1.18	45d	1	0.56mi
3006 S L Ln #4 McAllen, TX	3.0	2.5	1800	$1,700	$0.94	45d	1	0.56mi
3002 S L Ln #4 McAllen, TX	2.0	2.5	1449	$1,550	$1.07	16d	1	0.57mi
1312 E Pineridge Ave McAllen, TX	3.0	3.0	1645	$1,650	$1.00	25d	1	0.59mi
1305 E Olympia Ave Unit A McAllen, TX	2.0	1.5	1274	$1,250	$0.98	45d	1	0.59mi
3003 S L Ln Unit C McAllen, TX	3.0	2.0	1263	$1,200	$0.95	45d	1	0.60mi
1313 E Olympia Ave Unit 1 McAllen, TX	2.0	2.5	1457	$1,200	$0.82	25d	1	0.61mi
3700 S Embassy Ave Unit 3 Pharr, TX	2.0	2.5	1207	$1,150	$0.95	45d	1	0.63mi
3705 S Embassy Ave Unit 2 Pharr, TX	3.0	3.0	1099	$1,175	$1.07	25d	1	0.67mi
3605 Fairmont Ave Unit D Pharr, TX	3.0	2.0	1040	$1,100	$1.06	45d	1	0.71mi
3705 Fairmont Ave Unit A Pharr, TX	3.0	3.0	1176	$1,025	$0.87	25d	1	0.73mi
3801 Fairmont Ave Unit A Pharr, TX	2.0	2.0	1050	$975	$0.93	45d	1	0.73mi
901 E Yuma Ave McAllen, TX	1.0–2.0	1.0–2.0	900	$1,500	$1.67	45d	5	0.73mi
901 E Yuma Ave McAllen, TX	1.0–2.0	1.0–2.0	900	$1,500	$1.67	16d	3	0.73mi
2201 S Jackson Rd Pharr, TX	2.0	1.5	1088	$912	$0.84	45d	2	0.74mi
1412 Keeton Ave McAllen, TX	3.0	2.0	1272	$1,372	$1.08	25d	2	0.75mi
2401 S Jackson Rd Unit 16 Pharr, TX	3.0	3.0	1761	$1,900	$1.08	25d	1	0.75mi
2401 S Jackson Rd Pharr, TX	2.0–3.0	2.0–3.0	1546	$1,500	$0.97	45d	2	0.76mi
1413 Keeton Ave E Unit 1372330P McAllen, TX	2.0	2.0	1194	$4,401	$3.69	20d	1	0.80mi
1413 Keeton Ave Apt 25 McAllen, TX	3.0	2.0	1400	$1,400	$1.00	25d	1	0.80mi
1606 Omni Pharr, TX	2.0	2.5	1200	$995	$0.83	16d	1	0.86mi
1607 Omni Ave #4 Pharr, TX	3.0	2.5	1269	$1,250	$0.99	45d	1	0.87mi
1607 W Omni Ave Unit 2 Pharr, TX	2.0	2.5	1131	$1,200	$1.06	45d	1	0.87mi
2202 S Sports Dr Unit 3 Pharr, TX	2.0	2.0	965	$1,125	$1.17	45d	1	0.87mi
2205 S Pamplona St Unit 3 Pharr, TX	2.0	2.0	965	$1,100	$1.14	22d	1	0.87mi

HOA detail condo

• Monthly dues: $104 · $1,248/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-22
   days on market $150,000 Active 55 DOM
2. 2026-06-18
   days on market $150,000 Active 52 DOM
3. 2026-06-17
   days on market $150,000 Active 51 DOM
4. 2026-06-16
   days on market $150,000 Active 50 DOM
5. 2026-06-15
   days on market $150,000 Active 49 DOM
6. 2026-06-14
   days on market $150,000 Active 47 DOM
7. 2026-06-13
   days on market $150,000 Active 46 DOM
8. 2026-06-10
   days on market $150,000 Active 44 DOM
9. 2026-06-09
   days on market $150,000 Active 43 DOM
10. 2026-06-08
    days on market $150,000 Active 42 DOM
11. 2026-06-07
    days on market $150,000 Active 41 DOM
12. 2026-06-03
    days on market $150,000 Active 37 DOM
13. 2026-06-02
    days on market $150,000 Active 36 DOM
14. 2026-06-01
    days on market $150,000 Active 35 DOM
15. 2026-05-31
    days on market $150,000 Active 34 DOM
16. 2026-05-31
    days on market $150,000 Active 33 DOM
17. 2026-04-27
    listed $150,000 Active 811-char remark
18. 2018-06-05
    price $82,000 201-char remark

    Show marketing remark (201 chars)

    Great Condo, open concept, Spacious Bedrooms and bathrooms, Master bedroom with walking closet, nice neighborhood, great subdivision with a big swimming pool, BBQ area, mature trees, Gated subdivision!

19. 2017-07-10
    soldstatus Sold 201-char remark

    Show marketing remark (201 chars)

    Great Condo, open concept, Spacious Bedrooms and bathrooms, Master bedroom with walking closet, nice neighborhood, great subdivision with a big swimming pool, BBQ area, mature trees, Gated subdivision!

20. 2017-07-10
    soldstatus

    Show marketing remark (201 chars)

    Great Condo, open concept, Spacious Bedrooms and bathrooms, Master bedroom with walking closet, nice neighborhood, great subdivision with a big swimming pool, BBQ area, mature trees, Gated subdivision!

21. 2017-06-13
    historical 201-char remark

    Show marketing remark (201 chars)

    Great Condo, open concept, Spacious Bedrooms and bathrooms, Master bedroom with walking closet, nice neighborhood, great subdivision with a big swimming pool, BBQ area, mature trees, Gated subdivision!

22. 2017-06-12
    price $85,000 201-char remark

    Show marketing remark (201 chars)

    Great Condo, open concept, Spacious Bedrooms and bathrooms, Master bedroom with walking closet, nice neighborhood, great subdivision with a big swimming pool, BBQ area, mature trees, Gated subdivision!

23. 2017-03-27
    listed $85,000 Active 201-char remark

    Show marketing remark (201 chars)

    Great Condo, open concept, Spacious Bedrooms and bathrooms, Master bedroom with walking closet, nice neighborhood, great subdivision with a big swimming pool, BBQ area, mature trees, Gated subdivision!

24. 1986-01-07
    soldstatus

ⓘ 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: $2,382 · $198/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$363/yr (+$30/mo · 15.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major 72% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $17,696
• − Mortgage interest: −$8,402
• − Property taxes: −$2,382
• − Insurance: −$750
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − HOA: −$1,248
• − Depreciation: −$4,364
• Taxable loss: −$2,281
• Est. tax savings @ 24.0%: +$548
• After-tax cash flow: $708/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: Pharr-San Juan-Alamo ISD
• NCES district ID: 4834860
• Math proficiency: 18% ▼ -34.00%
• Reading proficiency: 30% ▼ -11.00%
• Median HH income: $33,757
• Composite: 19.63/100
• National rank: #8744
• State rank: #740 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): 22,621
• Household income: $53,322
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 762.0

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 34% White 3% Asian 1%
• Hispanic origin (detail): Mexican 88%
• Common ancestry: Lithuanian 2%
• Foreign-born: 29% · Canada
• Languages at home: 13% English-only · Spanish 86%

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: ▼ -9.15%
• Current HPI: 208.4757
• Rent YoY: ▼ -4.21%
• 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

+76.5% since first listed

8 events — show timeline

• 2026-04-27 Listed $150,000 MCALLENMLS
• 2018-06-05 Price Changed $82,000 MCALLENMLS
• 2017-07-10 Sold (Public Records) — Public Records
• 2017-07-10 Sold (MLS) — MCALLENMLS
• 2017-06-13 Delisted — MCALLENMLS
• 2017-06-12 Price Changed $85,000 MCALLENMLS
• 2017-03-27 Listed $85,000 MCALLENMLS
• 1986-01-07 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,382 · +7.4% YoY. Source: county tax records.