5704 Providence Ave Unit A · McAllen, TX
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
- —
Risk factors via First Street. Map © Google.
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 +11.2/15.0
- Cash flow +10.4/30.0
- Schools +5.5/10.0
- Condition / age +4.8/5.0
- 1% rule +4.1/10.0
- Livability +3.8/5.0
- Rent growth +3.1/5.0
- DSCR +3.0/10.0
- Appreciation +0.0/10.0
$159,000
5704 Providence Ave Unit A · McAllen, TX 78504
2 bd · 2.0 ba · 1,008 sqft · SingleFamily
· 107 Days on market
Built 2026
9,940 sqft lot
$158/sqft
· 8% below area
Est $173k · 8% under
$130/mo HOA · 9% of rent
↓ 6% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome to a revolutionary new living experience right here in the city of McAllen, where modern design meets unparalleled convenience. We’re thrilled to introduce you to a first-of-its-kind project that combines luxury, efficiency, and affordability. Located in the sought-after Sharyland ISD, with access to amazing school districts, this is the perfect setting for anyone looking to reside within top-tier education district. Designed by a highly celebrated design group, each home in our subdivision is crafted for optimum efficiency with the finest quality finishes. Imagine living in a space where every detail is curated for your comfort and lifestyle.
Key facts
- Modern design
- Private backyard
- 9,940 sq ft lot
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath single-family listed at $159k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
- To cash-flow at today's rent, offer at most $147k (7.6% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (8.8% below list).
- Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
- Cap rate 5.7% vs local median 3.9% 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: Blanca E Sanchez (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 515 students, 61% FRL); Michael E Fossum Middle (math 40% / reading 45%, grade D-, #553 of 1,662 statewide, top 34%, 780 students, 59% FRL); Mcallen H S (math 30% / reading 57%, grade F, #704 of 1,632 statewide, top 43%, 2,133 students, 63% FRL).
- Market conditions: Rents rising (+2.6%/yr); 1064 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 107 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
Recommended offer
$144,690
(9.0% below list)
Questions for the listing agent
- 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?
- It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.91% ✗
- Cap rate
- 5.66%
- Cash-on-cash
- -2.26%
- DSCR
- 0.90
- GRM
- 9.1
CMA / ARV
- ARV (median comp)
- $173,052
- List price
- $159,000
- Delta
- -8.12%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 11 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 5708 Providence Ave Unit A | 0.14mi | 2/2.0 | 1,050 (+4%) | 10mo | $181,000 | $172 | 78 |
| 5800 Providence Ave Unit A | 0.14mi | 2/2.0 | 1,082 (+7%) | 4mo | $181,000 | $167 | 78 |
| 9212 N 30th St | 0.22mi | 2/1.0 | 1,068 (+6%) | 6mo | $155,000 | $145 | 70 |
| 9205 N 31st St | 0.20mi | 3/2.0 (+1) | 1,092 (+8%) | 4mo | $165,000 | $151 | 68 |
| 9216 N 31st St | 0.19mi | 3/2.0 (+1) | 1,092 (+8%) | 9mo | $179,000 | $164 | 65 |
| 9218 N 29th Ln | 0.26mi | 3/2.0 (+1) | 1,083 (+7%) | 11mo | $186,000 | $172 | 62 |
| 2905 Kingsborough Ave | 0.37mi | 3/2.0 (+1) | 1,158 (+15%) | 1mo | $198,000 | $171 | 52 |
| 3105 Indian Hills Ave | 0.47mi | 3/2.0 (+1) | 1,158 (+15%) | 2mo | $180,000 | $155 | 47 |
| 3300 Northgate Ln | 0.22mi | 3/1.0 (+1) | 909 (-10%) | 23mo | $135,000 | $149 | 45 |
| 8802 N 29th Ln | 0.45mi | 3/2.0 (+1) | 1,144 (+14%) | 9mo | $179,000 | $156 | 44 |
| 3013 Jefferson Ave | 0.43mi | 2/2.0 | 1,158 (+15%) | 16mo | $175,000 | $151 | 42 |
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
- -20.5%
- Equity multiple
- 0.29×
- Total profit
- $-31,618
- Equity at exit
- $23,707
10-year hold
- IRR
- -14.6%
- Equity multiple
- 0.18×
- Total profit
- $-36,524
- Equity at exit
- $13,747
Cash invested: $44,520 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 18 active · 3 under contract
- Months of supply
- 27.0 mo (4%/mo absorbed)
- Median asking
- $181,000 ($167/sqft)
- Median days on market
- 110 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +2.5% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 78504
- Home prices YoY
- -29.4%
- Rents YoY
- 2.6%
- Active inventory
- 1064
- Price-to-rent
- 9.1×
Monthly cashflow live
↻
- Estimated rent
- $1,450 high interval (Pro) →
- Mortgage (P&I)
- −$834
- Tax est. 1.5%
- −$199 /mo · $2,385/yr
- Insurance
- −$66
- HOA
- −$130
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$304
- Net cashflow
- $-84
Break-even live
Break-even rent
$1,555
Max offer price
$146,888
Occupancy floor
—
Sensitivity live
| Price | -10% $26 | -5% $-29 | +0% $-84 | +5% $-139 | +10% $-194 |
|---|---|---|---|---|---|
| Rent | -10% $-198 | -5% $-141 | +0% $-84 | +5% $-26 | +10% $31 |
| Rate | -1.0pp $-4 | -0.5pp $-43 | base $-84 | +0.5pp $-125 | +1.0pp $-167 |
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
- $39,750
- Closing costs
- $4,770
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 3005 Rice Ave McAllen, TX | 3.0 | 2.0 | 1254 | $1,925 | $1.54 | 15d | 1 | 0.19mi |
| 9205 N 31st St McAllen, TX | 3.0 | 2.0 | 1092 | $1,600 | $1.47 | 15d | 1 | 0.23mi |
| 8914 N 29th Ln McAllen, TX | 3.0 | 2.0 | 1165 | $1,325 | $1.14 | 93d | 1 | 0.41mi |
| 2900 Kilgore Ave McAllen, TX | 3.0 | 2.0 | 1144 | $1,400 | $1.22 | 72d | 1 | 0.42mi |
| 8902 N 36th Ln McAllen, TX | 3.0 | 2.0 | 1041 | $1,300 | $1.25 | 15d | 1 | 0.44mi |
| 4923 N 35th Ln McAllen, TX | 2.0–4.0 | 2.0–2.5 | 1373 | $1,690 | $1.23 | 63d | 11 | 0.48mi |
| 4923 N 35th Ln McAllen, TX | 2.0–4.0 | 2.0–2.5 | 1373 | $1,740 | $1.27 | 15d | 26 | 0.48mi |
| 8330 N 34th Ln McAllen, TX | 2.0 | 3.0 | 1458 | $2,250 | $1.54 | 72d | 1 | 0.66mi |
| 8410 N 33rd Ln McAllen, TX | 3.0 | 2.0 | 1390 | $1,750 | $1.26 | 15d | 1 | 0.67mi |
| 8406 N 33rd Ln McAllen, TX | 3.0 | 2.0 | 1448 | $1,950 | $1.35 | 15d | 1 | 0.68mi |
| 3132 Zurich Ave McAllen, TX | 3.0 | 2.0 | 1400 | $1,900 | $1.36 | 68d | 1 | 0.69mi |
| 5813 Northwestern Ave Unit 2 McAllen, TX | 3.0 | 2.0 | 1000 | $1,400 | $1.40 | 93d | 1 | 0.70mi |
| 4401 N 6th St McAllen, TX | 1.0–3.0 | 1.0–2.0 | 816 | $1,196 | $1.47 | 15d | 2 | 0.78mi |
| 3412 Duke Ave Unit 2 McAllen, TX | 2.0 | 2.0 | 975 | $1,800 | $1.85 | 63d | 1 | 0.81mi |
| 3412 Duke Ave Unit 3 McAllen, TX | 3.0 | 2.0 | 1180 | $1,550 | $1.31 | 15d | 1 | 0.81mi |
| 3416 Duke Ave Unit 1 McAllen, TX | 2.0 | 2.0 | 980 | $1,200 | $1.22 | 15d | 1 | 0.81mi |
| 3500 Duke Ave Unit 4 McAllen, TX | 3.0 | 2.0 | 1180 | $1,550 | $1.31 | 15d | 1 | 0.81mi |
| 3317 Duke Ave Unit 1 McAllen, TX | 2.0 | 2.0 | 980 | $1,200 | $1.22 | 93d | 1 | 0.81mi |
| 3401 Duke Ave Unit 2 McAllen, TX | 2.0 | 2.0 | 980 | $1,200 | $1.22 | 93d | 1 | 0.82mi |
| 3401 Duke Ave Unit 3 McAllen, TX | 3.0 | 2.0 | 1180 | $1,550 | $1.31 | 15d | 1 | 0.82mi |
| 3401 Duke Ave Unit 3401 McAllen, TX | 2.0 | 2.0 | 980 | $1,250 | $1.28 | 93d | 1 | 0.83mi |
| 3501 Duke Ave Unit 1 McAllen, TX | 2.0 | 2.0 | 980 | $1,200 | $1.22 | 15d | 1 | 0.84mi |
| 3509 Duke Ave Unit 3509 McAllen, TX | 2.0 | 2.0 | 980 | $1,500 | $1.53 | 15d | 1 | 0.84mi |
| 3501 Frio Ave Unit 1 McAllen, TX | 2.0 | 2.0 | 1188 | $900 | $0.76 | 15d | 1 | 0.91mi |
| 11507 N 24th Ln Unit 1 McAllen, TX | 2.0 | 2.0 | 918 | $1,195 | $1.30 | 93d | 1 | 0.92mi |
| 11403 N 24th Ln Unit 4 McAllen, TX | 3.0 | 2.0 | 1083 | $1,300 | $1.20 | 93d | 1 | 0.92mi |
| 11507 N 24th Ln Unit 3 McAllen, TX | 3.0 | 2.0 | 1080 | $1,300 | $1.20 | 93d | 1 | 0.92mi |
| 11403 N 24th Ln Unit 1 McAllen, TX | 2.0 | 2.0 | 917 | $1,200 | $1.31 | 93d | 1 | 0.92mi |
| 3504 Frio Ave Unit 1 McAllen, TX | 2.0 | 2.0 | 940 | $1,095 | $1.16 | 70d | 1 | 0.93mi |
| 11502 N 24th Ln Apt 1 McAllen, TX | 2.0 | 2.0 | 1050 | $1,195 | $1.14 | 93d | 1 | 0.94mi |
| 11502 N 24th Ln McAllen, TX | 2.0 | 2.0 | 1025 | $1,200 | $1.17 | 93d | 1 | 0.94mi |
| 3305 Frio Ave Unit 2 McAllen, TX | 2.0 | 2.0 | 1026 | $950 | $0.93 | 70d | 1 | 1.03mi |
| 3305 Frio Ave Unit 4 McAllen, TX | 3.0 | 2.0 | 1026 | $1,050 | $1.02 | 15d | 1 | 1.03mi |
| 3409 Frio Ave Unit 1 McAllen, TX | 3.0 | 2.0 | 1068 | $1,000 | $0.94 | 93d | 1 | 1.03mi |
| 3305 Frio Ave Unit 1 McAllen, TX | 2.0 | 2.0 | 980 | $950 | $0.97 | 15d | 1 | 1.03mi |
| 3409 Frio Ave Unit 3 McAllen, TX | 2.0 | 2.0 | 980 | $1,095 | $1.12 | 93d | 1 | 1.03mi |
| 11006 N 33rd Ln Unit 3 McAllen, TX | 2.0 | 2.0 | 1050 | $1,050 | $1.00 | 72d | 1 | 1.05mi |
| 11003 N 36th Ln Unit 2 McAllen, TX | 2.0 | 2.0 | 983 | $990 | $1.01 | 15d | 1 | 1.06mi |
| 11412 N 25th Ln Unit 3 McAllen, TX | 3.0 | 2.0 | 1083 | $1,300 | $1.20 | 93d | 1 | 1.07mi |
| 11412 N 25th Ln Unit 1 McAllen, TX | 2.0 | 2.0 | 891 | $1,200 | $1.35 | 93d | 1 | 1.07mi |
Property features AI
Finance
- Other
- Lot approximately 0.228 acres (9,941 sq ft)
- HOA & community
- Monthly association fee of $130Association: Alamo Management CompanyPOA mandatory with a $350 transfer feeCommunity sidewalks
Exterior
- Parking
- 2 covered parking spaces2-car carport (no garage)
- Security
- Motorized gate
- Utilities
- City sewerPaved road access
- Home design
- Flat roofLiving area sourced from blueprints
- Construction
- Stone and stucco constructionSlab foundation
- Exterior features
- Motorized gateSprinkler systemPatio slabSidewalks
Interior
- Kitchen
- MicrowaveElectric water heater
- Flooring
- Tile
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heatingCentral airThermostat
- Interior features
- Quartz countertopsWalk-in closet(s)No window coverings
- Laundry & utility
- Laundry closetWasher/dryer connectionWasherDryer
Listing history 50 events
-
2026-08-08days on market $159,000 Active 107 DOM
-
2026-08-07days on market $159,000 Active 106 DOM
-
2026-08-06days on market $159,000 Active 105 DOM
-
2026-08-05days on market $159,000 Active 104 DOM
-
2026-08-04days on market $159,000 Active 103 DOM
-
2026-08-03days on market $159,000 Active 102 DOM
-
2026-07-31days on market $159,000 Active 99 DOM
-
2026-07-30days on market $159,000 Active 98 DOM
-
2026-07-29days on market $159,000 Active 97 DOM
-
2026-07-27days on market $159,000 Active 95 DOM
-
2026-07-25days on market $159,000 Active 93 DOM
-
2026-07-23days on market $159,000 Active 91 DOM
-
2026-07-22days on market $159,000 Active 90 DOM
-
2026-07-21days on market $159,000 Active 89 DOM
-
2026-07-18days on market $159,000 Active 86 DOM
-
2026-07-16days on market $159,000 Active 84 DOM
-
2026-07-16days on market $159,000 Active 83 DOM
-
2026-07-14days on market $159,000 Active 82 DOM
-
2026-07-14days on market $159,000 Active 81 DOM
-
2026-07-12days on market $159,000 Active 80 DOM
-
2026-07-11days on market $159,000 Active 79 DOM
-
2026-07-10days on market $159,000 Active 78 DOM
-
2026-07-09days on market $159,000 Active 77 DOM
-
2026-07-07days on market $159,000 Active 75 DOM
-
2026-07-06days on market $159,000 Active 74 DOM
-
2026-07-05days on market $159,000 Active 73 DOM
-
2026-07-04days on market $159,000 Active 72 DOM
-
2026-07-03days on market $159,000 Active 71 DOM
-
2026-07-02days on market $159,000 Active 70 DOM
-
2026-07-01days on market $159,000 Active 69 DOM
-
2026-06-30days on market $159,000 Active 68 DOM
-
2026-06-29days on market $159,000 Active 67 DOM
-
2026-06-28days on market $159,000 Active 66 DOM
-
2026-06-28days on market $159,000 Active 65 DOM
-
2026-06-27days on market $159,000 Active 64 DOM
-
2026-06-25days on market $159,000 Active 62 DOM
-
2026-06-23days on market $159,000 Active 60 DOM
-
2026-06-21days on market $159,000 Active 59 DOM
-
2026-06-18days on market $159,000 Active 56 DOM
-
2026-06-17days on market $159,000 Active 55 DOM
-
2026-06-16days on market $159,000 Active 54 DOM
-
2026-06-15days on market $159,000 Active 53 DOM
-
2026-06-14days on market $159,000 Active 51 DOM
-
2026-06-10days on market $159,000 Active 48 DOM
-
2026-06-09days on market $159,000 Active 47 DOM
-
2026-06-08days on market $159,000 Active 46 DOM
-
2026-06-07days on market $159,000 Active 45 DOM
-
2026-06-05days on market $159,000 Active 42 DOM
-
2026-06-03days on market $159,000 Active 41 DOM
-
2026-06-02days on market $159,000 Active 40 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $17,394
- − Mortgage interest
- −$8,906
- − Property taxes
- −$2,385
- − Insurance
- −$795
- − Repairs & maintenance
- −$1,392
- − Management
- −$1,392
- − HOA
- −$1,560
- − Depreciation
- −$4,625
- Taxable loss
- −$3,661
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$879
- After-tax cash flow
- $-126/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
95/100
None rehab
This modern single-family home in McAllen, TX, is in excellent condition with no visible repairs needed. It offers a high-ROI opportunity for investors looking to capitalize on its location and design.
Value-add opportunities
- Resale Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
- Resale Landscaping improvements — Enhanced landscaping can attract more buyers ↑
- Both Adding smart home features — Modern technology can increase both resale and rental value ↑
D
Composite school gradezoned avg 55/100
Zoned Schools
Elementary
Blanca E Sanchez
F
TX #1,335/4,322
Nat'l #17,861/41,679
Middle
Michael E Fossum Middle
D-
TX #553/1,662
Nat'l #5,285/14,009
High
Achieve Early College H S
A-
TX #40/1,632
Nat'l #1,121/17,239
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
B
Composite livability gradescore 76/100
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 · 955,232 people
- City population
- 144,650
- Metro
- McAllen-Edinburg-Mission, TX
- Population (ZIP)
- 63,094
- Household income
- $81,905
- Rent vs Own
- Severe rent burden
- 10% of renters
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 |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
-5.9% since first listed2 events — show timeline
- 2026-04-23 Price Changed $159,000 MCALLENMLS
- 2026-04-23 Listed $169,000 MCALLENMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…