2122 W Hackberry Ave · McAllen, TX 78501

$135,000

3 bd · 2.0 ba · 1,748 sqft · SingleFamily public records · 299 Days on market

Built 1951 5,705 sqft lot $77/sqft · 13% below area Est $154k · 13% 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 +20.6/30.0
• ARV discount +13.1/15.0
• DSCR +6.5/10.0
• 1% rule +6.0/10.0
• 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 MLS

Corner Lot Home with Attached Guest Suite in Prime Location! This spacious 3 bedroom, 2 bath home features an open layout and sits on a desirable corner lot. An attached 1-bedroom, 1-bath suite offers flexible options for rental income, extended family, or a private home office. It's full of potential and ideally located close to shops, schools, and major routes. A great opportunity to make it your own!

Key facts

• Close to schools
• Attached guest suite
• Close to shops

Tags

• CORNER LOT
• ATTACHED GUEST SUITE
• PRIME LOCATION
• CLOSE TO SHOPS
• CLOSE TO SCHOOLS
• CLOSE TO MAJOR ROUTES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 (+1.8%/yr); 385 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 37% 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 $933 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 299 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 299 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 7.6

CMA / ARV

• ARV (median comp): $154,367
• List price: $135,000
• Delta: -12.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1107 N 19th St	0.27mi	3/2.0	1,872 (+7%)	4mo	$110,000	$59	72
1312 Kendlewood Ave	0.61mi	3/2.0	1,725 (-1%)	3mo	$257,000	$149	67
811 N 16th St	0.38mi	3/2.0	1,665 (-5%)	11mo	$139,000	$83	66
2524 Fir Ave	0.38mi	4/2.0 (+1)	1,872 (+7%)	19mo	$159,900	$85	50
509 N 17th St	0.35mi	3/2.0	1,490 (-15%)	16mo	$219,750	$147	45
413 N 12th St	0.69mi	4/2.0 (+1)	1,606 (-8%)	5mo	$159,500	$99	45
1317 Nyssa Ave	0.64mi	4/3.0 (+1)	1,961 (+12%)	14mo	$279,000	$142	29

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: -8.9%
• Equity multiple: 0.68×
• Total profit: $-12,158
• Equity at exit: $20,129

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-2,808
• Equity at exit: $11,672

Cash invested: $37,800 (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: 385
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,489 high
• Mortgage (P&I): −$708
• Tax from tax record: −$232 /mo · $2,787/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $180

Break-even live

Break-even rent $1,261

Max offer price $135,000

Occupancy floor 83%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2120 Date Palm Ave Unit B McAllen, TX	3.0	2.0	1150	$1,250	$1.09	19d	1	0.28mi
3501 N 23rd Ln McAllen, TX	2.0–3.0	1.5–2.0	1179	$1,100	$0.93	43d	2	0.29mi
419 N 17th St Unit 2 McAllen, TX	3.0	2.5	1600	$1,500	$0.94	21d	1	0.42mi
609 N 15th St McAllen, TX	2.0	1.0	1900	$1,700	$0.89	43d	1	0.49mi
2604 Quince Ln McAllen, TX	3.0	2.0	1800	$1,450	$0.81	43d	1	0.65mi
1203 Jasmine Ave McAllen, TX	3.0	2.0	1588	$1,500	$0.94	43d	1	0.69mi
1601 Redwood Ave McAllen, TX	2.0	1.0	1292	$1,100	$0.85	43d	1	0.70mi
2616 Quince Ave McAllen, TX	3.0	2.0	1134	$1,450	$1.28	23d	1	0.72mi
1024 Laurel Ave McAllen, TX	3.0	2.0	1466	$1,600	$1.09	43d	1	0.79mi
1016 Laurel Ave McAllen, TX	2.0	1.0	1124	$1,425	$1.27	14d	1	0.81mi
2421 Vine Ave Unit C McAllen, TX	2.0	1.0	1050	$800	$0.76	14d	1	0.89mi
1808 N Broadway St McAllen, TX	4.0	3.0	1800	$2,400	$1.33	43d	1	0.90mi
2114 Galveston Ave W Unit 3 McAllen, TX	3.0	2.5	1064	$1,350	$1.27	43d	1	0.97mi
2108 Galveston Ave W Unit 4 McAllen, TX	3.0	2.5	1064	$1,500	$1.41	43d	1	0.97mi
2108 Galveston Ave W Unit 5 McAllen, TX	3.0	2.5	1064	$1,350	$1.27	43d	1	0.97mi
1516 Walnut Ave McAllen, TX	4.0	2.0	2188	$1,495	$0.68	43d	1	1.01mi
1900 La Vista Ave McAllen, TX	4.0	2.0	1410	$2,400	$1.70	43d	1	1.04mi
601 N 6th St McAllen, TX	3.0	1.5	1075	$1,350	$1.26	43d	1	1.11mi
813 S Bicentennial Blvd McAllen, TX	3.0	2.5	1429	$2,000	$1.40	43d	1	1.12mi
3600 Cedar Ave McAllen, TX	3.0	2.5	1854	$1,700	$0.92	43d	1	1.13mi
1515 W Houston Ave McAllen, TX	2.0	1.0	1050	$1,800	$1.71	43d	1	1.15mi
1515 S 16th St McAllen, TX	2.0	1.0	1050	$975	$0.93	43d	1	1.15mi
2419 N 28th Ln McAllen, TX	3.0	2.0	1510	$1,250	$0.83	23d	1	1.22mi
2419 N 28th Ln McAllen, TX	3.0	2.0	1510	$1,250	$0.83	14d	1	1.22mi
2419 N 28th Ln McAllen, TX	3.0	2.0	1510	$1,250	$0.83	43d	1	1.22mi
2716 N 27th Ln McAllen, TX	3.0	2.5	1458	$1,750	$1.20	14d	1	1.29mi
439 Quince Cir McAllen, TX	2.0	1.0	1200	$1,400	$1.17	23d	1	1.29mi
2900 N 24th St McAllen, TX	4.0	2.0	2009	$1,900	$0.95	43d	1	1.30mi
405 Cedar Ave McAllen, TX	3.0	3.0	1935	$2,000	$1.03	43d	1	1.31mi
915-917 Galveston Ave Unit 917-3 McAllen, TX	3.0	2.5	1455	$995	$0.68	43d	1	1.33mi
1209 Harvey St McAllen, TX	2.0	1.0	1408	$1,350	$0.96	14d	1	1.37mi
600 S 8th St McAllen, TX	4.0	2.0	2112	$1,800	$0.85	19d	1	1.37mi
615 W Dallas Ave Apt A-16 McAllen, TX	2.0	2.0	1069	$2,350	$2.20	21d	1	1.38mi
609 Walnut Ave McAllen, TX	3.0	2.0	1323	$1,800	$1.36	23d	1	1.40mi
3501 Westway Ave McAllen, TX	3.0	2.0	1364	$1,500	$1.10	23d	1	1.43mi
3101 N 25 1/2 St McAllen, TX	3.0	2.0	1462	$1,600	$1.09	23d	1	1.46mi
3207 N 20th St McAllen, TX	3.0	2.0	1627	$2,200	$1.35	43d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $135,000 Active 299 DOM
2. 2026-06-17
   days on market $135,000 Active 298 DOM
3. 2026-06-16
   days on market $135,000 Active 297 DOM
4. 2026-06-15
   days on market $135,000 Active 296 DOM
5. 2026-06-14
   days on market $135,000 Active 294 DOM
6. 2026-06-10
   days on market $135,000 Active 291 DOM
7. 2026-06-09
   days on market $135,000 Active 290 DOM
8. 2026-06-08
   days on market $135,000 Active 289 DOM
9. 2026-06-07
   days on market $135,000 Active 288 DOM
10. 2026-06-05
    days on market $135,000 Active 285 DOM
11. 2026-06-03
    days on market $135,000 Active 284 DOM
12. 2026-06-03
    price $135,000 Active 283 DOM
13. 2026-06-02
    days on market $140,000 Active 283 DOM
14. 2026-06-01
    days on market $140,000 Active 282 DOM
15. 2026-05-31
    days on market $140,000 Active 281 DOM
16. 2026-05-31
    days on market $140,000 Active 280 DOM
17. 2025-08-23
    listed $140,000 Active 406-char remark

    Show marketing remark (406 chars)

    Corner Lot Home with Attached Guest Suite in Prime Location! This spacious 3 bedroom, 2 bath home features an open layout and sits on a desirable corner lot. An attached 1-bedroom, 1-bath suite offers flexible options for rental income, extended family, or a private home office. It's full of potential and ideally located close to shops, schools, and major routes. A great opportunity to make it your own!

18. 2015-02-24
    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: $2,787 · $232/mo
• Projected year-2 tax: $2,787 · $232/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 1/10 Low FEMA zone X (shaded) · 0% 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: $17,870
• − Mortgage interest: −$7,562
• − Property taxes: −$2,787
• − Insurance: −$675
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$3,927
• Taxable income: $59
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $2,145/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

• 2025-08-23 Listed $140,000 MCALLENMLS
• 2015-02-24 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $2,787 · +16.7% YoY. Source: county tax records.