Jasmine Plan · McAllen, TX 78504

$268,990

3 bd · 2.5 ba · 1,784 sqft · SingleFamily · 473 Days on market

Good condition

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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 +15.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Jasmine floor plan seamlessly blends modern living with timeless elegance! The 2-story home offers a spacious 1,784 sq ft of living space, with a total of 2,292 sq ft including the garage and outdoor areas. Inside, you'll find an inviting open concept design connecting the living, dining, and kitchen areas. The kitchen island is perfect for casual meals or lively gatherings, with a corner pantry for all your culinary needs. The primary bedroom on the 1st floor features an expansive walk-in closet and an elegant ensuite bathroom complete with a double vanity sink. Venture upstairs to discover Bedrooms 2 and 3, along with a versatile gameroom that offers a perfect space for relaxation and entertainment. A conveniently located bathroom serves these bedrooms, ensuring comfort for family members and guests. You can personalize your space with upgrades like a bay window in the primary bedroom, an additional 4th bedroom, or a spacious study room for your work-from-home needs. Elevate your culinary experience with luxury kitchen appliances and extend your outdoor enjoyment with a 10x10 ft covered back patio that's perfect for weekend barbecues and morning coffees. Choose from stunning elevations-Traditional, Contemporary, Tuscan, or Farmhouse-each available in stucco, brick, or durable Hardie board.

Key facts

• Walk-in closet
• Double vanity sink
• Corner pantry

Tags

• OPEN CONCEPT DESIGN
• KITCHEN ISLAND
• CORNER PANTRY
• WALK-IN CLOSET
• ENSUITE BATHROOM
• DOUBLE VANITY SINK

🏗️ New construction. The $268,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $266,568.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $269k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $94 ($1k/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 $245k (8.9% below list).
• Recommended offer: $237k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• Zoned schools: R C Flores-Mark A Zapata El (math 38% / reading 38%, grade F, #1,709 of 4,322 statewide, top 40%, 521 students, 80% FRL); Elias Longoria Sr Middle (math 16% / reading 35%, grade F, #1,236 of 1,662 statewide, top 76%, 804 students, 82% FRL); Edinburg North H S (math 29% / reading 38%, grade F, #1,011 of 1,632 statewide, top 63%, 2,672 students, 83% FRL) — zoned schools average 82% FRL vs 62% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 898 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• This rent runs 36% 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 $8k 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 473 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.

Recommended offer $236,711 (12.0% below list)

Questions for the listing agent

1. It's been on market 473 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.92% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (median comp): $266,568
• List price: $268,990
• Delta: 0.91%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15617 N Brisas St	0.21mi	3/2.5	1,784 (0%)	2mo	$301,990	$169	88

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-38,238
• Equity at exit: $39,746

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-29,746
• Equity at exit: $23,048

Cash invested: $74,639 (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: 898
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,451 medium
• Mortgage (P&I): −$1,398
• Tax est. 1.5%: −$333 /mo · $3,999/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $94

Break-even live

Break-even rent $2,332

Max offer price $266,568

Occupancy floor 91%

Sensitivity live

Price	-10% $278	-5% $186	+0% $94	+5% $2	+10% $-90
Rent	-10% $-100	-5% $-3	+0% $94	+5% $191	+10% $287
Rate	-1.0pp $228	-0.5pp $162	base $94	+0.5pp $25	+1.0pp $-46

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: $66,642
• Closing costs: $7,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13921 N 36th St McAllen, TX	4.0	2.5	2084	$2,450	$1.18	45d	1	1.27mi
4400 Caddo Ln McAllen, TX	4.0	2.5	2069	$3,000	$1.45	45d	1	1.40mi
13904 N 39th St Edinburg, TX	3.0	2.0	2020	$2,500	$1.24	46d	1	1.42mi

Listing history 17 events

1. 2026-06-21
   days on market $268,990 Active 473 DOM
2. 2026-06-18
   days on market $268,990 Active 470 DOM
3. 2026-06-17
   days on market $268,990 Active 469 DOM
4. 2026-06-16
   days on market $268,990 Active 468 DOM
5. 2026-06-15
   days on market $268,990 Active 467 DOM
6. 2026-06-14
   days on market $268,990 Active 465 DOM
7. 2026-06-13
   days on market $268,990 Active 464 DOM
8. 2026-06-10
   days on market $268,990 Active 462 DOM
9. 2026-06-08
   days on market $268,990 Active 460 DOM
10. 2026-06-07
    days on market $268,990 Active 459 DOM
11. 2026-06-03
    days on market $268,990 Active 455 DOM
12. 2026-06-02
    days on market $268,990 Active 454 DOM
13. 2026-06-01
    days on market $268,990 Active 453 DOM
14. 2026-05-31
    days on market $268,990 Active 452 DOM
15. 2026-05-31
    days on market $268,990 Active 451 DOM
16. 2026-01-01
    price $268,990 1316-char remark

    Show marketing remark (1316 chars)

    The Jasmine floor plan seamlessly blends modern living with timeless elegance! The 2-story home offers a spacious 1,784 sq ft of living space, with a total of 2,292 sq ft including the garage and outdoor areas. Inside, you'll find an inviting open concept design connecting the living, dining, and kitchen areas. The kitchen island is perfect for casual meals or lively gatherings, with a corner pantry for all your culinary needs. The primary bedroom on the 1st floor features an expansive walk-in closet and an elegant ensuite bathroom complete with a double vanity sink. Venture upstairs to discover Bedrooms 2 and 3, along with a versatile gameroom that offers a perfect space for relaxation and entertainment. A conveniently located bathroom serves these bedrooms, ensuring comfort for family members and guests. You can personalize your space with upgrades like a bay window in the primary bedroom, an additional 4th bedroom, or a spacious study room for your work-from-home needs. Elevate your culinary experience with luxury kitchen appliances and extend your outdoor enjoyment with a 10x10 ft covered back patio that's perfect for weekend barbecues and morning coffees. Choose from stunning elevations-Traditional, Contemporary, Tuscan, or Farmhouse-each available in stucco, brick, or durable Hardie board.

17. 2025-03-06
    listed $267,990 Active 1316-char remark

    Show marketing remark (1316 chars)

    The Jasmine floor plan seamlessly blends modern living with timeless elegance! The 2-story home offers a spacious 1,784 sq ft of living space, with a total of 2,292 sq ft including the garage and outdoor areas. Inside, you'll find an inviting open concept design connecting the living, dining, and kitchen areas. The kitchen island is perfect for casual meals or lively gatherings, with a corner pantry for all your culinary needs. The primary bedroom on the 1st floor features an expansive walk-in closet and an elegant ensuite bathroom complete with a double vanity sink. Venture upstairs to discover Bedrooms 2 and 3, along with a versatile gameroom that offers a perfect space for relaxation and entertainment. A conveniently located bathroom serves these bedrooms, ensuring comfort for family members and guests. You can personalize your space with upgrades like a bay window in the primary bedroom, an additional 4th bedroom, or a spacious study room for your work-from-home needs. Elevate your culinary experience with luxury kitchen appliances and extend your outdoor enjoyment with a 10x10 ft covered back patio that's perfect for weekend barbecues and morning coffees. Choose from stunning elevations-Traditional, Contemporary, Tuscan, or Farmhouse-each available in stucco, brick, or durable Hardie board.

ⓘ 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: $29,408
• − Mortgage interest: −$14,932
• − Property taxes: −$3,999
• − Insurance: −$1,333
• − Repairs & maintenance: −$2,353
• − Management: −$2,353
• − Depreciation: −$7,755
• Taxable loss: −$3,315
• Est. tax savings @ 24.0%: +$796
• After-tax cash flow: $1,922/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

Good 80/100 None rehab

This Jasmine floor plan is in excellent condition with modern finishes and a well-maintained exterior. It offers a spacious and open concept design, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can attract more buyers and renters.
• Both Add smart home features — Smart home features can increase property value and attract tech-savvy buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can attract more buyers and renters. ↑
• Both Add smart home features — Smart home features can increase property value and attract tech-savvy buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.4% since first listed

2 events — show timeline

• 2026-01-01 Price Changed $268,990 Zillow
• 2025-03-06 Listed $267,990 Zillow