3313 York Ave · McAllen, TX 78504

$355,000

None bd · None ba · 2,283 sqft · MultiFamily · 88 Days on market

Built 2026 5,610 sqft lot $155/sqft · 12% below area Est $404k · 12% under $54/mo HOA · 4% 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).

• ARV discount +13.0/15.0
• Cash flow +8.5/30.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Own this brand new duplex with as little as $2,000 down through available down payment assistance programs (subject to approval, credit guidelines apply). Easy application process! Pre-construction pricing now available in a gated McAllen community off 31st & Sprague. This impressive 5,600 SF lot and 2283 Living features two spacious units, each offering 3 bedrooms, 2 baths, open-concept living, kitchen appliances included, and oversized covered patios perfect for entertaining. Seller contributing up to $10,000 toward closing costs, rate buy-down, or allowable concessions. Ideal for owner-occupants or investors seeking strong rental potential driven by size, layout, and location. Only four duplexes available by this builder—secure yours early.

Key facts

• Gated community
• Open-concept living
• 5,610 sq ft lot

Tags

• GATED COMMUNITY
• OPEN-CONCEPT LIVING
• KITCHEN APPLIANCES INCLUDED
• OVERSIZED COVERED PATIOS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2-bath units multifamily listed at $355k.

Deal economics

• At list price, monthly cash flow is $-311 ($-4k/yr) — negative. Per door: $-156/mo.
• To cash-flow at today's rent, offer at most $310k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (21.7% below list).
• Recommended offer: $278k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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.
• Sharyland ISD (urban): math 34% / reading 44% proficiency, ranked #406 of 826 in TX (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Olivero Garza Sr El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 587 students, 82% FRL); Sharyland North J H (math 46% / reading 42%, grade D, #512 of 1,662 statewide, top 32%, 806 students, 74% FRL); Sharyland Pioneer H S (math 31% / reading 51%, grade F, #774 of 1,632 statewide, top 49%, 1,471 students, 68% FRL) — zoned schools average 75% FRL vs 55% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 41% 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 $11k 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 88 days — a 6% lower offer ($334k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $278,000 (21.7% below list)

Questions for the listing agent

1. 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?
2. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.78% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.76%
• DSCR: 0.83
• GRM: 10.6

CMA / ARV

• ARV (median comp): $404,044
• List price: $355,000
• Delta: -12.14%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.57% rent growth · sell at horizon

5-year hold

• IRR: -23.1%
• Equity multiple: 0.21×
• Total profit: $-78,464
• Equity at exit: $52,932

10-year hold

• IRR: -18.7%
• Equity multiple: 0.01×
• Total profit: $-98,407
• Equity at exit: $30,694

Cash invested: $99,400 (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: 21.3×

Monthly cashflow live

• Estimated rent: $2,780 high
• Mortgage (P&I): −$1,862
• Tax est. 1.5%: −$444 /mo · $5,325/yr
• Insurance: −$148
• HOA: −$54
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $-311

Break-even live

Break-even rent $3,174

Max offer price $309,980

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-188	+0% $-311	+5% $-434	+10% $-556
Rent	-10% $-531	-5% $-421	+0% $-311	+5% $-201	+10% $-92
Rate	-1.0pp $-132	-0.5pp $-221	base $-311	+0.5pp $-403	+1.0pp $-497

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,780
Total (2 units)			$2,780

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10315 N 26th Ln McAllen, TX	3.0	2.5	2124	$2,300	$1.08	16d	1	0.47mi
2920 Providence Ave McAllen, TX	3.0	2.5	1848	$1,600	$0.87	25d	1	0.66mi
2908 Providence Ave McAllen, TX	3.0	2.5	1646	$1,750	$1.06	45d	1	0.68mi
3213 Princeton Ave McAllen, TX	3.0	2.5	1868	$1,850	$0.99	16d	1	0.70mi
9104 N 28th St McAllen, TX	3.0	2.0	1747	$1,900	$1.09	16d	1	0.94mi
4923 N 35th Ln McAllen, TX	2.0–4.0	2.0–2.5	1373	$1,690	$1.23	16d	11	1.08mi
2809 Grambling Ave McAllen, TX	3.0	2.5	2152	$2,500	$1.16	45d	1	1.34mi
10218 N 15th St McAllen, TX	3.0	2.5	1768	$3,150	$1.78	45d	1	1.39mi
2613 Fairmont Ave McAllen, TX	3.0	2.0	1735	$2,000	$1.15	45d	1	1.41mi
1800 Kingsborough Ave McAllen, TX	3.0	2.0	2027	$2,200	$1.09	25d	1	1.48mi

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: security

Listing history 16 events

1. 2026-06-22
   days on market $355,000 Active 88 DOM
2. 2026-06-18
   days on market $355,000 Active 85 DOM
3. 2026-06-17
   days on market $355,000 Active 84 DOM
4. 2026-06-16
   days on market $355,000 Active 83 DOM
5. 2026-06-15
   days on market $355,000 Active 82 DOM
6. 2026-06-14
   days on market $355,000 Active 80 DOM
7. 2026-06-10
   days on market $355,000 Active 77 DOM
8. 2026-06-09
   days on market $355,000 Active 76 DOM
9. 2026-06-08
   days on market $355,000 Active 75 DOM
10. 2026-06-07
    days on market $355,000 Active 74 DOM
11. 2026-06-03
    days on market $355,000 Active 70 DOM
12. 2026-06-02
    days on market $355,000 Active 69 DOM
13. 2026-06-01
    days on market $355,000 Active 68 DOM
14. 2026-05-31
    days on market $355,000 Active 67 DOM
15. 2026-05-31
    days on market $355,000 Active 66 DOM
16. 2026-03-25
    listed $355,000 Active 764-char remark

    Show marketing remark (764 chars)

    Own this brand new duplex with as little as $2,000 down through available down payment assistance programs (subject to approval, credit guidelines apply). Easy application process! Pre-construction pricing now available in a gated McAllen community off 31st & Sprague. This impressive 5,600 SF lot and 2283 Living features two spacious units, each offering 3 bedrooms, 2 baths, open-concept living, kitchen appliances included, and oversized covered patios perfect for entertaining. Seller contributing up to $10,000 toward closing costs, rate buy-down, or allowable concessions. Ideal for owner-occupants or investors seeking strong rental potential driven by size, layout, and location. Only four duplexes available by this builder—secure yours early.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,360
• − Mortgage interest: −$19,886
• − Property taxes: −$5,325
• − Insurance: −$1,775
• − Repairs & maintenance: −$2,669
• − Management: −$2,669
• − HOA: −$648
• − Depreciation: −$10,327
• Taxable loss: −$9,938
• Est. tax savings @ 24.0%: +$2,385
• After-tax cash flow: $-1,348/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: Sharyland ISD
• NCES district ID: 4839930
• Math proficiency: 34% ▼ -35.00%
• Reading proficiency: 44% ▼ -15.00%
• Median HH income: $57,792
• Composite: 34.38/100
• National rank: #5214
• State rank: #406 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

1 event — show timeline

• 2026-03-25 Listed $355,000 MCALLENMLS