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11405 25th St Fourplex
C- Composite 50.92
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 +17.8/30.0
  • ARV discount +8.1/15.0
  • DSCR +5.6/10.0
  • 1% rule +5.0/10.0
  • Condition / age +4.8/5.0
  • Livability +3.8/5.0
  • Schools +3.4/10.0
  • Rent growth +2.5/5.0
  • Appreciation +0.0/10.0

$520,000

11405 25th St · McAllen, TX 78504
None bd · None ba · 4,004 sqft · MultiFamily · 67 Days on market
Built 2025 Excellent condition 9,625 sqft lot $130/sqft · at area comps Est $527k · at est. $85/mo HOA · 7% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Multi-family units

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

Listing remarks

A new construction fourplex in the heart of North Mcallen Texas situated in the 78504 at the epicenter of it all of the valley's innovation. .. .. .with all 3 bed units, appliances installed, fenced. .. .this will be a turnkey ready masterpiece upon completion and will make for the perfect investment or residence. The numbers don't lie, the style is sophisticated and the "wow" factor of this property is through the roof ! This set of fourplexes are also the only all 3 bed unit apartments in the surrounding area making them a rare collector's gem and increasing the profit margin and resale potential. if you're looking to invest in Mcallen, you simply can't do better than this !

Key facts

  • New construction
  • Fenced
  • Turnkey ready

Tags

NEW CONSTRUCTIONFENCEDTURNKEY READYRARE COLLECTOR'S GEM

Neighborhood map

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 4 × 3-bed/2-bath units multifamily listed at $520k. Condition is rated excellent.

Deal economics

  • At list price, monthly cash flow is $429 ($5k/yr) — positive. Per door: $107/mo.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($5k rent vs $520k).
  • Recommended offer: $489k (6.0% below list) — sets the bar for market timing.
  • Cap rate 7.3% 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.
  • 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: Cavazos El (math 37% / reading 42%, grade F, #1,545 of 4,322 statewide, top 38%, 409 students, 83% FRL); Elias Longoria Sr Middle (math 16% / reading 35%, grade F, #1,236 of 1,662 statewide, top 76%, 804 students, 82% FRL); Robert R Vela H S (math 27% / reading 48%, grade F, #888 of 1,632 statewide, top 55%, 2,189 students, 62% FRL).
  • Market conditions: 1064 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $4k of loan paydown is wiped out by about $16k 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 67 days — a 6% lower offer ($489k) is reasonable based on typical stale-listing flexibility.
  • 2 sale attempts 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.
Recommended offer $488,800 (6.0% below list)

Questions for the listing agent

  1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
  2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
  3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
  4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  7. 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?
  8. 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.
  9. 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.
  10. 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
1.00%
Cap rate
7.28%
Cash-on-cash
3.54%
DSCR
1.16
GRM
8.3

CMA / ARV

ARV (median comp)
$526,558
List price
$520,000
Delta
-0.30%
Verdict
FAIR
Comps
8 within 1.0 mi
Show comp detail 6 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
11412 N 25th St 0.00mi —/— 4,000 (-0%) 3mo $525,000 $131 97
11500 N 25th Ln 0.08mi —/— 4,000 (-0%) 9mo $515,900 $129 89
11503 N 24th Ln 0.29mi —/— 3,998 (-0%) 1mo $535,000 $134 86
11502 N 24th Ln 0.29mi —/— 4,100 (+2%) 5mo $525,000 $128 79
11404 25th St 0.38mi —/— 4,100 (+2%) 11mo $525,000 $128 69
2501 Indian Creek Ave 0.54mi —/— 4,100 (+2%) 10mo $520,000 $127 63

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 · 3.0% rent growth · sell at horizon

5-year hold
IRR
-10.7%
Equity multiple
0.61×
Total profit
$-56,783
Equity at exit
$77,534
10-year hold
IRR
-1.4%
Equity multiple
0.91×
Total profit
$-13,699
Equity at exit
$44,960

Cash invested: $145,600 (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
19 active · 1 under contract
Months of supply
38.0 mo (3%/mo absorbed)
Median asking
$520,000 ($131/sqft)
Median days on market
75 d
This list price
26% of active listings are priced below it
ARV vs active asking
+0.3% 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%
Active inventory
1064
Price-to-rent
33.3×

Monthly cashflow live

Estimated rent
$5,200 high interval (Pro) →
Mortgage (P&I)
$2,727
Tax est. 1.5%
$650 /mo · $7,800/yr
Insurance
$217
HOA
$85
Vacancy / Maint / Mgmt
$1,092
Net cashflow
$429

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

UnitsBedsBathsEst. rent
Total (4 units) $5,200

Break-even live

Break-even rent $4,656
Max offer price $520,000
Occupancy floor 87%

Sensitivity live

Price -10% $789 -5% $609 +0% $429 +5% $250 +10% $70
Rent -10% $19 -5% $224 +0% $429 +5% $635 +10% $840
Rate -1.0pp $691 -0.5pp $562 base $429 +0.5pp $295 +1.0pp $158

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
$130,000
Closing costs
$15,600
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

AddressBedsBaths SqftRent$/sqft DOM Units Dist
11501 N 25th St Unit 1 McAllen, TX 2.0 2.0 896 $1,250 $1.40 93d 1 0.03mi
11309 N 25th St Unit 3 McAllen, TX 3.0 2.0 1001 $1,200 $1.20 16d 1 0.03mi
11304 N 25th St Unit 3 McAllen, TX 2.0 2.0 1050 $1,200 $1.14 16d 1 0.03mi
11309 N 25th St Unit 2 McAllen, TX 3.0 2.0 1001 $1,300 $1.30 93d 1 0.03mi
11500 N 25th St Unit 1 McAllen, TX 2.0 2.0 891 $1,200 $1.35 93d 1 0.03mi
11501 N 25th St Unit 3 McAllen, TX 3.0 2.0 1129 $1,375 $1.22 93d 1 0.03mi
11308 N 25th St Unit 3 McAllen, TX 3.0 2.0 1083 $1,300 $1.20 16d 1 0.03mi
11304 N 25th St Unit 4 McAllen, TX 3.0 2.0 1050 $1,350 $1.29 93d 1 0.03mi
11308 N 25th St Unit 2 McAllen, TX 2.0 2.0 917 $1,200 $1.31 93d 1 0.03mi
11401 N 25th St Unit 3 McAllen, TX 3.0 2.0 1001 $1,200 $1.20 16d 1 0.03mi
11304 N 25th St Unit 2 McAllen, TX 3.0 2.0 1050 $1,300 $1.24 16d 1 0.03mi
11400 N 25th St Unit 4 McAllen, TX 3.0 2.0 1001 $1,350 $1.35 93d 1 0.03mi
11308 N 25th St Unit 4 McAllen, TX 3.0 2.0 1083 $1,300 $1.20 93d 1 0.03mi
11412 N 25th St McAllen, TX 3.0 2.0 1109 $1,350 $1.22 72d 1 0.03mi
11405 N 25th St Unit 1 McAllen, TX 3.0 2.0 1001 $1,200 $1.20 16d 1 0.03mi
11400 N 25th St Unit 3 McAllen, TX 3.0 2.0 1001 $1,200 $1.20 16d 1 0.03mi
11400 N 25th St Unit 2 McAllen, TX 3.0 2.0 1001 $1,300 $1.30 93d 1 0.03mi
11412 N 25th Ln Unit 1 McAllen, TX 2.0 2.0 891 $1,200 $1.35 93d 1 0.08mi
11412 N 25th Ln Unit 3 McAllen, TX 3.0 2.0 1083 $1,300 $1.20 93d 1 0.08mi
11403 N 24th St Unit 2 McAllen, TX 3.0 2.0 1083 $1,300 $1.20 93d 1 0.10mi
11403 N 24th St McAllen, TX 2.0 2.0 917 $1,200 $1.31 93d 1 0.10mi
11314 N 24th St Unit 2 McAllen, TX 3.0 2.0 1075 $1,250 $1.16 16d 1 0.12mi
2417 Indian Creek Ave Unit 1 McAllen, TX 2.0 2.0 961 $2,300 $2.39 63d 1 0.26mi
11507 N 24th Ln Unit 1 McAllen, TX 2.0 2.0 918 $1,195 $1.30 93d 1 0.31mi
11403 N 24th Ln Unit 4 McAllen, TX 3.0 2.0 1083 $1,300 $1.20 93d 1 0.31mi
11403 N 24th Ln Unit 1 McAllen, TX 2.0 2.0 917 $1,200 $1.31 93d 1 0.31mi
11507 N 24th Ln Unit 3 McAllen, TX 3.0 2.0 1080 $1,300 $1.20 93d 1 0.31mi
11502 N 24th Ln McAllen, TX 2.0 2.0 1025 $1,200 $1.17 93d 1 0.31mi
11502 N 24th Ln Apt 1 McAllen, TX 2.0 2.0 1050 $1,195 $1.14 93d 1 0.31mi
11505 N 25th St Unit 4 McAllen, TX 2.0 2.0 848 $1,250 $1.47 16d 1 0.41mi
11509 N 25th St Unit C McAllen, TX 3.0 2.0 1064 $1,350 $1.27 93d 1 0.41mi
2909 Fuerte Ave McAllen, TX 3.0 2.0 1440 $1,600 $1.11 93d 1 0.46mi
2901 Texas 107 Unit 144 McAllen, TX 3.0 2.0 960 $825 $0.86 93d 1 0.61mi
2901 Texas 107 Unit 1040 McAllen, TX 3.0 2.0 960 $825 $0.86 15d 1 0.61mi
2901 Texas 107 Unit 228 McAllen, TX 3.0 2.0 960 $899 $0.94 15d 1 0.62mi
2901 Texas 107 Unit 228 McAllen, TX 3.0 2.0 960 $899 $0.94 93d 1 0.62mi
3409 Frio Ave Unit 1 McAllen, TX 3.0 2.0 1068 $1,000 $0.94 93d 1 0.65mi
3305 Frio Ave Unit 1 McAllen, TX 2.0 2.0 980 $950 $0.97 15d 1 0.65mi
3305 Frio Ave Unit 2 McAllen, TX 2.0 2.0 1026 $950 $0.93 70d 1 0.65mi
3409 Frio Ave Unit 3 McAllen, TX 2.0 2.0 980 $1,095 $1.12 93d 1 0.65mi

Property features AI

Finance

Other
Lot approximately 0.221 acres (130 x 75)Building area reported as 4,004 square feetGreen/energy efficient: Other
HOA & community
Mandatory POA with monthly association fee of $85POA transfer fee appliesGated community with curbsCommunity contains 4 units

Exterior

Parking
Detached carportCovered parking for 8 vehicles (carport)
Security
Smoke detector(s)
Utilities
City sewerFive separate water meters
Home design
Other construction/stylingStucco exterior
Construction
Slab foundationComposition/shingle roofOther construction materialsOutbuilding (none)
Exterior features
Patio slabSidewalksSprinkler systemPaved road access

Interior

Kitchen
Smooth electric cooktopElectric stove/range (electric coil)DisposalTrash compactorMicrowave
Flooring
Tile
Heating & cooling
Central heatingCentral air conditioning
Interior features
Ceiling fansWalk-in closetsSmoke detectors
Laundry & utility
Washer and dryer includedLaundry closetElectric water heaterSeller measured living area

Listing history 50 events

  1. 2026-08-08
    days on market $520,000 Active 67 DOM
  2. 2026-08-07
    days on market $520,000 Active 66 DOM
  3. 2026-08-06
    days on market $520,000 Active 65 DOM
  4. 2026-08-05
    days on market $520,000 Active 64 DOM
  5. 2026-08-04
    days on market $520,000 Active 63 DOM
  6. 2026-08-03
    days on market $520,000 Active 62 DOM
  7. 2026-07-31
    days on market $520,000 Active 59 DOM
  8. 2026-07-29
    days on market $520,000 Active 57 DOM
  9. 2026-07-27
    days on market $520,000 Active 55 DOM
  10. 2026-07-25
    days on market $520,000 Active 53 DOM
  11. 2026-07-24
    days on market $520,000 Active 52 DOM
  12. 2026-07-23
    days on market $520,000 Active 51 DOM
  13. 2026-07-22
    days on market $520,000 Active 50 DOM
  14. 2026-07-22
    price $520,000 Active 49 DOM
  15. 2026-07-21
    days on market $525,000 Active 49 DOM
  16. 2026-07-18
    days on market $525,000 Active 46 DOM
  17. 2026-07-16
    days on market $525,000 Active 44 DOM
  18. 2026-07-16
    days on market $525,000 Active 43 DOM
  19. 2026-07-14
    days on market $525,000 Active 42 DOM
  20. 2026-07-13
    days on market $525,000 Active 41 DOM
  21. 2026-07-12
    days on market $525,000 Active 40 DOM
  22. 2026-07-11
    days on market $525,000 Active 39 DOM
  23. 2026-07-10
    days on market $525,000 Active 38 DOM
  24. 2026-07-09
    days on market $525,000 Active 37 DOM
  25. 2026-07-07
    days on market $525,000 Active 35 DOM
  26. 2026-07-06
    days on market $525,000 Active 34 DOM
  27. 2026-07-05
    days on market $525,000 Active 33 DOM
  28. 2026-07-04
    days on market $525,000 Active 32 DOM
  29. 2026-07-03
    days on market $525,000 Active 31 DOM
  30. 2026-07-02
    days on market $525,000 Active 30 DOM
  31. 2026-07-01
    days on market $525,000 Active 29 DOM
  32. 2026-06-30
    days on market $525,000 Active 28 DOM
  33. 2026-06-29
    days on market $525,000 Active 27 DOM
  34. 2026-06-28
    days on market $525,000 Active 26 DOM
  35. 2026-06-28
    days on market $525,000 Active 25 DOM
  36. 2026-06-27
    days on market $525,000 Active 24 DOM
  37. 2026-06-25
    days on market $525,000 Active 22 DOM
  38. 2026-06-23
    days on market $525,000 Active 20 DOM
  39. 2026-06-21
    days on market $525,000 Active 19 DOM
  40. 2026-06-18
    days on market $525,000 Active 16 DOM
  41. 2026-06-17
    pricedays on market $525,000 Active 15 DOM
  42. 2026-06-16
    days on market $530,000 Active 14 DOM
  43. 2026-06-15
    days on market $530,000 Active 13 DOM
  44. 2026-06-14
    days on market $530,000 Active 11 DOM
  45. 2026-06-13
    days on market $530,000 Active 10 DOM
  46. 2026-06-10
    days on market $530,000 Active 8 DOM
  47. 2026-06-09
    days on market $530,000 Active 7 DOM
  48. 2026-06-08
    days on market $530,000 Active 6 DOM
  49. 2026-06-07
    days on market $530,000 Active 5 DOM
  50. 2026-06-03
    pricedays on marketlisting id $530,000 Active 1 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

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$62,400
− Mortgage interest
−$29,128
− Property taxes
−$7,800
− Insurance
−$2,600
− Repairs & maintenance
−$4,992
− Management
−$4,992
− HOA
−$1,020
− Depreciation
−$15,127
Taxable loss
−$3,259
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$782
After-tax cash flow
$5,935/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 · 3 photos

Excellent 95/100 None rehab

This modern fourplex in McAllen, Texas is in excellent condition with no visible repairs needed. It offers a turnkey investment opportunity with high resale and rental potential.

Value-add opportunities

  • Both Landscaping improvements — Enhances curb appeal and adds value to the property.
  • Resale Interior paint touch-ups — Fresh paint can make a property more appealing to potential buyers.
  • Rental Kitchen appliance maintenance — Ensures appliances are in good working condition for rental purposes.
F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Cavazos El F TX #1,545/4,322 Nat'l #19,648/41,679 Middle Elias Longoria Sr Middle F TX #1,236/1,662 Nat'l #10,204/14,009 High Robert R Vela H S F TX #888/1,632 Nat'l #8,937/17,239

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
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
30.1% rent · 69.9% 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

Price history

-1.0% since first listed
5 events — show timeline
  • 2026-07-21 Price Changed $520,000 MCALLENMLS
  • 2026-06-16 Price Changed $525,000 MCALLENMLS
  • 2026-06-02 Price Changed $530,000 MCALLENMLS
  • 2026-06-02 Listed $525,000 MCALLENMLS
  • 2026-01-16 Listed $525,000 MCALLENMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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