CashFlowRE
Sign in Sign up
11006 N 27th St 🏗️ New Construction
D- Composite 38.69
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 +10.0/30.0
  • ARV discount +7.5/15.0
  • Condition / age +4.8/5.0
  • Livability +3.8/5.0
  • Schools +3.4/10.0
  • 1% rule +3.2/10.0
  • Rent growth +3.1/5.0
  • DSCR +2.9/10.0
  • Appreciation +0.0/10.0

$337,500

11006 N 27th St · McAllen, TX 78504
6 bd · 4.0 ba · 2,200 sqft · MultiFamily · 23 Days on market
Built 2026 Excellent condition 5,900 sqft lot $54/mo HOA · 4% of rent ↓ 1% since listing

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

Multi-family units

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

Listing remarks

Get your duplex we pay $7,000 towards buyers closing expenses or appliances: Survey, Title, Lender Fees, Inspections or appliance package! Walking distance to Cross Park and just minutes from Zinnia Park, Tres Lagos Park, and Camp McAllen, featuring baseball fields, trails, and recreation areas. This duplex may qualify for $0 down with FHA/DPA programs or as low as 3.5% down for qualified buyers. Each unit offers 3 bedrooms, 2 baths, spacious living areas, and private patios. Designed with modern finishes including pantry space, space for main appliances plus dishwasher connections, pantry, and large closets.

Key facts

  • Private patios
  • Pantry space
  • 5,900 sq ft lot

Tags

WALKING DISTANCE TO CROSS PARKMINUTES FROM ZINNIA PARKMINUTES FROM TRES LAGOS PARKMINUTES FROM CAMP MCALLENPRIVATE PATIOSPANTRY SPACE

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…
🏗️ New construction. The $337,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $345,000.

What this means for you Summary

Snapshot

  • This is a 2 × 3-bed/2-bath units multifamily listed at $338k. Condition is rated excellent.

Deal economics

  • At list price, monthly cash flow is $-206 ($-2k/yr) — negative. Per door: $-103/mo.
  • To cash-flow at today's rent, offer at most $315k (6.6% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (16.3% below list).
  • Recommended offer: $282k (16.3% below list) — sets the bar for 1% rule.
  • Cap rate 5.6% vs local median 4.0% 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: Rents rising (+2.6%/yr); 1251 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $10k 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 23 days — a 2% lower offer ($332k) 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 $282,500 (16.3% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  6. 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?
  7. 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?
  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
0.82%
Cap rate
5.57%
Cash-on-cash
-2.56%
DSCR
0.89
GRM
10.2

CMA / ARV

ARV (median comp)
$345,000
List price
$337,500
Delta
-2.17%
Verdict
FAIR
Comps
3 within 2.0 mi
Show comp detail 7 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
9804 N 25th St 0.41mi 5/3.5 (-1) 2,377 (+8%) 2mo $475,000 $200 59
9804 N 25th St 0.41mi 5/3.5 (-1) 2,377 (+8%) 7mo $449,999 $189 54
2521 Trinity Ave 0.36mi 5/3.0 (-1) 2,628 (+20%) 10mo $475,000 $181 41
3001 Rutgers Ave 0.54mi 5/2.0 (-1) 1,754 (-20%) 3mo $195,000 $111 35
8203 N 22nd Ln 1.49mi 5/2.5 (-1) 2,712 (+23%) 6mo $330,000 $122 24
3208 Providence Ave 0.72mi 5/2.5 (-1) 2,416 (+10%) 23mo $185,000 $77 20
2100 Emory Ave 1.46mi 5/2.5 (-1) 2,624 (+19%) 15mo $344,500 $131 17

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
-21.0%
Equity multiple
0.27×
Total profit
$-70,196
Equity at exit
$51,441
10-year hold
IRR
-15.4%
Equity multiple
0.14×
Total profit
$-82,701
Equity at exit
$29,829

Cash invested: $96,600 (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.

Active competition Active MLS

For sale now
4 active · 2 under contract
Median asking
$365,000 ($163/sqft)
Median days on market
57 d
This list price
lowest-priced of the active set
ARV vs active asking
-3.7% 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
1251
Price-to-rent
19.9×

Monthly cashflow live

Estimated rent
$2,825 high interval (Pro) →
Mortgage (P&I)
$1,809
Tax est. 1.5%
$431 /mo · $5,175/yr
Insurance
$144
HOA
$54
Vacancy / Maint / Mgmt
$593
Net cashflow
$-206

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

UnitsBedsBathsEst. rent
Total (2 units) $2,825

Break-even live

Break-even rent $3,086
Max offer price $315,124
Occupancy floor

Sensitivity live

Price -10% $32 -5% $-87 +0% $-206 +5% $-326 +10% $-445
Rent -10% $-430 -5% $-318 +0% $-206 +5% $-95 +10% $17
Rate -1.0pp $-33 -0.5pp $-119 base $-206 +0.5pp $-296 +1.0pp $-387

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
$86,250
Closing costs
$10,350
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
10315 N 26th Ln McAllen, TX 3.0 2.5 2124 $2,300 $1.08 62d 1 0.08mi
10315 N 26th Ln McAllen, TX 3.0 2.5 2124 $2,300 $1.08 109d 1 0.08mi
2608 Arroyo Ave McAllen, TX 4.0 4.5 3448 $5,500 $1.60 109d 1 0.09mi
10302 N 26th Ln McAllen, TX 4.0 3.5 2596 $3,750 $1.44 6d 1 0.15mi
11507 N 24th Ln Unit 3 McAllen, TX 3.0 2.0 1080 $1,300 $1.20 139d 1 0.20mi
11403 N 24th Ln Unit 1 McAllen, TX 2.0 2.0 917 $1,200 $1.31 139d 1 0.20mi
11403 N 24th Ln Unit 4 McAllen, TX 3.0 2.0 1083 $1,300 $1.20 139d 1 0.20mi
11507 N 24th Ln Unit 1 McAllen, TX 2.0 2.0 918 $1,195 $1.30 139d 1 0.20mi
11502 N 24th Ln Apt 1 McAllen, TX 2.0 2.0 1050 $1,195 $1.14 139d 1 0.23mi
11502 N 24th Ln McAllen, TX 2.0 2.0 1025 $1,200 $1.17 139d 1 0.23mi
2917 Colorado Ave McAllen, TX 3.0 2.0 1698 $2,100 $1.24 3d 1 0.27mi
11412 N 25th Ln Unit 1 McAllen, TX 2.0 2.0 891 $1,200 $1.35 139d 1 0.29mi
11412 N 25th Ln Unit 3 McAllen, TX 3.0 2.0 1083 $1,300 $1.20 139d 1 0.29mi
10311 N 23rd Ln McAllen, TX 3.0 2.5 2300 $2,750 $1.20 62d 1 0.33mi
10338 N 23rd Ln McAllen, TX 4.0 3.5 2563 $2,700 $1.05 140d 1 0.35mi
11403 N 24th St McAllen, TX 2.0 2.0 917 $1,200 $1.31 139d 1 0.36mi
11403 N 24th St Unit 2 McAllen, TX 3.0 2.0 1083 $1,300 $1.20 139d 1 0.36mi
11308 N 25th St Unit 3 McAllen, TX 2.0 2.0 917 $1,250 $1.36 6d 1 0.36mi
11412 N 25th St McAllen, TX 3.0 2.0 1109 $1,350 $1.22 119d 1 0.36mi
11308 N 25th St Unit 3 McAllen, TX 3.0 2.0 1083 $1,300 $1.20 62d 1 0.36mi
11401 N 25th St Unit 2 McAllen, TX 3.0 2.0 4004 $1,250 $0.31 62d 1 0.36mi
11501 N 25th St Unit 1 McAllen, TX 2.0 2.0 896 $1,250 $1.40 139d 1 0.36mi
11401 N 25th St Unit 1 McAllen, TX 3.0 2.0 1001 $1,200 $1.20 6d 1 0.36mi
11309 N 25th St Unit 2 McAllen, TX 3.0 2.0 1001 $1,300 $1.30 139d 1 0.36mi
11304 N 25th St Unit 3 McAllen, TX 2.0 2.0 1050 $1,200 $1.14 62d 1 0.36mi
11400 N 25th St Unit 4 McAllen, TX 3.0 2.0 1001 $1,350 $1.35 139d 1 0.36mi
11304 N 25th St Unit 4 McAllen, TX 3.0 2.0 1050 $1,300 $1.24 3d 1 0.36mi
11308 N 25th St Unit 4 McAllen, TX 3.0 2.0 1083 $1,300 $1.20 139d 1 0.36mi
11405 N 25th St Unit 1 McAllen, TX 3.0 2.0 1001 $1,200 $1.20 62d 1 0.36mi
11308 N 25th St Unit 2 McAllen, TX 2.0 2.0 917 $1,200 $1.31 139d 1 0.36mi
11501 N 25th St Unit 3 McAllen, TX 3.0 2.0 1129 $1,375 $1.22 139d 1 0.36mi
11309 N 25th St Unit 3 McAllen, TX 3.0 2.0 1001 $1,200 $1.20 62d 1 0.36mi
11304 N 25th St Unit 2 McAllen, TX 3.0 2.0 1050 $1,195 $1.14 6d 1 0.36mi
11400 N 25th St Unit 2 McAllen, TX 3.0 2.0 1001 $1,200 $1.20 6d 1 0.36mi
11400 N 25th St Unit 3 McAllen, TX 3.0 2.0 1001 $1,200 $1.20 62d 1 0.36mi
11500 N 25th St Unit 1 McAllen, TX 2.0 2.0 891 $1,200 $1.35 139d 1 0.36mi
11314 N 24th St Unit 2 McAllen, TX 3.0 2.0 1075 $1,250 $1.16 62d 1 0.38mi
9815 N 24th Ln McAllen, TX 4.0 3.5 2300 $3,400 $1.48 6d 1 0.42mi
3132 Zurich Ave McAllen, TX 3.0 2.0 1400 $1,900 $1.36 114d 1 0.44mi
9807 N 24th Ln McAllen, TX 4.0 3.5 2300 $3,400 $1.48 6d 1 0.45mi

Property features AI

Finance

Other
Community features include curbs and sidewalksDirections: North on 29th, right on Sprague
HOA & community
Mandatory POA with annual association fee of $650POA transfer fee applies

Exterior

Parking
Detached covered parking (carport) for 4 vehiclesTotal of 4 parking spaces
Security
Smoke detectorsCarbon monoxide detectors
Utilities
Public waterInternet access availableCable availableOne water meter
Home design
New constructionSingle-family propertyEntry from paved road
Construction
Stucco exteriorShingle roofSlab foundationBuilt from blueprints
Exterior features
PatioWood fencingProfessional landscapingSidewalksSprinkler system1-year warranty (equipment)

Interior

Kitchen
Microwave
Flooring
Tile
Heating & cooling
Central heatingCentral air conditioning
Interior features
Built-in featuresCeiling fansDecorative / high ceilingsMicrowaveWalk-in closetsDouble pane (energy) windows
Laundry & utility
Laundry room with washer/dryer connectionElectric water heater

Listing history 50 events

  1. 2026-09-23
    days on market $337,500 Active 23 DOM
  2. 2026-09-22
    days on market $337,500 Active 22 DOM
  3. 2026-09-21
    days on market $337,500 Active 21 DOM
  4. 2026-09-20
    days on market $337,500 Active 20 DOM
  5. 2026-09-19
    days on market $337,500 Active 19 DOM
  6. 2026-09-18
    days on market $337,500 Active 18 DOM
  7. 2026-09-17
    days on market $337,500 Active 17 DOM
  8. 2026-09-16
    days on market $337,500 Active 16 DOM
  9. 2026-09-15
    days on market $337,500 Active 15 DOM
  10. 2026-09-14
    days on market $337,500 Active 14 DOM
  11. 2026-09-13
    days on market $337,500 Active 13 DOM
  12. 2026-09-12
    days on market $337,500 Active 12 DOM
  13. 2026-09-11
    days on market $337,500 Active 11 DOM
  14. 2026-09-05
    days on market $337,500 Active 5 DOM
  15. 2026-09-04
    days on market $337,500 Active 4 DOM
  16. 2026-09-03
    pricedays on market $337,500 Active 3 DOM
  17. 2026-08-31
    remarks 699-char remark
  18. 2026-08-31
    pricedays on marketlisting id $340,000 Active 1 DOM
  19. 2026-08-30
    days on market $345,000 Active 150 DOM
  20. 2026-08-29
    days on market $345,000 Active 149 DOM
  21. 2026-08-28
    days on market $345,000 Active 148 DOM
  22. 2026-08-27
    days on market $345,000 Active 147 DOM
  23. 2026-08-26
    days on market $345,000 Active 146 DOM
  24. 2026-08-25
    days on market $345,000 Active 145 DOM
  25. 2026-08-24
    days on market $345,000 Active 144 DOM
  26. 2026-08-23
    days on market $345,000 Active 143 DOM
  27. 2026-08-22
    days on market $345,000 Active 142 DOM
  28. 2026-08-21
    days on market $345,000 Active 141 DOM
  29. 2026-08-20
    days on market $345,000 Active 140 DOM
  30. 2026-08-19
    days on market $345,000 Active 139 DOM
  31. 2026-08-18
    days on market $345,000 Active 138 DOM
  32. 2026-08-17
    days on market $345,000 Active 137 DOM
  33. 2026-08-16
    days on market $345,000 Active 136 DOM
  34. 2026-08-15
    days on market $345,000 Active 135 DOM
  35. 2026-08-14
    days on market $345,000 Active 134 DOM
  36. 2026-08-13
    days on market $345,000 Active 133 DOM
  37. 2026-08-12
    days on market $345,000 Active 132 DOM
  38. 2026-08-11
    days on market $345,000 Active 131 DOM
  39. 2026-08-10
    days on market $345,000 Active 130 DOM
  40. 2026-08-09
    days on market $345,000 Active 129 DOM
  41. 2026-08-08
    days on market $345,000 Active 128 DOM
  42. 2026-08-06
    days on market $345,000 Active 126 DOM
  43. 2026-08-05
    days on market $345,000 Active 125 DOM
  44. 2026-08-04
    days on market $345,000 Active 124 DOM
  45. 2026-08-03
    days on market $345,000 Active 123 DOM
  46. 2026-07-31
    days on market $345,000 Active 120 DOM
  47. 2026-07-29
    days on market $345,000 Active 118 DOM
  48. 2026-07-27
    days on market $345,000 Active 116 DOM
  49. 2026-07-25
    days on market $345,000 Active 114 DOM
  50. 2026-07-24
    days on market $345,000 Active 113 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
$33,900
− Mortgage interest
−$19,325
− Property taxes
−$5,175
− Insurance
−$1,725
− Repairs & maintenance
−$2,712
− Management
−$2,712
− HOA
−$648
− Depreciation
−$10,036
Taxable loss
−$8,434
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$2,024
After-tax cash flow
$-454/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 · 13 photos

Excellent 95/100 None rehab

This modern, move-in-ready duplex is in excellent condition with no visible repairs needed. It offers a prime location and modern finishes, making it an attractive investment opportunity.

Value-add opportunities

  • Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers
  • Both Add smart home features — Improves convenience and could increase rental value
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

-1.4% since first listed
2 events — show timeline
  • 2026-08-31 Listed $340,000 MCALLENMLS
  • 2026-04-02 Listed $345,000 MCALLENMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…