11115 N 13th Ln · McAllen, TX 78504

$520,000

None bd · None ba · 4,002 sqft · MultiFamily · 19 Days on market

Built 2026 Excellent condition 9,141 sqft lot Est $452k · 15% over $67/mo HOA · 4% of rent

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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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +6.8/10.0
• Condition / age +5.0/5.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Schools +2.2/10.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Take advantage of this pre-sale investment opportunity in the growing McAllen area! This planned new construction 4-plex will feature two 3-bedroom, 2-bath units and two 2-bedroom, 2-bath units, all with appliances included. Secure the property before construction begins and benefit from pre-sale pricing. The development will be conveniently located near FM 107 (University Drive), Bicentennial Blvd, and N. 10th Street, providing easy access to UTRGV, shopping centers, restaurants, fitness facilities, H-E-B, Lowe’s, and other everyday amenities. Surrounded by established and expanding residential communities, this future income-producing property offers excellent rental potential and l

Key facts

• Easy access to utrgv
• Conveniently located
• 9,141 sq ft lot

Tags

• PLANNED NEW CONSTRUCTION
• CONVENIENTLY LOCATED
• EASY ACCESS TO UTRGV
• EXCELLENT RENTAL POTENTIAL
• LONG-TERM INVESTMENT VALUE

Property features AI

Finance

• Other: Lot dimensions about 52 x 116 (0.2099 acres)
• HOA & community: Villages at Park West HOA; HOA fee $800 annually; POA mandatory with $250 transfer fee; Community of 4 units

Exterior

• Parking: 8 covered parking spaces; 8 carport spaces; No garage
• Utilities: City sewer; 5 separate water meters; Electric service
• Home design: Not new construction; Living area per blueprints
• Construction: Stone and stucco construction; Shingle roof; Slab foundation; Built area approximately 4,002
• Exterior features: Patio; Public water; Paved road access; Sidewalks; Outbuilding (none)

Interior

• Kitchen: Microwave; Refrigerator; Electric smooth-top range
• Flooring: Tile
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Thermostat
• Interior features: Built-in features; Ceiling fans; Decorative/high ceilings; Microwave; 1-year warranty (equipment)
• Laundry & utility: Laundry closet; Washer/dryer connections; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2×3bd/2ba + 2×2bd/2ba units multifamily listed at $520k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $299/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $520k).
• Recommended offer: $512k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 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); 898 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% 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).
• At $6,146/mo this rent would consume 90% of the median local household income ($82k/yr) (locally 1468% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 19 days — a 2% lower offer ($512k) is reasonable based on typical stale-listing flexibility.

Recommended offer $512,200 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.18% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.85%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $452,226
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4000 Whitewing Ave	0.65mi	—/—	4,080 (+2%)	10mo	$459,900	$113	58

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-10,683
• Equity at exit: $77,534

10-year hold

• IRR: 7.3%
• Equity multiple: 1.54×
• Total profit: $78,453
• 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.

Methodology + full state rankings →

ZIP-level market 78504

• Home prices YoY: -29.4%
• Rents YoY: 2.6%
• Active inventory: 898
• Price-to-rent: 27.5×

Monthly cashflow live

• Estimated rent: $6,146 high
• Mortgage (P&I): −$2,727
• Tax est. 1.5%: −$650 /mo · $7,800/yr
• Insurance: −$217
• HOA: −$67
• Vacancy / Maint / Mgmt: −$1,291
• Net cashflow: $1,195

Break-even live

Break-even rent $4,634

Max offer price $520,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,554	-5% $1,374	+0% $1,195	+5% $1,015	+10% $835
Rent	-10% $709	-5% $952	+0% $1,195	+5% $1,438	+10% $1,680
Rate	-1.0pp $1,457	-0.5pp $1,327	base $1,195	+0.5pp $1,060	+1.0pp $923

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,148
▸ 2× units	2	2	$2,998
Total (4 units)			$6,146

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: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
702 S Logan Dr Unit 3 Edinburg, TX	2.0	2.5	4488	$950	$0.21	45d	1	0.57mi
11401 N 25th St Unit 2 McAllen, TX	3.0	2.0	4004	$1,350	$0.34	45d	1	0.91mi
2501 Indian Creek Ave Unit 1 McAllen, TX	2.0	2.0	4100	$1,175	$0.29	25d	1	1.10mi
2714 S Ringold Cir Unit 4 Edinburg, TX	2.0	2.0	3360	$850	$0.25	45d	1	1.42mi
901 N Woodson Ave Unit 3 Edinburg, TX	3.0	2.0	4200	$1,095	$0.26	45d	1	1.44mi
822 N Blair Ave Unit 1 Edinburg, TX	2.0	2.0	4084	$1,075	$0.26	45d	1	1.45mi
1000 N Blair Ave Unit 4 Edinburg, TX	2.0	2.0	4020	$1,075	$0.27	45d	1	1.50mi

HOA detail

• Monthly dues: $67 · $804/yr

Listing history 13 events

1. 2026-06-21
   days on market $520,000 Active 19 DOM
2. 2026-06-18
   days on market $520,000 Active 16 DOM
3. 2026-06-17
   days on market $520,000 Active 15 DOM
4. 2026-06-16
   days on market $520,000 Active 14 DOM
5. 2026-06-15
   days on market $520,000 Active 13 DOM
6. 2026-06-14
   days on market $520,000 Active 11 DOM
7. 2026-06-13
   days on market $520,000 Active 10 DOM
8. 2026-06-10
   days on market $520,000 Active 8 DOM
9. 2026-06-09
   days on market $520,000 Active 7 DOM
10. 2026-06-08
    days on market $520,000 Active 6 DOM
11. 2026-06-07
    days on market $520,000 Active 5 DOM
12. 2026-06-03
    remarks 693-char remark
13. 2026-06-03
    listed $520,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $73,752
• − Mortgage interest: −$29,128
• − Property taxes: −$7,800
• − Insurance: −$2,600
• − Repairs & maintenance: −$5,900
• − Management: −$5,900
• − HOA: −$804
• − Depreciation: −$15,127
• Taxable income: $6,492
• Est. tax owed @ 24.0%: −$1,558
• After-tax cash flow: $12,779/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 · 2 photos

Excellent 100/100 None rehab

This new construction 4-plex is in excellent condition with no visible repairs or maintenance needed. It offers excellent rental potential and can be further enhanced with landscaping and interior upgrades.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal can increase both the resale and rental value
• Both Interior finishes and fixtures — Upgrading the interior finishes and fixtures can significantly increase the property's value
• Both Appliances and furniture — Including appliances and furniture in the rental units can attract tenants and increase rental income

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal can increase both the resale and rental value ↑
• Both Interior finishes and fixtures — Upgrading the interior finishes and fixtures can significantly increase the property's value ↑
• Both Appliances and furniture — Including appliances and furniture in the rental units can attract tenants and increase rental income ↑

ⓘ 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

1 event — show timeline

• 2026-06-02 Listed $520,000 MCALLENMLS