1208 E Camelia Ave · McAllen, TX 78557

$149,999

3 bd · 2.0 ba · 2,370 sqft · SingleFamily public records · 187 Days on market

Built 1999 Fair condition 5,998 sqft lot $63/sqft · 63% below area Est $190k · 21% under

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Why this score? — see what drove the A- 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 +26.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.1/10.0
• 1% rule +8.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Investor opportunity in the growing City of Hidalgo. This 3 bedroom, 2 bath home offers 1,097 living sq. ft. and strong rental potential with consistent demand in the area. Features include a fenced backyard, convenient location near schools and shopping, plus refrigerator, stove, washer, and dryer conveying with the sale. Property has foundation structural damage and is priced accordingly, making this a cash-only sale ideal for investors or buyers looking for their next project. Seller is not offering owner financing.

Key facts

• Nearby supermarket
• Fenced backyard
• 5,998 sq ft lot

Tags

• FENCED BACKYARD
• WALKING DISTANCE TO SCHOOLS
• NEARBY SUPERMARKET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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.
• Pharr-San Juan-Alamo ISD (suburban): math 18% / reading 30% proficiency, ranked #740 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Allen & William Arnold El (math 8% / reading 22%, grade F, #4,021 of 4,322 statewide, top 94%, 586 students, 83% FRL); Lyndon B Johnson Middle (math 15% / reading 19%, grade F, #1,520 of 1,662 statewide, top 92%, 1,003 students, 90% FRL); Psja North Early College H S (math 32% / reading 46%, grade F, #859 of 1,632 statewide, top 53%, 2,176 students, 88% FRL) — zoned schools average 87% FRL vs 72% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 137 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago 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.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.44%
• DSCR: 1.51
• GRM: 6.1

CMA / ARV

• ARV (median comp): $189,976
• List price: $149,999
• Delta: -21.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2200 N H St	0.50mi	4/2.5 (+1)	2,337 (-1%)	4mo	$288,800	$124	64
504 W Gardenia Ave	0.49mi	3/3.0	2,210 (-7%)	14mo	$277,000	$125	51
1201 W Fern Ave	0.27mi	4/3.0 (+1)	2,640 (+11%)	11mo	$275,000	$104	50
3200 N Cynthia Ln	0.58mi	4/2.0 (+1)	2,026 (-14%)	1mo	$300,000	$148	43
400 E Hibiscus Ave	0.62mi	3/3.0	2,163 (-9%)	13mo	$299,000	$138	42
3512 N Cynthia St	0.73mi	3/2.0	2,700 (+14%)	2mo	$419,000	$155	41
1400 W Park Dr	0.39mi	3/3.5	2,021 (-15%)	14mo	$324,999	$161	40
2336 N Peking St	0.72mi	3/2.5	2,100 (-11%)	8mo	$336,000	$160	38
107 E Camellia Ave	0.68mi	4/2.0 (+1)	2,036 (-14%)	10mo	$307,000	$151	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.7%
• Equity multiple: 3.56×
• Total profit: $107,352
• Equity at exit: $135,131

10-year hold

• IRR: 28.3%
• Equity multiple: 8.06×
• Total profit: $296,361
• Equity at exit: $291,415

Cash invested: $42,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 9 under contract
• Months of supply: 9.4 mo (11%/mo absorbed)
• Median asking: $340,000 ($148/sqft)
• Median days on market: 66 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -45.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78557

• Home prices YoY: 17.9%
• Active inventory: 137
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,056 high
• Mortgage (P&I): −$787
• Tax from tax record: −$374 /mo · $4,494/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $401

Break-even live

Break-even rent $1,549

Max offer price $149,999

Occupancy floor 76%

Sensitivity live

Price	-10% $485	-5% $443	+0% $401	+5% $358	+10% $316
Rent	-10% $238	-5% $319	+0% $401	+5% $482	+10% $563
Rate	-1.0pp $476	-0.5pp $439	base $401	+0.5pp $362	+1.0pp $322

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: $37,500
• Closing costs: $4,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 E Gardenia Ave McAllen, TX	3.0	2.0	1717	$1,900	$1.11	93d	1	0.49mi
301 E La Vista Ave Unit 49 McAllen, TX	3.0	3.0	1716	$1,450	$0.84	70d	1	0.56mi
3400 N Cynthia St McAllen, TX	3.0	2.0	1708	$1,600	$0.94	72d	1	0.70mi
2325 N Peking St McAllen, TX	3.0	2.5	1774	$2,100	$1.18	15d	1	0.77mi
118 E Iris Ave McAllen, TX	4.0	2.5	2070	$1,800	$0.87	72d	1	0.78mi
121 E Jonquil Ave McAllen, TX	4.0	3.5	2792	$1,985	$0.71	72d	1	0.81mi
505 W Esperanza Ave McAllen, TX	3.0	3.0	2660	$4,250	$1.60	15d	1	1.11mi
3112 N 6th St McAllen, TX	2.0	2.0	1610	$1,750	$1.09	93d	1	1.15mi
401 E Shasta Ave McAllen, TX	3.0	2.0	2010	$1,750	$0.87	15d	1	1.18mi
110 E Shasta Ave McAllen, TX	3.0	2.0	2553	$2,700	$1.06	15d	1	1.21mi
701 Hibiscus Ave #12 McAllen, TX	3.0	2.0	1685	$1,800	$1.07	93d	1	1.29mi
105 Sunflower Ave McAllen, TX	4.0	4.0	3003	$2,950	$0.98	93d	1	1.29mi
4501 N 1st Ln McAllen, TX	2.0	2.0	1724	$2,350	$1.36	15d	1	1.31mi
1708 N 6th St McAllen, TX	4.0	2.0	1787	$1,750	$0.98	15d	1	1.32mi
705 Kerry Ln McAllen, TX	3.0	2.0	2326	$1,650	$0.71	72d	1	1.34mi
413 E Wisteria Ave McAllen, TX	3.0	2.0	1900	$2,200	$1.16	15d	1	1.43mi
512 E Yarrow Ave McAllen, TX	3.0	2.0	1764	$1,800	$1.02	93d	1	1.47mi
101 E Wisteria Ave McAllen, TX	3.0	2.0	2023	$1,875	$0.93	15d	1	1.47mi

Listing history 50 events

1. 2026-08-08
   days on market $149,999 Active 187 DOM
2. 2026-08-07
   days on market $149,999 Active 186 DOM
3. 2026-08-06
   days on market $149,999 Active 185 DOM
4. 2026-08-05
   days on market $149,999 Active 184 DOM
5. 2026-08-04
   days on market $149,999 Active 183 DOM
6. 2026-08-03
   days on market $149,999 Active 182 DOM
7. 2026-07-31
   days on market $149,999 Active 179 DOM
8. 2026-07-29
   days on market $149,999 Active 177 DOM
9. 2026-07-27
   days on market $149,999 Active 175 DOM
10. 2026-07-25
    days on market $149,999 Active 173 DOM
11. 2026-07-23
    days on market $149,999 Active 171 DOM
12. 2026-07-22
    days on market $149,999 Active 170 DOM
13. 2026-07-21
    days on market $149,999 Active 169 DOM
14. 2026-07-18
    days on market $149,999 Active 166 DOM
15. 2026-07-16
    days on market $149,999 Active 164 DOM
16. 2026-07-16
    days on market $149,999 Active 163 DOM
17. 2026-07-14
    days on market $149,999 Active 162 DOM
18. 2026-07-14
    days on market $149,999 Active 161 DOM
19. 2026-07-12
    days on market $149,999 Active 160 DOM
20. 2026-07-11
    days on market $149,999 Active 159 DOM
21. 2026-07-10
    days on market $149,999 Active 158 DOM
22. 2026-07-09
    days on market $149,999 Active 157 DOM
23. 2026-07-07
    days on market $149,999 Active 155 DOM
24. 2026-07-06
    days on market $149,999 Active 154 DOM
25. 2026-07-05
    days on market $149,999 Active 153 DOM
26. 2026-07-04
    days on market $149,999 Active 152 DOM
27. 2026-07-03
    days on market $149,999 Active 151 DOM
28. 2026-07-02
    days on market $149,999 Active 150 DOM
29. 2026-07-01
    days on market $149,999 Active 149 DOM
30. 2026-06-30
    days on market $149,999 Active 148 DOM
31. 2026-06-29
    days on market $149,999 Active 147 DOM
32. 2026-06-28
    days on market $149,999 Active 146 DOM
33. 2026-06-28
    days on market $149,999 Active 145 DOM
34. 2026-06-27
    days on market $149,999 Active 144 DOM
35. 2026-06-25
    days on market $149,999 Active 142 DOM
36. 2026-06-23
    days on market $149,999 Active 140 DOM
37. 2026-06-22
    days on market $149,999 Active 139 DOM
38. 2026-06-18
    days on market $149,999 Active 136 DOM
39. 2026-06-17
    days on market $149,999 Active 135 DOM
40. 2026-06-16
    days on market $149,999 Active 134 DOM
41. 2026-06-15
    days on market $149,999 Active 133 DOM
42. 2026-06-14
    days on market $149,999 Active 131 DOM
43. 2026-06-13
    days on market $149,999 Active 130 DOM
44. 2026-06-10
    days on market $149,999 Active 128 DOM
45. 2026-06-09
    days on market $149,999 Active 127 DOM
46. 2026-06-08
    days on market $149,999 Active 126 DOM
47. 2026-06-07
    days on market $149,999 Active 125 DOM
48. 2026-06-03
    days on market $149,999 Active 121 DOM
49. 2026-06-02
    days on market $149,999 Active 120 DOM
50. 2026-06-01
    days on market $149,999 Active 119 DOM

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $4,494 · $374/mo
• Projected year-2 tax: $4,494 · $374/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,671
• − Mortgage interest: −$8,402
• − Property taxes: −$4,494
• − Insurance: −$750
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − Depreciation: −$4,364
• Taxable income: $2,714
• Est. tax owed @ 24.0%: −$651
• After-tax cash flow: $4,156/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $59,250–$106,650 screening

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathrooms, roof, exterior, and landscaping.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen flooring — dated and in need of replacement
• Moderate bathroom tile — dated and in need of replacement
• Moderate roof — visible wear and potential leaks
• Moderate exterior paint — some discoloration and wear
• Moderate landscaping — overgrown areas and basic landscaping

Value-add opportunities

• Both update kitchen cabinets and flooring — modernizing the kitchen will appeal to both buyers and renters ↑
• Both repair and replace roof — a repaired roof will prevent leaks and improve the home's overall appearance ↑
• Both paint interior walls and exterior — fresh paint will improve the home's curb appeal and interior aesthetics ↑
• Both landscape and add curb appeal — a well-maintained yard will attract more buyers and renters ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Allen & William Arnold El F TX #4,021/4,322 Nat'l #36,424/41,679 Middle Lyndon B Johnson Middle F TX #1,520/1,662 Nat'l #12,279/14,009 High Psja North Early College H S F TX #859/1,632 Nat'l #8,724/17,239

Schools (NCES district)

• District: Pharr-San Juan-Alamo ISD
• NCES district ID: 4834860
• Math proficiency: 18% ▼ -34.00%
• Reading proficiency: 30% ▼ -11.00%
• Median HH income: $33,757
• Composite: 19.63/100
• National rank: #8744
• State rank: #740 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 · 955,232 people
• City population: 144,650
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 14,250
• Household income: $53,667
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (99%)
• Race & ethnicity: Hispanic / Latino 99% Two or more races 47%
• Hispanic origin (detail): Mexican 93%
• Foreign-born: 39% · Canada
• Languages at home: 6% English-only · Spanish 94%

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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: ▲ 34.26%
• Current HPI: 225.701
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

+15.4% since first listed

8 events — show timeline

• 2026-02-02 Listed $149,999 MCALLENMLS
• 2022-07-29 Sold (MLS) — MCALLENMLS
• 2022-06-16 Pending — MCALLENMLS
• 2022-06-13 Contingent — MCALLENMLS
• 2022-05-25 Relisted — MCALLENMLS
• 2022-05-20 Contingent — MCALLENMLS
• 2022-05-13 Price Changed $120,000 MCALLENMLS
• 2022-05-01 Listed $130,000 MCALLENMLS

Property tax history

+89.2%/yr

Latest (2017): $4,494 · +627.1% YoY. Source: county tax records.