2500 Duke Ave · McAllen, TX 78504

$221,000

3 bd · 2.0 ba · 1,519 sqft · SingleFamily public records · 118 Days on market

Built 2000 6,456 sqft lot $145/sqft · 7% below area Est $237k · 7% under ↓ 8% since listing

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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).

• Cash flow +11.5/30.0
• ARV discount +10.5/15.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• Schools +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful home features 3 bedrooms, 2 bathrooms, and a 2-car garage, offering a spacious and inviting floor plan. The home boasts a large formal living room that seamlessly flows into the open kitchen, breakfast nook, and formal dining area, making it perfect for both entertaining and everyday living. Enjoy outdoor living on the screened patio overlooking a fully fenced backyard, ideal for relaxing or hosting gatherings. Conveniently located just minutes from shopping centers, restaurants, and schools, this home offers comfort, space, and an excellent location.

Key facts

• Screened patio
• Formal living room
• Excellent location

Tags

• FORMAL LIVING ROOM
• OPEN KITCHEN
• SCREENED PATIO
• FULLY FENCED BACKYARD
• EXCELLENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $221k.

Deal economics

• At list price, monthly cash flow is $-71 ($-849/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (11.9% below list).
• Recommended offer: $195k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Mcallen ISD (urban): math 34% / reading 45% proficiency, ranked #440 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dr Pablo Perez (math 52% / reading 57%, grade C, #621 of 4,322 statewide, top 15%, 560 students, 50% FRL); Morris Middle (math 59% / reading 61%, grade B, #158 of 1,662 statewide, top 10%, 1,016 students, 52% FRL); Mcallen H S (math 30% / reading 57%, grade F, #704 of 1,632 statewide, top 43%, 2,133 students, 63% FRL) — zoned schools at 55% FRL track the district average.
• Zoned-school proficiency averages 53% at this address vs 40% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Mcallen ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.6%/yr); 898 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 51% 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 $2k of loan paydown is wiped out by about $7k 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 118 days — a 9% lower offer ($201k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,692 (11.9% 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 118 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.88% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 9.5

CMA / ARV

• ARV (median comp): $236,954
• List price: $221,000
• Delta: -6.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2500 Duke Ave	0.00mi	3/2.0	1,519 (0%)	1mo	$221,000	$145	99
7712 N 26th St	0.31mi	3/2.0	1,402 (-8%)	4mo	$245,000	$175	70
7809 N 27th St	0.31mi	3/2.0	1,622 (+7%)	7mo	$270,000	$166	68
3308 Harvard Ave	0.70mi	3/2.0	1,521 (+0%)	4mo	$264,800	$174	64
2604 Toucan Ave	0.68mi	3/2.0	1,456 (-4%)	7mo	$225,000	$155	56
7716 N 26th St	0.30mi	3/2.5	1,724 (+14%)	8mo	$264,900	$154	55
2812 Indian Hill Ave	0.45mi	3/2.0	1,321 (-13%)	4mo	$259,000	$196	54
2713 Toucan Ave	0.74mi	3/2.0	1,661 (+9%)	1mo	$215,000	$129	50
9114 N 25th St	0.57mi	3/2.0	1,715 (+13%)	4mo	$330,000	$192	48
9206 N 25th St	0.61mi	3/2.5	1,680 (+11%)	7mo	$298,750	$178	46
9018 N 22nd Ln	0.56mi	4/2.0 (+1)	1,714 (+13%)	5mo	$285,000	$166	44
8507 N 33rd Ln N	0.69mi	4/2.0 (+1)	1,692 (+11%)	6mo	$289,000	$171	39

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: -19.0%
• Equity multiple: 0.34×
• Total profit: $-41,079
• Equity at exit: $32,952

10-year hold

• IRR: -12.5%
• Equity multiple: 0.28×
• Total profit: $-44,664
• Equity at exit: $19,108

Cash invested: $61,880 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,947 high
• Mortgage (P&I): −$1,159
• Tax from tax record: −$358 /mo · $4,294/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-71

Break-even live

Break-even rent $2,037

Max offer price $208,497

Occupancy floor 99%

Sensitivity live

Price	-10% $54	-5% $-8	+0% $-71	+5% $-133	+10% $-196
Rent	-10% $-225	-5% $-148	+0% $-71	+5% $6	+10% $83
Rate	-1.0pp $41	-0.5pp $-15	base $-71	+0.5pp $-128	+1.0pp $-186

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: $55,250
• Closing costs: $6,630
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8101 N 23rd St Unit 27 McAllen, TX	3.0	2.5	1600	$1,900	$1.19	25d	1	0.06mi
8101 N 23rd St Unit 29 McAllen, TX	3.0	2.5	1600	$1,900	$1.19	45d	1	0.06mi
2613 Fairmont Ave McAllen, TX	3.0	2.0	1735	$2,000	$1.15	45d	1	0.24mi
2809 Grambling Ave McAllen, TX	3.0	2.5	2152	$2,500	$1.16	45d	1	0.34mi
7601 N 21st St McAllen, TX	3.0	2.5	1888	$2,600	$1.38	45d	1	0.45mi
7504 N 21st St McAllen, TX	3.0	2.0	1746	$1,800	$1.03	16d	1	0.49mi
2629 Warbler Ave McAllen, TX	3.0	2.5	1420	$2,100	$1.48	45d	1	0.50mi
8914 N 29th Ln McAllen, TX	3.0	2.0	1165	$1,325	$1.14	45d	1	0.62mi
2900 Kilgore Ave McAllen, TX	3.0	2.0	1144	$1,400	$1.22	25d	1	0.62mi
9104 N 28th St McAllen, TX	3.0	2.0	1747	$1,900	$1.09	16d	1	0.62mi
2717 Umbrellabird Ave McAllen, TX	3.0	2.0	1521	$1,695	$1.11	45d	1	0.65mi
8406 N 33rd Ln McAllen, TX	3.0	2.0	1448	$2,000	$1.38	16d	1	0.66mi
1800 Kingsborough Ave McAllen, TX	3.0	2.0	2027	$2,200	$1.09	25d	1	0.71mi
8330 N 34th Ln McAllen, TX	2.0	3.0	1458	$2,250	$1.54	25d	1	0.72mi
3500 Duke Ave Unit 4 McAllen, TX	3.0	2.0	1180	$1,600	$1.36	45d	1	0.79mi
7008 N 23rd St Unit 117 McAllen, TX	2.0	2.0	1327	$1,275	$0.96	46d	1	0.79mi
2908 Providence Ave McAllen, TX	3.0	2.5	1646	$1,750	$1.06	45d	1	0.88mi
2920 Providence Ave McAllen, TX	3.0	2.5	1848	$1,600	$0.87	25d	1	0.90mi
4923 N 35th Ln McAllen, TX	2.0–4.0	2.0–2.5	1373	$2,062	$1.50	16d	11	0.92mi
3213 Princeton Ave McAllen, TX	3.0	2.5	1868	$1,850	$0.99	16d	1	0.94mi
3601 Warbler Ave McAllen, TX	3.0	2.0	1568	$1,500	$0.96	25d	1	0.97mi
2625 Mynah Ave McAllen, TX	3.0	2.0	1506	$2,150	$1.43	45d	1	1.08mi
3212 Oriole Ave McAllen, TX	3.0	2.0	1543	$1,850	$1.20	20d	1	1.11mi
3908 Zenker Ave McAllen, TX	4.0	2.5	1946	$3,500	$1.80	45d	1	1.11mi
3509 Robin Ave McAllen, TX	3.0	2.0	1827	$1,795	$0.98	16d	1	1.12mi
4012 Auburn Ave McAllen, TX	3.0	2.0	1843	$2,000	$1.09	45d	1	1.14mi
4012 Auburn Ave McAllen, TX	3.0	2.0	1843	$1,900	$1.03	16d	1	1.14mi
1205 Ozark Ave McAllen, TX	3.0	3.0	1955	$2,800	$1.43	25d	1	1.19mi
1304 Providence Ave McAllen, TX	3.0	2.5	2029	$3,750	$1.85	45d	1	1.19mi
1216 Quail Ave McAllen, TX	3.0	2.0	1842	$1,700	$0.92	45d	1	1.25mi
6313 N 20th St McAllen, TX	3.0	2.0	1326	$1,550	$1.17	16d	1	1.28mi
3409 Martin Ave McAllen, TX	4.0	2.0	1958	$1,895	$0.97	16d	1	1.36mi
10315 N 26th Ln McAllen, TX	3.0	2.5	2124	$2,300	$1.08	16d	1	1.37mi
3021 Hummingbird Ave McAllen, TX	3.0	2.0	1374	$1,500	$1.09	25d	1	1.42mi
5901 N 22nd St McAllen, TX	3.0	1.5	1075	$1,250	$1.16	45d	1	1.43mi
11507 N 24th Ln Unit 3 McAllen, TX	3.0	2.0	1080	$1,300	$1.20	45d	1	1.44mi
11403 N 24th Ln Unit 4 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	45d	1	1.44mi
11502 N 24th Ln Apt 1 McAllen, TX	2.0	2.0	1050	$1,195	$1.14	45d	1	1.44mi
1409 Xavier Ave McAllen, TX	2.0	2.0	1178	$1,750	$1.49	45d	1	1.49mi

Listing history 7 events

1. 2026-05-06
   status Pending 572-char remark

   Show marketing remark (572 chars)

   This beautiful home features 3 bedrooms, 2 bathrooms, and a 2-car garage, offering a spacious and inviting floor plan. The home boasts a large formal living room that seamlessly flows into the open kitchen, breakfast nook, and formal dining area, making it perfect for both entertaining and everyday living. Enjoy outdoor living on the screened patio overlooking a fully fenced backyard, ideal for relaxing or hosting gatherings. Conveniently located just minutes from shopping centers, restaurants, and schools, this home offers comfort, space, and an excellent location.

2. 2026-04-09
   price $221,000 572-char remark

   Show marketing remark (572 chars)

   This beautiful home features 3 bedrooms, 2 bathrooms, and a 2-car garage, offering a spacious and inviting floor plan. The home boasts a large formal living room that seamlessly flows into the open kitchen, breakfast nook, and formal dining area, making it perfect for both entertaining and everyday living. Enjoy outdoor living on the screened patio overlooking a fully fenced backyard, ideal for relaxing or hosting gatherings. Conveniently located just minutes from shopping centers, restaurants, and schools, this home offers comfort, space, and an excellent location.

3. 2026-03-18
   price $231,000 572-char remark

   Show marketing remark (572 chars)

   This beautiful home features 3 bedrooms, 2 bathrooms, and a 2-car garage, offering a spacious and inviting floor plan. The home boasts a large formal living room that seamlessly flows into the open kitchen, breakfast nook, and formal dining area, making it perfect for both entertaining and everyday living. Enjoy outdoor living on the screened patio overlooking a fully fenced backyard, ideal for relaxing or hosting gatherings. Conveniently located just minutes from shopping centers, restaurants, and schools, this home offers comfort, space, and an excellent location.

4. 2026-02-27
   price $236,000 572-char remark

   Show marketing remark (572 chars)

   This beautiful home features 3 bedrooms, 2 bathrooms, and a 2-car garage, offering a spacious and inviting floor plan. The home boasts a large formal living room that seamlessly flows into the open kitchen, breakfast nook, and formal dining area, making it perfect for both entertaining and everyday living. Enjoy outdoor living on the screened patio overlooking a fully fenced backyard, ideal for relaxing or hosting gatherings. Conveniently located just minutes from shopping centers, restaurants, and schools, this home offers comfort, space, and an excellent location.

5. 2026-01-09
   soldstatus
6. 2026-01-07
   listed $240,000 Active 572-char remark

   Show marketing remark (572 chars)

   This beautiful home features 3 bedrooms, 2 bathrooms, and a 2-car garage, offering a spacious and inviting floor plan. The home boasts a large formal living room that seamlessly flows into the open kitchen, breakfast nook, and formal dining area, making it perfect for both entertaining and everyday living. Enjoy outdoor living on the screened patio overlooking a fully fenced backyard, ideal for relaxing or hosting gatherings. Conveniently located just minutes from shopping centers, restaurants, and schools, this home offers comfort, space, and an excellent location.

7. 2025-06-03
   soldstatus

ⓘ 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: $4,294 · $358/mo
• Projected year-2 tax: $4,294 · $358/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 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: $23,363
• − Mortgage interest: −$12,379
• − Property taxes: −$4,294
• − Insurance: −$1,105
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − Depreciation: −$6,429
• Taxable loss: −$4,582
• Est. tax savings @ 24.0%: +$1,100
• After-tax cash flow: $250/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: Mcallen ISD
• NCES district ID: 4829670
• Math proficiency: 34% ▼ -22.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $40,805
• Composite: 33.16/100
• National rank: #5551
• State rank: #440 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

-7.9% since first listed

7 events — show timeline

• 2026-05-06 Pending — MCALLENMLS
• 2026-04-09 Price Changed $221,000 MCALLENMLS
• 2026-03-18 Price Changed $231,000 MCALLENMLS
• 2026-02-27 Price Changed $236,000 MCALLENMLS
• 2026-01-09 Sold (Public Records) — Public Records
• 2026-01-07 Listed $240,000 MCALLENMLS
• 2025-06-03 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $4,294 · +7.0% YoY. Source: county tax records.