Is 11312 N 25th St in McAllen, TX a good investment?

CashFlowRE grades it D+ with a 6.9% cap rate and $271/mo modeled cash flow at a $520,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 11312 N 25th St?

The modeled cap rate is 6.9% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $5,000/month, from CashFlowRE's rent model.

Fourplex

D+ Composite 48.22

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 +16.2/30.0
ARV discount +7.7/15.0
DSCR +5.0/10.0
Condition / age +5.0/5.0
1% rule +4.6/10.0
Livability +3.8/5.0
Schools +3.4/10.0
Rent growth +2.5/5.0
Appreciation +0.0/10.0

$520,000

11312 N 25th St · McAllen, TX 78504

None bd · None ba · 4,000 sqft · MultiFamily · 29 Days on market

Built 2025 Excellent condition 9,625 sqft lot $130/sqft · at area comps Est $523k · 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 MLS

NORTH PARK ON 107 SUBDIVISION LOT 34

Key facts

New construction
9,625 sq ft lot
Garage

What this means for you Summary

Snapshot

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

Deal economics

At list price, monthly cash flow is $271 ($3k/yr) — positive. Per door: $68/mo.
The deal already cash-flows at list — no discount required.
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $500k (3.8% below list).
Recommended offer: $500k (3.8% below list) — sets the bar for 1% rule.
Cap rate 6.9% 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); 68% 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 29 days — a 2% lower offer ($512k) is reasonable based on typical stale-listing flexibility.
3 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 $500,000 (3.8% below list)

Questions for the listing agent

Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.96% ✗
Cap rate: 6.92%
Cash-on-cash: 2.24%
DSCR: 1.10
GRM: 8.7

CMA / ARV

ARV (median comp): $522,781
List price: $520,000
Delta: -0.53%
Verdict: FAIR
Comps: 12 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	98
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: -12.7%
Equity multiple: 0.54×
Total profit: $-66,849
Equity at exit: $77,534

10-year hold

IRR: -3.7%
Equity multiple: 0.76×
Total profit: $-35,435
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 →

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: 36.1×

Monthly cashflow live

Estimated rent: $5,000 high interval (Pro) →
Mortgage (P&I): −$2,727
Tax est. 1.5%: −$650 /mo · $7,800/yr
Insurance: −$217
HOA: −$85
Lot rent: −$0
Vacancy / Maint / Mgmt: −$1,050
Net cashflow: $271

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,400
#1	2	2	$1,200
#2	2	2	$1,200
▸ 2× units	3	2	$2,600
#3	3	2	$1,300
#4	3	2	$1,300
Total (4 units)			$5,000

Break-even live

Break-even rent $4,656

Max offer price $520,000

Occupancy floor 90%

Sensitivity live

Price	-10% $631	-5% $451	+0% $271	+5% $92	+10% $-88
Rent	-10% $-124	-5% $74	+0% $271	+5% $469	+10% $666
Rate	-1.0pp $533	-0.5pp $404	base $271	+0.5pp $137	+1.0pp $0

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
Club membership (one-time): —
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

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11400 N 25th St Unit 2 McAllen, TX	3.0	2.0	1001	$1,300	$1.30	93d	1	0.03mi
11304 N 25th St Unit 3 McAllen, TX	2.0	2.0	1050	$1,200	$1.14	16d	1	0.03mi
11500 N 25th St Unit 1 McAllen, TX	2.0	2.0	891	$1,200	$1.35	93d	1	0.03mi
11304 N 25th St Unit 4 McAllen, TX	3.0	2.0	1050	$1,350	$1.29	93d	1	0.03mi
11412 N 25th St McAllen, TX	3.0	2.0	1109	$1,350	$1.22	72d	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 2 McAllen, TX	3.0	2.0	1050	$1,300	$1.24	16d	1	0.03mi
11501 N 25th St Unit 1 McAllen, TX	2.0	2.0	896	$1,250	$1.40	93d	1	0.03mi
11400 N 25th St Unit 3 McAllen, TX	3.0	2.0	1001	$1,200	$1.20	16d	1	0.03mi
11401 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 4 McAllen, TX	3.0	2.0	1001	$1,350	$1.35	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
11308 N 25th St Unit 3 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	16d	1	0.03mi
11308 N 25th St Unit 4 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	93d	1	0.03mi
11405 N 25th St Unit 1 McAllen, TX	3.0	2.0	1001	$1,200	$1.20	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
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 McAllen, TX	2.0	2.0	917	$1,200	$1.31	93d	1	0.10mi
11403 N 24th St Unit 2 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	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
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
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
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
2901 Texas 107 Unit 302 McAllen, TX	2.0	1.0	672	$699	$1.04	15d	1	0.61mi
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 752 McAllen, TX	2.0	1.0	624	$795	$1.27	93d	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 3 McAllen, TX	2.0	2.0	980	$1,095	$1.12	93d	1	0.65mi
3305 Frio Ave Unit 1 McAllen, TX	2.0	2.0	980	$950	$0.97	15d	1	0.65mi
3409 Frio Ave Unit 1 McAllen, TX	3.0	2.0	1068	$1,000	$0.94	93d	1	0.65mi
3305 Frio Ave Unit 2 McAllen, TX	2.0	2.0	1026	$950	$0.93	70d	1	0.65mi

Property features AI

Finance

Other: Seller-measured living areaGreen/energy-efficient features (unspecified)Outbuilding listed as none
Financial info: Escrow: 5200
HOA & community: North Park HOA with monthly fee of $85POA mandatory with $250 transfer feeCommunity contains 4 units

Exterior

Parking: 8 total parking spaces8 covered spacesCarport for 8 vehiclesDetached parking
Security: Smoke detectors
Utilities: City sewer5 separate water metersElectric service
Home design: Stucco construction
Construction: Stucco exteriorSlab foundationComposition shingle roof
Exterior features: Patio slabSidewalksSprinkler systemPaved road accessGated communityCurbs

Interior

Kitchen: Microwave
Flooring: Tile floors
Heating & cooling: Central heatingCentral air conditioning
Interior features: Built-in featuresCeiling fansDryer includedMicrowave includedWasher includedSmoke detectors
Laundry & utility: Laundry closetWasher/dryer connectionElectric water heater

Listing history 28 events

2026-08-08

days on market $520,000 Active 29 DOM
2026-08-07

days on market $520,000 Active 28 DOM
2026-08-06

days on market $520,000 Active 27 DOM
2026-08-05

days on market $520,000 Active 26 DOM
2026-08-04

days on market $520,000 Active 25 DOM
2026-08-03

days on market $520,000 Active 24 DOM
2026-07-31

days on market $520,000 Active 21 DOM
2026-07-29

days on market $520,000 Active 19 DOM
2026-07-27

days on market $520,000 Active 17 DOM
2026-07-25

days on market $520,000 Active 15 DOM
2026-07-24

days on market $520,000 Active 14 DOM
2026-07-23

days on market $520,000 Active 13 DOM
2026-07-22

days on market $520,000 Active 12 DOM
2026-07-21

days on market $520,000 Active 11 DOM
2026-07-18

days on market $520,000 Active 8 DOM
2026-07-16

days on market $520,000 Active 6 DOM
2026-07-16

days on market $520,000 Active 5 DOM
2026-07-14

days on market $520,000 Active 4 DOM
2026-07-13

days on market $520,000 Active 3 DOM
2026-07-12

days on market $520,000 Active 2 DOM
2026-07-11

remarks 699-char remark
2026-07-11

days on marketlisting id $520,000 Active 1 DOM
2026-05-31

days on market $520,000 Active 203 DOM
2026-05-31

days on market $520,000 Active 202 DOM
2026-02-17

price $520,000 436-char remark
2025-11-09

soldstatus 36-char remark

Show marketing remark (36 chars)

NORTH PARK ON 107 SUBDIVISION LOT 34
2025-11-09

listed $525,000 Active 436-char remark

Show marketing remark (36 chars)

NORTH PARK ON 107 SUBDIVISION LOT 34
2025-11-09

listed $135,000 36-char remark

Show marketing remark (36 chars)

NORTH PARK ON 107 SUBDIVISION LOT 34

ⓘ 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: $60,000
− Mortgage interest: −$29,128
− Property taxes: −$7,800
− Insurance: −$2,600
− Repairs & maintenance: −$4,800
− Management: −$4,800
− HOA: −$1,020
− Depreciation: −$15,127
Taxable loss: −$5,275

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,266
After-tax cash flow: $4,523/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 · 1 photo

Excellent 100/100 None rehab

This modern, multi-family property in McAllen, TX, is in excellent condition with a well-maintained exterior and landscaping. It offers a fantastic investment opportunity with potential for significant value increase through interior finishing and modern updates.

Value-add opportunities

Both Landscaping enhancement — Enhanced curb appeal and increased property value ↑
Both Interior finishing — Modern finishes can attract more tenants and buyers ↑
Both Kitchen and bathroom updates — Modern kitchens and bathrooms are highly sought after ↑

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: —

Market trends

HPI YoY: ▼ -80.87%
Current HPI: 194.1764
Rent YoY: —
Metro: —
State GDP YoY: ▲ 3.95%
F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
Energy	16	$1,198B
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

-1.0% since first listed

5 events — show timeline

2026-07-11 Listed $520,000 MCALLENMLS
2026-02-17 Price Changed $520,000 MCALLENMLS
2025-11-09 Listed $135,000 MCALLENMLS
2025-11-09 Listed $525,000 MCALLENMLS
2025-11-09 Sold (MLS) — MCALLENMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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