11312 N 25th St · McAllen, TX 78504

$520,000

16 bd · 8.0 ba · 4,000 sqft · MultiFamily · 75 Days on market

Built 2025 Excellent condition 9,625 sqft lot $130/sqft · at area comps Est $525k · at est. $85/mo HOA · 7% of rent

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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 +14.9/30.0
• ARV discount +7.9/15.0
• Condition / age +5.0/5.0
• DSCR +4.6/10.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• 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 MLS

NORTH PARK ON 107 SUBDIVISION LOT 34

Key facts

• New construction
• 9,625 sq ft lot
• Garage

Tags

• PRIME MCALLEN LOCATION
• NEW CONSTRUCTION
• IMMEDIATE RENTAL INCOME
• STRONG INCOME POTENTIAL

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.
• This rent per unit is only 18% of the median local income ($82k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive. Per door: $38/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 $485k (6.7% below list).
• Recommended offer: $485k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 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 $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 75 days — a 6% lower offer ($489k) 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 $485,000 (6.7% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.93% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 8.9

CMA / ARV

• ARV (median comp): $525,000
• List price: $520,000
• Delta: -0.95%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-74,399
• Equity at exit: $77,534

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-51,736
• 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 →

Active competition Active MLS

• For sale now: 10 active
• Median asking: $520,000 ($130/sqft)
• Median days on market: 38 d
• This list price: 30% of active listings are priced below it
• ARV vs active asking: +1.1% 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: 1251
• Price-to-rent: 35.4×

Monthly cashflow live

• Estimated rent: $4,850 high
• Mortgage (P&I): −$2,727
• Tax est. 1.5%: −$650 /mo · $7,800/yr
• Insurance: −$217
• HOA: −$85
• Vacancy / Maint / Mgmt: −$1,018
• Net cashflow: $153

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,450
▸ 2× units	3	2	$2,400
Total (4 units)			$4,850

Break-even live

Break-even rent $4,656

Max offer price $520,000

Occupancy floor 92%

Sensitivity live

Price	-10% $512	-5% $333	+0% $153	+5% $-27	+10% $-206
Rent	-10% $-230	-5% $-39	+0% $153	+5% $344	+10% $536
Rate	-1.0pp $415	-0.5pp $285	base $153	+0.5pp $18	+1.0pp $-119

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: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11405 N 25th St Unit 1 McAllen, TX	3.0	2.0	1001	$1,200	$1.20	62d	1	0.03mi
11400 N 25th St Unit 3 McAllen, TX	3.0	2.0	1001	$1,200	$1.20	62d	1	0.03mi
11309 N 25th St Unit 2 McAllen, TX	3.0	2.0	1001	$1,300	$1.30	139d	1	0.03mi
11501 N 25th St Unit 1 McAllen, TX	2.0	2.0	896	$1,250	$1.40	139d	1	0.03mi
11308 N 25th St Unit 2 McAllen, TX	2.0	2.0	917	$1,200	$1.31	139d	1	0.03mi
11304 N 25th St Unit 3 McAllen, TX	2.0	2.0	1050	$1,200	$1.14	62d	1	0.03mi
11308 N 25th St Unit 4 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	139d	1	0.03mi
11400 N 25th St Unit 4 McAllen, TX	3.0	2.0	1001	$1,350	$1.35	139d	1	0.03mi
11500 N 25th St Unit 1 McAllen, TX	2.0	2.0	891	$1,200	$1.35	139d	1	0.03mi
11401 N 25th St Unit 1 McAllen, TX	3.0	2.0	1001	$1,200	$1.20	6d	1	0.03mi
11304 N 25th St Unit 4 McAllen, TX	3.0	2.0	1050	$1,300	$1.24	3d	1	0.03mi
11304 N 25th St Unit 2 McAllen, TX	3.0	2.0	1050	$1,195	$1.14	6d	1	0.03mi
11400 N 25th St Unit 2 McAllen, TX	3.0	2.0	1001	$1,200	$1.20	6d	1	0.03mi
11412 N 25th St McAllen, TX	3.0	2.0	1109	$1,350	$1.22	119d	1	0.03mi
11308 N 25th St Unit 3 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	62d	1	0.03mi
11308 N 25th St Unit 3 McAllen, TX	2.0	2.0	917	$1,250	$1.36	6d	1	0.03mi
11309 N 25th St Unit 3 McAllen, TX	3.0	2.0	1001	$1,200	$1.20	62d	1	0.03mi
11412 N 25th Ln Unit 1 McAllen, TX	2.0	2.0	891	$1,200	$1.35	139d	1	0.08mi
11412 N 25th Ln Unit 3 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	139d	1	0.08mi
11403 N 24th St McAllen, TX	2.0	2.0	917	$1,200	$1.31	139d	1	0.10mi
11403 N 24th St Unit 2 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	139d	1	0.10mi
11314 N 24th St Unit 2 McAllen, TX	3.0	2.0	1075	$1,250	$1.16	62d	1	0.12mi
2417 Indian Creek Ave Unit 1 McAllen, TX	2.0	2.0	961	$2,300	$2.39	109d	1	0.26mi
11403 N 24th Ln Unit 1 McAllen, TX	2.0	2.0	917	$1,200	$1.31	139d	1	0.31mi
11507 N 24th Ln Unit 1 McAllen, TX	2.0	2.0	918	$1,195	$1.30	139d	1	0.31mi
11403 N 24th Ln Unit 4 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	139d	1	0.31mi
11507 N 24th Ln Unit 3 McAllen, TX	3.0	2.0	1080	$1,300	$1.20	139d	1	0.31mi
11502 N 24th Ln McAllen, TX	2.0	2.0	1025	$1,200	$1.17	139d	1	0.31mi
11502 N 24th Ln Apt 1 McAllen, TX	2.0	2.0	1050	$1,195	$1.14	139d	1	0.31mi
11505 N 25th St Unit 4 McAllen, TX	2.0	2.0	848	$1,250	$1.47	62d	1	0.41mi
11509 N 25th St Unit C McAllen, TX	3.0	2.0	1064	$1,350	$1.27	139d	1	0.41mi
11509 N 25th St Apt 4 McAllen, TX	2.0	2.0	1034	$1,250	$1.21	6d	1	0.42mi
2901 Texas 107 Unit 322 McAllen, TX	1.0	1.0	821	$625	$0.76	4d	1	0.61mi
2901 Texas 107 Unit 302 McAllen, TX	2.0	1.0	672	$699	$1.04	62d	1	0.61mi
2901 Texas 107 Unit 1040 McAllen, TX	3.0	2.0	960	$899	$0.94	4d	1	0.61mi
2901 Texas 107 Unit 752 McAllen, TX	2.0	1.0	624	$795	$1.27	139d	1	0.61mi
2901 Texas 107 Unit 144 McAllen, TX	3.0	2.0	960	$825	$0.86	139d	1	0.61mi
2901 Texas 107 Unit 228 McAllen, TX	3.0	2.0	960	$899	$0.94	139d	1	0.62mi
2901 Texas 107 Unit 228 McAllen, TX	3.0	2.0	960	$899	$0.94	62d	1	0.62mi
3409 Frio Ave Unit 3 McAllen, TX	2.0	2.0	980	$1,095	$1.12	140d	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 50 events

1. 2026-09-23
   days on market $520,000 Active 75 DOM
2. 2026-09-22
   days on market $520,000 Active 74 DOM
3. 2026-09-21
   days on market $520,000 Active 73 DOM
4. 2026-09-20
   days on market $520,000 Active 72 DOM
5. 2026-09-19
   days on market $520,000 Active 71 DOM
6. 2026-09-18
   days on market $520,000 Active 70 DOM
7. 2026-09-17
   days on market $520,000 Active 69 DOM
8. 2026-09-16
   days on market $520,000 Active 68 DOM
9. 2026-09-15
   days on market $520,000 Active 67 DOM
10. 2026-09-14
    days on market $520,000 Active 66 DOM
11. 2026-09-13
    days on market $520,000 Active 65 DOM
12. 2026-09-12
    days on market $520,000 Active 64 DOM
13. 2026-09-11
    days on market $520,000 Active 63 DOM
14. 2026-09-05
    days on market $520,000 Active 57 DOM
15. 2026-09-04
    days on market $520,000 Active 56 DOM
16. 2026-09-03
    days on market $520,000 Active 55 DOM
17. 2026-08-31
    days on market $520,000 Active 52 DOM
18. 2026-08-30
    days on market $520,000 Active 51 DOM
19. 2026-08-29
    days on market $520,000 Active 50 DOM
20. 2026-08-28
    days on market $520,000 Active 49 DOM
21. 2026-08-27
    days on market $520,000 Active 48 DOM
22. 2026-08-26
    days on market $520,000 Active 47 DOM
23. 2026-08-25
    days on market $520,000 Active 46 DOM
24. 2026-08-24
    days on market $520,000 Active 45 DOM
25. 2026-08-23
    days on market $520,000 Active 44 DOM
26. 2026-08-22
    days on market $520,000 Active 43 DOM
27. 2026-08-21
    days on market $520,000 Active 42 DOM
28. 2026-08-20
    days on market $520,000 Active 41 DOM
29. 2026-08-19
    days on market $520,000 Active 40 DOM
30. 2026-08-18
    days on market $520,000 Active 39 DOM
31. 2026-08-17
    days on market $520,000 Active 38 DOM
32. 2026-08-16
    days on market $520,000 Active 37 DOM
33. 2026-08-15
    days on market $520,000 Active 36 DOM
34. 2026-08-14
    days on market $520,000 Active 35 DOM
35. 2026-08-13
    days on market $520,000 Active 34 DOM
36. 2026-08-12
    days on market $520,000 Active 33 DOM
37. 2026-08-11
    days on market $520,000 Active 32 DOM
38. 2026-08-10
    days on market $520,000 Active 31 DOM
39. 2026-08-09
    days on market $520,000 Active 30 DOM
40. 2026-08-08
    days on market $520,000 Active 29 DOM
41. 2026-08-07
    days on market $520,000 Active 28 DOM
42. 2026-08-06
    days on market $520,000 Active 27 DOM
43. 2026-08-05
    days on market $520,000 Active 26 DOM
44. 2026-08-04
    days on market $520,000 Active 25 DOM
45. 2026-08-03
    days on market $520,000 Active 24 DOM
46. 2026-07-31
    days on market $520,000 Active 21 DOM
47. 2026-07-29
    days on market $520,000 Active 19 DOM
48. 2026-07-27
    days on market $520,000 Active 17 DOM
49. 2026-07-25
    days on market $520,000 Active 15 DOM
50. 2026-07-24
    days on market $520,000 Active 14 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: $58,200
• − Mortgage interest: −$29,128
• − Property taxes: −$7,800
• − Insurance: −$2,600
• − Repairs & maintenance: −$4,656
• − Management: −$4,656
• − HOA: −$1,020
• − Depreciation: −$15,127
• Taxable loss: −$6,787
• Est. tax savings @ 24.0%: +$1,629
• After-tax cash flow: $3,464/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

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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 (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%

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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: ▼ -80.87%
• Current HPI: 194.1764
• 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

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

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