600 S 8th St · McAllen, TX 78501

$235,000

1 bd · 1.0 ba · 380 sqft · SingleFamily public records · 7 Days on market

Built 1985 0.33 ac lot $618/sqft · 432% above area Est $245k · at est.

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Why this score? — see what drove the F 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).

• ARV discount +9.4/15.0
• Livability +3.8/5.0
• Cash flow +3.3/30.0
• Schools +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom 2 bath home located in the center of the City Near downtown and entertainment district The property will need some improvements Location Location Location

Key facts

• 0.33 acre lot
• 2 parking spots
• Built 1985

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces; No garage
• Utilities: Public water; City sewer; Electric service available
• Home design: Brick construction; Slab foundation; Composition shingle roof; Paved road access
• Construction: Brick exterior
• Exterior features: Covered patio; Manual gate; Mature trees; Chain link fence; Corner lot

Interior

• Kitchen: Microwave; Stove/Range
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Natural Gas); Central air conditioning (Gas); Thermostat
• Interior features: Laminate countertops; Ceiling fans; Walk-in closet(s); Window coverings
• Laundry & utility: Dedicated laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-729 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (54.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $83k (64.5% below list).
• Recommended offer: $83k (64.5% below list) — sets the bar for 1% rule.
• Cap rate 2.6% vs local median 3.7% in McAllen — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Fields El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 481 students, 91% FRL); Travis Middle (math 16% / reading 28%, grade F, #1,360 of 1,662 statewide, top 83%, 516 students, 96% FRL); Mcallen H S (math 30% / reading 57%, grade F, #704 of 1,632 statewide, top 43%, 2,133 students, 63% FRL) — zoned schools average 83% FRL vs 50% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 385 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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

• Climate carrying-cost: severe wind risk, 98% 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 $83,423 (64.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.35% ✗
• Cap rate: 2.57%
• Cash-on-cash: -13.30%
• DSCR: 0.41
• GRM: 23.5

CMA / ARV

• ARV (median comp): $245,329
• List price: $235,000
• Delta: -2.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -42.3%
• Equity multiple: -0.30×
• Total profit: $-85,662
• Equity at exit: $35,039

10-year hold

• IRR: -79.4%
• Equity multiple: -1.11×
• Total profit: $-138,977
• Equity at exit: $20,319

Cash invested: $65,800 (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 78501

• Home prices YoY: -23.3%
• Rents YoY: 1.8%
• Active inventory: 385
• Price-to-rent: 23.5×

Monthly cashflow live

• Estimated rent: $834 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$58 /mo · $694/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $-729

Break-even live

Break-even rent $1,757

Max offer price $106,200

Occupancy floor —

Sensitivity live

Price	-10% $-596	-5% $-663	+0% $-729	+5% $-796	+10% $-862
Rent	-10% $-795	-5% $-762	+0% $-729	+5% $-696	+10% $-663
Rate	-1.0pp $-611	-0.5pp $-669	base $-729	+0.5pp $-790	+1.0pp $-852

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 S 4th St McAllen, TX	—	1.0	330	$774	$2.34	15d	10	0.41mi
525 N 20th St Unit F McAllen, TX	1.0	1.0	350	$750	$2.14	22d	1	1.16mi

Listing history 21 events

1. 2026-06-15
   status $235,000 Pending 7 DOM
2. 2026-06-15
   days on market $235,000 Active 7 DOM
3. 2026-06-14
   days on market $235,000 Active 5 DOM
4. 2026-06-10
   days on market $235,000 Active 2 DOM
5. 2026-06-09
   pricedays on marketlisting id $235,000 Active 1 DOM
6. 2026-05-10
   price $1,900
7. 2026-04-23
   price $239,500 181-char remark
8. 2026-04-14
   listed $2,000
9. 2026-03-23
   price $245,000 181-char remark
10. 2026-03-04
    price $249,500 181-char remark
11. 2026-02-18
    price $255,000 181-char remark
12. 2026-01-20
    price $265,000 181-char remark
13. 2026-01-06
    listed $275,000 Active 181-char remark
14. 2021-05-20
    price $126,000 164-char remark

    Show marketing remark (164 chars)

    3 bedroom 2 bath home located in the center of the City Near downtown and entertainment district The property will need some improvements Location Location Location

15. 2021-05-19
    soldstatus Sold 164-char remark

    Show marketing remark (164 chars)

    3 bedroom 2 bath home located in the center of the City Near downtown and entertainment district The property will need some improvements Location Location Location

16. 2021-04-29
    status Pending 164-char remark

    Show marketing remark (164 chars)

    3 bedroom 2 bath home located in the center of the City Near downtown and entertainment district The property will need some improvements Location Location Location

17. 2021-04-28
    price $133,000 164-char remark

    Show marketing remark (164 chars)

    3 bedroom 2 bath home located in the center of the City Near downtown and entertainment district The property will need some improvements Location Location Location

18. 2021-04-21
    historical Option 164-char remark

    Show marketing remark (164 chars)

    3 bedroom 2 bath home located in the center of the City Near downtown and entertainment district The property will need some improvements Location Location Location

19. 2021-04-21
    status Pending 164-char remark

    Show marketing remark (164 chars)

    3 bedroom 2 bath home located in the center of the City Near downtown and entertainment district The property will need some improvements Location Location Location

20. 2021-04-19
    listed $133,000 Active 164-char remark

    Show marketing remark (164 chars)

    3 bedroom 2 bath home located in the center of the City Near downtown and entertainment district The property will need some improvements Location Location Location

21. 2005-02-25
    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: $694 · $58/mo
• Projected year-2 tax: $4,300 · $358/mo
• Expected delta: +$3,606/yr (+$301/mo · 519.3%)

ⓘ 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 9/10 Extreme 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $10,011
• − Mortgage interest: −$13,164
• − Property taxes: −$694
• − Insurance: −$1,175
• − Repairs & maintenance: −$801
• − Management: −$801
• − Depreciation: −$6,836
• Taxable loss: −$13,460
• Est. tax savings @ 24.0%: +$3,231
• After-tax cash flow: $-5,519/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): 58,935
• Household income: $48,071
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 3043.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 32% White 8% Asian 2%
• Hispanic origin (detail): Mexican 85%
• Foreign-born: 28% · Canada, Vietnam
• Languages at home: 22% English-only · Spanish 76%

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: ▼ -69.99%
• Current HPI: 230.0213
• Rent YoY: ▲ 1.78%
• 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

-98.6% since first listed

20 events — show timeline

• 2026-06-19 Rental Removed $1,800 MCALLENMLS
• 2026-06-15 Pending — MCALLENMLS
• 2026-06-08 Listed $235,000 MCALLENMLS
• 2026-05-31 Price Changed $1,800 MCALLENMLS
• 2026-05-10 Price Changed $1,900 MCALLENMLS
• 2026-04-23 Price Changed $239,500 MCALLENMLS
• 2026-04-14 Listed for Rent $2,000 MCALLENMLS
• 2026-03-23 Price Changed $245,000 MCALLENMLS
• 2026-03-04 Price Changed $249,500 MCALLENMLS
• 2026-02-18 Price Changed $255,000 MCALLENMLS
• 2026-01-20 Price Changed $265,000 MCALLENMLS
• 2026-01-06 Listed $275,000 MCALLENMLS
• 2021-05-20 Price Changed $126,000 MCALLENMLS
• 2021-05-19 Sold (MLS) — MCALLENMLS
• 2021-04-29 Pending — MCALLENMLS
• 2021-04-28 Price Changed $133,000 MCALLENMLS
• 2021-04-21 Contingent — MCALLENMLS
• 2021-04-21 Pending — MCALLENMLS
• 2021-04-19 Listed $133,000 MCALLENMLS
• 2005-02-25 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $694 · -0.7% YoY. Source: county tax records.