2721 N 26th St · McAllen, TX 78501

$169,900

3 bd · 2.0 ba · 1,137 sqft · SingleFamily public records · 25 Days on market

Built 1981 5,248 sqft lot $149/sqft · 28% above area Est $173k · 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 +8.4/15.0
• Cash flow +6.2/30.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

*FORECLOSURE* THIS ONE STORY BRICK HOME HAS LOT'S POTENTIAL. WITH A LITTLE TLC IT COULD BE A GREAT HOME! GARAGE HAS BEEN CONVERTED INTO A BEDROOM. SPACIOUS LIVING ROOM WITH SLIDING GLASS DOORS TO THE EXTERIOR. SOLD AS IS. DUE DILIGENCE TO BE DONE PRIOR TO BIDDING. BUYER OR BUYER S AGENT TO VERIFY ALL INFORMATION: SCHOOLS, TAXES, RESTRICTIONS AND ROOM SIZES, ETC.

Key facts

• Covered porch
• Shopping centers
• Garage converted

Tags

• COVERED PATIO
• COVERED PORCH
• SHOPPING CENTERS
• DINING OPTIONS
• GARAGE CONVERTED

Property features AI

Finance

• Other: Lot area about 5,249 square feet (0.1205 acres)
• HOA & community: No association

Exterior

• Parking: No garage; No carport; No covered parking (0 total parking spaces)
• Utilities: Public water; City sewer; Electric service for heating and cooling
• Home design: Property information from HidalgoCAD
• Construction: Brick and stone construction; Shingle roof; Slab foundation; Building area approximately 1,489 square feet
• Exterior features: Privacy wood fence; Mature trees; Paved road access

Interior

• Kitchen: Electric water heater; No conveying appliances
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Granite countertops; Ceiling fans; No window coverings
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-313 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (32.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (28.5% below list).
• Recommended offer: $115k (32.5% below list) — sets the bar for cash-flow.

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: Seguin El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 577 students, 96% FRL); De Leon Middle (math 20% / reading 38%, grade F, #1,103 of 1,662 statewide, top 67%, 800 students, 86% FRL); Rowe H S (math 25% / reading 53%, grade F, #859 of 1,632 statewide, top 53%, 1,944 students, 74% FRL) — zoned schools average 85% FRL vs 50% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 385 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).
• This rent runs 30% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 25 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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, 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 $114,647 (32.5% 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: 0.72% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.89%
• DSCR: 0.65
• GRM: 11.6

CMA / ARV

• ARV (median comp): $173,406
• List price: $169,900
• Delta: -2.02%
• 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
2908 N 26th St	0.13mi	3/2.0	1,063 (-6%)	8mo	$175,000	$165	77
2020 Camellia Ave	0.50mi	3/2.0	1,140 (+0%)	10mo	$150,000	$132	68
2921 N 24th St N	0.24mi	3/2.0	1,116 (-2%)	22mo	$189,000	$169	67
2409 N 25th 1/2 St	0.18mi	3/2.0	1,264 (+11%)	12mo	$189,900	$150	63
2436 Quince Ave	0.63mi	3/1.5	1,134 (-0%)	7mo	$165,000	$146	63
2317 N 31st St	0.42mi	3/2.0	1,106 (-3%)	18mo	$195,000	$176	61
2105 Harvey St	0.46mi	3/2.0	1,170 (+3%)	22mo	$175,000	$150	56
2904 Walnut Ave	0.37mi	3/2.0	1,195 (+5%)	24mo	$195,000	$163	54
3616 Westway Ave	0.68mi	3/2.0	1,188 (+4%)	16mo	$159,000	$134	47
2825 Sycamore Ave	0.53mi	3/1.5	1,204 (+6%)	20mo	$140,000	$116	47
2108 Camellia Ave	0.46mi	3/2.0	1,284 (+13%)	15mo	$209,000	$163	44
1901 Harvey Dr	0.65mi	3/2.0	1,292 (+14%)	10mo	$255,500	$198	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 · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -31.6%
• Equity multiple: -0.03×
• Total profit: $-48,847
• Equity at exit: $25,333

10-year hold

• IRR: -43.2%
• Equity multiple: -0.55×
• Total profit: $-73,767
• Equity at exit: $14,690

Cash invested: $47,572 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,215 high
• Mortgage (P&I): −$891
• Tax from tax record: −$311 /mo · $3,734/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-313

Break-even live

Break-even rent $1,611

Max offer price $114,647

Occupancy floor —

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2716 N 27th Ln McAllen, TX	3.0	2.5	1458	$1,750	$1.20	14d	1	0.11mi
3101 N 25 1/2 St McAllen, TX	3.0	2.0	1462	$1,600	$1.09	23d	1	0.23mi
2901 Whitewing Ave Unit 3 McAllen, TX	2.0	2.0	1000	$825	$0.82	44d	1	0.24mi
3210 N 25 1/2 St McAllen, TX	2.0	1.5	868	$995	$1.15	14d	1	0.34mi
2716 N 31st St #3 McAllen, TX	3.0	1.5	940	$900	$0.96	23d	1	0.34mi
2716 N 31st St #4 McAllen, TX	3.0	1.5	940	$900	$0.96	44d	1	0.34mi
2816 Gardenia Cir McAllen, TX	3.0	2.0	1365	$3,600	$2.64	44d	1	0.36mi
2501 Hibiscus Ave McAllen, TX	2.0	1.0	845	$912	$1.08	44d	1	0.37mi
2421 Vine Ave Unit C McAllen, TX	2.0	1.0	1050	$800	$0.76	14d	1	0.38mi
3105 Highland Ave Unit 6 McAllen, TX	3.0	1.0	987	$750	$0.76	19d	1	0.38mi
3105 Highland Ave Apt 5 McAllen, TX	3.0	1.0	987	$750	$0.76	44d	1	0.38mi
2513 N 32nd St Unit 4 McAllen, TX	2.0	1.0	789	$650	$0.82	14d	1	0.43mi
2425 Tamarack Ave Unit B McAllen, TX	2.0	1.0	825	$700	$0.85	44d	1	0.48mi
2432 W Iris Ave McAllen, TX	4.0	2.0	1397	$1,700	$1.22	44d	1	0.50mi
2433 Kerria Ave McAllen, TX	3.0	2.0	1286	$1,500	$1.17	44d	1	0.58mi
3501 Westway Ave McAllen, TX	3.0	2.0	1364	$1,500	$1.10	23d	1	0.59mi
2616 Quince Ave McAllen, TX	3.0	2.0	1134	$1,450	$1.28	23d	1	0.61mi
1900 La Vista Ave McAllen, TX	4.0	2.0	1410	$2,400	$1.70	44d	1	0.68mi
3616 Harvey St Unit 5 McAllen, TX	2.0	1.0	783	$695	$0.89	44d	1	0.69mi
3616 Harvey Dr W Unit 2 McAllen, TX	2.0	1.0	783	$695	$0.89	23d	1	0.69mi
4216 Walnut Ave Unit 4 McAllen, TX	2.0	2.0	831	$1,275	$1.53	44d	1	0.73mi
4220 Walnut Ave Unit 2 McAllen, TX	3.0	2.0	1020	$1,375	$1.35	44d	1	0.73mi
4208 La Vista Ave Unit 3 McAllen, TX	2.0	2.0	826	$1,075	$1.30	23d	1	0.73mi
4105 La Vista Ave Unit 1 McAllen, TX	2.0	2.0	841	$1,100	$1.31	44d	1	0.73mi
2109 Kerria Ave Unit 4 McAllen, TX	2.0	2.0	950	$900	$0.95	23d	1	0.75mi
3800 Westway Ave McAllen, TX	3.0	2.0	1443	$1,775	$1.23	44d	1	0.78mi
3800 Westway Ave McAllen, TX	3.0	2.0	1443	$1,950	$1.35	14d	1	0.78mi
1901 Japonica Ave Unit 35 McAllen, TX	2.0	2.0	965	$795	$0.82	23d	1	0.79mi
1901 Japonica Ave Unit 29 McAllen, TX	2.0	2.0	965	$745	$0.77	23d	1	0.82mi
1901 Japonica Ave Unit 2 McAllen, TX	2.0	2.0	965	$850	$0.88	44d	1	0.82mi
3812 Camellia Ave McAllen, TX	3.0	1.0	1000	$1,350	$1.35	44d	1	0.83mi
1600 Tamarack Ave Apt 64 McAllen, TX	2.0	1.0	820	$800	$0.98	44d	1	0.94mi
1600 Tamarack Ave Unit 88 McAllen, TX	2.0	2.0	1000	$850	$0.85	44d	1	0.94mi
1600 Tamarack Ave Apt 64 McAllen, TX	2.0	1.0	1000	$790	$0.79	23d	1	0.94mi
4104 Walnut Ave Unit 4 McAllen, TX	2.0	2.0	950	$1,125	$1.18	14d	1	1.00mi
1601 Redwood Ave McAllen, TX	2.0	1.0	1292	$1,100	$0.85	44d	1	1.04mi
4405 N 27th St McAllen, TX	3.0	2.0	1382	$1,695	$1.23	44d	1	1.04mi
3908 Walnut Ave Unit 3 McAllen, TX	2.0	2.0	850	$1,195	$1.41	44d	1	1.05mi
1715 W Nolana Ave Unit 3 McAllen, TX	2.0	2.0	960	$950	$0.99	23d	1	1.05mi
4116 Walnut Ave Unit 1 McAllen, TX	2.0	2.0	950	$1,025	$1.08	14d	1	1.06mi

Listing history 14 events

1. 2026-06-01
   status $169,900 Pending 25 DOM
2. 2026-05-31
   days on market $169,900 Option 25 DOM
3. 2026-05-31
   days on market $169,900 Option 24 DOM
4. 2026-05-06
   listed $169,900 Active 298-char remark
5. 2025-08-15
   historical $1,500
6. 2025-08-06
   price $1,500
7. 2025-05-15
   listed $1,600
8. 2022-07-01
   soldstatus
9. 2018-06-05
   price $50,000 365-char remark

   Show marketing remark (365 chars)

   *FORECLOSURE* THIS ONE STORY BRICK HOME HAS LOT'S POTENTIAL. WITH A LITTLE TLC IT COULD BE A GREAT HOME! GARAGE HAS BEEN CONVERTED INTO A BEDROOM. SPACIOUS LIVING ROOM WITH SLIDING GLASS DOORS TO THE EXTERIOR. SOLD AS IS. DUE DILIGENCE TO BE DONE PRIOR TO BIDDING. BUYER OR BUYER S AGENT TO VERIFY ALL INFORMATION: SCHOOLS, TAXES, RESTRICTIONS AND ROOM SIZES, ETC.

10. 2014-07-15
    soldstatus 365-char remark

    Show marketing remark (365 chars)

    *FORECLOSURE* THIS ONE STORY BRICK HOME HAS LOT'S POTENTIAL. WITH A LITTLE TLC IT COULD BE A GREAT HOME! GARAGE HAS BEEN CONVERTED INTO A BEDROOM. SPACIOUS LIVING ROOM WITH SLIDING GLASS DOORS TO THE EXTERIOR. SOLD AS IS. DUE DILIGENCE TO BE DONE PRIOR TO BIDDING. BUYER OR BUYER S AGENT TO VERIFY ALL INFORMATION: SCHOOLS, TAXES, RESTRICTIONS AND ROOM SIZES, ETC.

11. 2014-06-11
    price $50,459 365-char remark

    Show marketing remark (365 chars)

    *FORECLOSURE* THIS ONE STORY BRICK HOME HAS LOT'S POTENTIAL. WITH A LITTLE TLC IT COULD BE A GREAT HOME! GARAGE HAS BEEN CONVERTED INTO A BEDROOM. SPACIOUS LIVING ROOM WITH SLIDING GLASS DOORS TO THE EXTERIOR. SOLD AS IS. DUE DILIGENCE TO BE DONE PRIOR TO BIDDING. BUYER OR BUYER S AGENT TO VERIFY ALL INFORMATION: SCHOOLS, TAXES, RESTRICTIONS AND ROOM SIZES, ETC.

12. 2014-06-11
    historical 365-char remark

    Show marketing remark (365 chars)

    *FORECLOSURE* THIS ONE STORY BRICK HOME HAS LOT'S POTENTIAL. WITH A LITTLE TLC IT COULD BE A GREAT HOME! GARAGE HAS BEEN CONVERTED INTO A BEDROOM. SPACIOUS LIVING ROOM WITH SLIDING GLASS DOORS TO THE EXTERIOR. SOLD AS IS. DUE DILIGENCE TO BE DONE PRIOR TO BIDDING. BUYER OR BUYER S AGENT TO VERIFY ALL INFORMATION: SCHOOLS, TAXES, RESTRICTIONS AND ROOM SIZES, ETC.

13. 2014-02-03
    listed $50,000 365-char remark

    Show marketing remark (365 chars)

    *FORECLOSURE* THIS ONE STORY BRICK HOME HAS LOT'S POTENTIAL. WITH A LITTLE TLC IT COULD BE A GREAT HOME! GARAGE HAS BEEN CONVERTED INTO A BEDROOM. SPACIOUS LIVING ROOM WITH SLIDING GLASS DOORS TO THE EXTERIOR. SOLD AS IS. DUE DILIGENCE TO BE DONE PRIOR TO BIDDING. BUYER OR BUYER S AGENT TO VERIFY ALL INFORMATION: SCHOOLS, TAXES, RESTRICTIONS AND ROOM SIZES, ETC.

14. 2000-08-23
    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: $3,734 · $311/mo
• Projected year-2 tax: $3,734 · $311/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 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 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,585
• − Mortgage interest: −$9,517
• − Property taxes: −$3,734
• − Insurance: −$850
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$4,943
• Taxable loss: −$6,792
• Est. tax savings @ 24.0%: +$1,630
• After-tax cash flow: $-2,123/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

+239.8% since first listed

13 events — show timeline

• 2026-06-01 Pending — MCALLENMLS
• 2026-05-21 Contingent — MCALLENMLS
• 2026-05-06 Listed $169,900 MCALLENMLS
• 2025-08-15 Rental Removed $1,500 MCALLENMLS
• 2025-08-06 Price Changed $1,500 MCALLENMLS
• 2025-05-15 Listed for Rent $1,600 MCALLENMLS
• 2022-07-01 Sold (Public Records) — Public Records
• 2018-06-05 Price Changed $50,000 MCALLENMLS
• 2014-07-15 Sold (MLS) — MCALLENMLS
• 2014-06-11 Delisted — MCALLENMLS
• 2014-06-11 Price Changed $50,459 MCALLENMLS
• 2014-02-03 Listed $50,000 MCALLENMLS
• 2000-08-23 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $3,734 · -4.8% YoY. Source: county tax records.