11511 N 24th Ln · McAllen, TX 78504

$520,000

None bd · None ba · 3,500 sqft · MultiFamily · 227 Days on market

Built 2025 Excellent condition 9,625 sqft lot $149/sqft · at area comps Est $525k · at est.

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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 +15.4/30.0
• ARV discount +7.9/15.0
• Condition / age +5.0/5.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• 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

This brand-new, modern fourplex offers an exceptional investment opportunity in a high-demand rental corridor of Edinburg, TX. The property features four total units, each designed with open-concept living spaces, quartz countertops, walk-in closets, and a full appliance package including washer, dryer, refrigerator, stove, and microwave. The property will be move-in ready upon completion and is conveniently located just minutes from UTRGV, the Edinburg Courthouse, major employers, retail, and dining. Strong rental potential supported by steady tenant demand in this growing area. Note: Property is currently under construction. Don’t miss this opportunity to add a high-yield, new-construction asset to your investment portfolio.

Key facts

• Move-in ready
• Quartz countertops
• Walk-in closets

Tags

• OPEN-CONCEPT LIVING SPACES
• QUARTZ COUNTERTOPS
• WALK-IN CLOSETS
• FULL APPLIANCE PACKAGE
• MOVE-IN READY
• STRONG RENTAL POTENTIAL

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2-bath 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 $198 ($2k/yr) — positive. Per door: $50/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 $480k (7.7% below list).
• Recommended offer: $458k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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); 72% 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 227 days — a 12% lower offer ($458k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $457,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

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

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11503 N 24th Ln	0.00mi	—/—	3,998 (+14%)	1mo	$535,000	$134	76
11502 N 24th Ln	0.03mi	—/—	4,100 (+17%)	5mo	$525,000	$128	70
11412 N 25th St	0.29mi	—/—	4,000 (+14%)	3mo	$525,000	$131	60
11500 N 25th Ln	0.25mi	—/—	4,000 (+14%)	9mo	$515,900	$129	57
11509 N 25th St	0.78mi	—/—	4,012 (+15%)	4mo	$535,000	$133	38
11505 N 25th St	0.78mi	—/—	4,012 (+15%)	4mo	$535,000	$133	37
5708 Ozark Ave	1.07mi	—/—	3,978 (+14%)	7mo	$520,000	$131	37
11404 25th St	0.66mi	—/—	4,100 (+17%)	11mo	$525,000	$128	35
11304 25th St	0.78mi	—/—	4,000 (+14%)	8mo	$525,000	$131	34
2501 Indian Creek Ave	0.72mi	—/—	4,100 (+17%)	10mo	$520,000	$127	33
11411 N 25th St	0.78mi	—/—	4,100 (+17%)	11mo	$535,000	$130	31
5701 Ozark Ave	1.09mi	—/—	4,100 (+17%)	19mo	$500,000	$122	24

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-71,554
• Equity at exit: $77,534

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-45,743
• 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: 22 active · 1 under contract
• Months of supply: 26.4 mo (4%/mo absorbed)
• Median asking: $520,000 ($130/sqft)
• Median days on market: 101 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: +15.4% above 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: $4,800 high
• Mortgage (P&I): −$2,727
• Tax est. 1.5%: −$650 /mo · $7,800/yr
• Insurance: −$217
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,008
• Net cashflow: $198

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$4,800
Total (4 units)			$4,800

Break-even live

Break-even rent $4,549

Max offer price $520,000

Occupancy floor 91%

Sensitivity live

Price	-10% $558	-5% $378	+0% $198	+5% $19	+10% $-161
Rent	-10% $-181	-5% $9	+0% $198	+5% $388	+10% $578
Rate	-1.0pp $460	-0.5pp $331	base $198	+0.5pp $64	+1.0pp $-73

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
11507 N 24th Ln Unit 1 McAllen, TX	2.0	2.0	918	$1,195	$1.30	93d	1	0.03mi
11403 N 24th Ln Unit 1 McAllen, TX	2.0	2.0	917	$1,200	$1.31	93d	1	0.03mi
11507 N 24th Ln Unit 3 McAllen, TX	3.0	2.0	1080	$1,300	$1.20	93d	1	0.03mi
11403 N 24th Ln Unit 4 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	93d	1	0.03mi
11502 N 24th Ln Apt 1 McAllen, TX	2.0	2.0	1050	$1,195	$1.14	93d	1	0.06mi
11502 N 24th Ln McAllen, TX	2.0	2.0	1025	$1,200	$1.17	93d	1	0.06mi
11412 N 25th Ln Unit 1 McAllen, TX	2.0	2.0	891	$1,200	$1.35	93d	1	0.22mi
11412 N 25th Ln Unit 3 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	93d	1	0.22mi
11403 N 24th St Unit 2 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	93d	1	0.22mi
11403 N 24th St McAllen, TX	2.0	2.0	917	$1,200	$1.31	93d	1	0.22mi
11314 N 24th St Unit 2 McAllen, TX	3.0	2.0	1075	$1,250	$1.16	16d	1	0.24mi
11308 N 25th St Unit 4 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	93d	1	0.26mi
11501 N 25th St Unit 1 McAllen, TX	2.0	2.0	896	$1,250	$1.40	93d	1	0.26mi
11304 N 25th St Unit 3 McAllen, TX	2.0	2.0	1050	$1,200	$1.14	16d	1	0.26mi
11400 N 25th St Unit 4 McAllen, TX	3.0	2.0	1001	$1,350	$1.35	93d	1	0.26mi
11304 N 25th St Unit 4 McAllen, TX	3.0	2.0	1050	$1,350	$1.29	93d	1	0.26mi
11501 N 25th St Unit 3 McAllen, TX	3.0	2.0	1129	$1,375	$1.22	93d	1	0.26mi
11405 N 25th St Unit 1 McAllen, TX	3.0	2.0	1001	$1,200	$1.20	16d	1	0.26mi
11309 N 25th St Unit 3 McAllen, TX	3.0	2.0	1001	$1,200	$1.20	16d	1	0.26mi
11308 N 25th St Unit 3 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	16d	1	0.26mi
11401 N 25th St Unit 3 McAllen, TX	3.0	2.0	1001	$1,200	$1.20	16d	1	0.26mi
11304 N 25th St Unit 2 McAllen, TX	3.0	2.0	1050	$1,300	$1.24	16d	1	0.26mi
11500 N 25th St Unit 1 McAllen, TX	2.0	2.0	891	$1,200	$1.35	93d	1	0.26mi
11308 N 25th St Unit 2 McAllen, TX	2.0	2.0	917	$1,200	$1.31	93d	1	0.26mi
11400 N 25th St Unit 3 McAllen, TX	3.0	2.0	1001	$1,200	$1.20	16d	1	0.26mi
11412 N 25th St McAllen, TX	3.0	2.0	1109	$1,350	$1.22	72d	1	0.26mi
11400 N 25th St Unit 2 McAllen, TX	3.0	2.0	1001	$1,300	$1.30	93d	1	0.26mi
11309 N 25th St Unit 2 McAllen, TX	3.0	2.0	1001	$1,300	$1.30	93d	1	0.26mi
2417 Indian Creek Ave Unit 1 McAllen, TX	2.0	2.0	961	$2,300	$2.39	63d	1	0.54mi
2909 Fuerte Ave McAllen, TX	3.0	2.0	1440	$1,600	$1.11	93d	1	0.58mi
3132 Zurich Ave McAllen, TX	3.0	2.0	1400	$1,900	$1.36	68d	1	0.62mi
11505 N 25th St Unit 4 McAllen, TX	2.0	2.0	848	$1,250	$1.47	16d	1	0.69mi
11509 N 25th St Unit C McAllen, TX	3.0	2.0	1064	$1,350	$1.27	93d	1	0.69mi
3305 Frio Ave Unit 4 McAllen, TX	3.0	2.0	1026	$1,050	$1.02	15d	1	0.73mi
3409 Frio Ave Unit 3 McAllen, TX	2.0	2.0	980	$1,095	$1.12	93d	1	0.73mi
3409 Frio Ave Unit 1 McAllen, TX	3.0	2.0	1068	$1,000	$0.94	93d	1	0.73mi
3305 Frio Ave Unit 2 McAllen, TX	2.0	2.0	1026	$950	$0.93	70d	1	0.73mi
3305 Frio Ave Unit 1 McAllen, TX	2.0	2.0	980	$950	$0.97	15d	1	0.73mi
10333 N 15th St McAllen, TX	3.0	2.0	1414	$2,100	$1.49	63d	1	0.73mi
10221 N 15th St McAllen, TX	3.0	2.0	1418	$2,200	$1.55	93d	1	0.75mi

Listing history 50 events

1. 2026-08-08
   days on market $520,000 Active 227 DOM
2. 2026-08-06
   days on market $520,000 Active 225 DOM
3. 2026-08-05
   days on market $520,000 Active 224 DOM
4. 2026-08-04
   days on market $520,000 Active 223 DOM
5. 2026-08-03
   days on market $520,000 Active 222 DOM
6. 2026-07-31
   days on market $520,000 Active 219 DOM
7. 2026-07-29
   days on market $520,000 Active 217 DOM
8. 2026-07-27
   days on market $520,000 Active 215 DOM
9. 2026-07-25
   days on market $520,000 Active 213 DOM
10. 2026-07-24
    days on market $520,000 Active 212 DOM
11. 2026-07-23
    days on market $520,000 Active 211 DOM
12. 2026-07-22
    days on market $520,000 Active 210 DOM
13. 2026-07-22
    price $520,000 Active 209 DOM
14. 2026-07-21
    days on market $525,000 Active 209 DOM
15. 2026-07-18
    days on market $525,000 Active 206 DOM
16. 2026-07-16
    days on market $525,000 Active 204 DOM
17. 2026-07-16
    days on market $525,000 Active 203 DOM
18. 2026-07-14
    days on market $525,000 Active 202 DOM
19. 2026-07-13
    days on market $525,000 Active 201 DOM
20. 2026-07-12
    days on market $525,000 Active 200 DOM
21. 2026-07-11
    days on market $525,000 Active 199 DOM
22. 2026-07-10
    days on market $525,000 Active 198 DOM
23. 2026-07-10
    price $525,000 Active 197 DOM
24. 2026-07-09
    days on market $495,000 Active 197 DOM
25. 2026-07-07
    days on market $495,000 Active 195 DOM
26. 2026-07-06
    days on market $495,000 Active 194 DOM
27. 2026-07-05
    days on market $495,000 Active 193 DOM
28. 2026-07-04
    days on market $495,000 Active 192 DOM
29. 2026-07-03
    days on market $495,000 Active 191 DOM
30. 2026-07-02
    days on market $495,000 Active 190 DOM
31. 2026-07-01
    days on market $495,000 Active 189 DOM
32. 2026-06-30
    days on market $495,000 Active 188 DOM
33. 2026-06-29
    days on market $495,000 Active 187 DOM
34. 2026-06-28
    days on market $495,000 Active 186 DOM
35. 2026-06-28
    days on market $495,000 Active 185 DOM
36. 2026-06-27
    days on market $495,000 Active 184 DOM
37. 2026-06-23
    days on market $495,000 Active 180 DOM
38. 2026-06-21
    days on market $495,000 Active 179 DOM
39. 2026-06-18
    days on market $495,000 Active 176 DOM
40. 2026-06-17
    days on market $495,000 Active 175 DOM
41. 2026-06-16
    days on market $495,000 Active 174 DOM
42. 2026-06-15
    days on market $495,000 Active 173 DOM
43. 2026-06-14
    days on market $495,000 Active 171 DOM
44. 2026-06-13
    days on market $495,000 Active 170 DOM
45. 2026-06-10
    days on market $495,000 Active 168 DOM
46. 2026-06-09
    days on market $495,000 Active 167 DOM
47. 2026-06-08
    days on market $495,000 Active 166 DOM
48. 2026-06-07
    days on market $495,000 Active 165 DOM
49. 2026-06-03
    days on market $495,000 Active 161 DOM
50. 2026-06-02
    days on market $495,000 Active 160 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 51% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 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: $57,600
• − Mortgage interest: −$29,128
• − Property taxes: −$7,800
• − Insurance: −$2,600
• − Repairs & maintenance: −$4,608
• − Management: −$4,608
• − Depreciation: −$15,127
• Taxable loss: −$6,271
• Est. tax savings @ 24.0%: +$1,505
• After-tax cash flow: $3,886/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 · 12 photos

Excellent 100/100 None rehab

This brand-new, modern fourplex is move-in ready and offers exceptional investment potential in a high-demand rental corridor.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances both resale and rental appeal. ↑
• Both Addition of smart home features — Improves both resale and rental appeal by adding modern amenities. ↑

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

Price history

1 event — show timeline

• 2025-12-24 Listed $495,000 MCALLENMLS