11511 N 24th Ln · McAllen, TX 78504

$520,000

None bd · None ba · 3,500 sqft · MultiFamily · 27 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 C- 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 +18.9/30.0
• ARV discount +7.9/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Condition / age +5.0/5.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• 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

• Quartz countertops
• Walk in closets
• Move in ready

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.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive. Per door: $133/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $520k).
• Recommended offer: $512k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Rents rising (+2.6%/yr); 1251 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 139d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% 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 27 days — a 2% lower offer ($512k) 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 $512,200 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 1.00% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.37%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $525,000
• List price: $520,000
• Delta: -1.33%
• 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%)	2mo	$535,000	$134	74
11502 N 24th Ln	0.03mi	—/—	4,100 (+17%)	6mo	$525,000	$128	68
11412 N 25th St	0.29mi	—/—	4,000 (+14%)	4mo	$525,000	$131	59
11500 N 25th Ln	0.25mi	—/—	4,000 (+14%)	10mo	$515,900	$129	56
11509 N 25th St	0.78mi	—/—	4,012 (+15%)	5mo	$535,000	$133	36
11505 N 25th St	0.78mi	—/—	4,012 (+15%)	6mo	$535,000	$133	36
5708 Ozark Ave	1.07mi	—/—	3,978 (+14%)	8mo	$520,000	$131	35
11404 25th St	0.66mi	—/—	4,100 (+17%)	13mo	$525,000	$128	34
11304 25th St	0.78mi	—/—	4,000 (+14%)	10mo	$525,000	$131	33
2501 Indian Creek Ave	0.72mi	—/—	4,100 (+17%)	11mo	$520,000	$127	32
11411 N 25th St	0.78mi	—/—	4,100 (+17%)	12mo	$535,000	$130	30
5701 Ozark Ave	1.09mi	—/—	4,100 (+17%)	21mo	$500,000	$122	23

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 · 2.57% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-52,664
• Equity at exit: $77,534

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-11,205
• 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: 23 active · 1 under contract
• Months of supply: 34.5 mo (3%/mo absorbed)
• Median asking: $520,000 ($130/sqft)
• Median days on market: 75 d
• This list price: 39% 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%
• Rents YoY: 2.6%
• Active inventory: 1251
• Price-to-rent: 33.2×

Monthly cashflow live

• Estimated rent: $5,220 high
• Mortgage (P&I): −$2,727
• Tax est. 1.5%: −$650 /mo · $7,800/yr
• Insurance: −$217
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,096
• Net cashflow: $530

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$5,220
Total (4 units)			$5,220

Break-even live

Break-even rent $4,549

Max offer price $520,000

Occupancy floor 85%

Sensitivity live

Price	-10% $890	-5% $710	+0% $530	+5% $351	+10% $171
Rent	-10% $118	-5% $324	+0% $530	+5% $736	+10% $943
Rate	-1.0pp $792	-0.5pp $662	base $530	+0.5pp $395	+1.0pp $258

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
11403 N 24th Ln Unit 4 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	139d	1	0.03mi
11507 N 24th Ln Unit 3 McAllen, TX	3.0	2.0	1080	$1,300	$1.20	139d	1	0.03mi
11507 N 24th Ln Unit 1 McAllen, TX	2.0	2.0	918	$1,195	$1.30	139d	1	0.03mi
11403 N 24th Ln Unit 1 McAllen, TX	2.0	2.0	917	$1,200	$1.31	139d	1	0.03mi
11502 N 24th Ln Apt 1 McAllen, TX	2.0	2.0	1050	$1,195	$1.14	139d	1	0.06mi
11502 N 24th Ln McAllen, TX	2.0	2.0	1025	$1,200	$1.17	139d	1	0.06mi
11412 N 25th Ln Unit 3 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	139d	1	0.22mi
11412 N 25th Ln Unit 1 McAllen, TX	2.0	2.0	891	$1,200	$1.35	139d	1	0.22mi
11403 N 24th St McAllen, TX	2.0	2.0	917	$1,200	$1.31	139d	1	0.22mi
11403 N 24th St Unit 2 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	139d	1	0.22mi
11314 N 24th St Unit 2 McAllen, TX	3.0	2.0	1075	$1,250	$1.16	62d	1	0.24mi
11304 N 25th St Unit 3 McAllen, TX	2.0	2.0	1050	$1,200	$1.14	62d	1	0.26mi
11308 N 25th St Unit 3 McAllen, TX	2.0	2.0	917	$1,250	$1.36	6d	1	0.26mi
11304 N 25th St Unit 4 McAllen, TX	3.0	2.0	1050	$1,300	$1.24	3d	1	0.26mi
11308 N 25th St Unit 4 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	139d	1	0.26mi
11405 N 25th St Unit 1 McAllen, TX	3.0	2.0	1001	$1,200	$1.20	62d	1	0.26mi
11400 N 25th St Unit 4 McAllen, TX	3.0	2.0	1001	$1,350	$1.35	139d	1	0.26mi
11304 N 25th St Unit 2 McAllen, TX	3.0	2.0	1050	$1,195	$1.14	6d	1	0.26mi
11309 N 25th St Unit 3 McAllen, TX	3.0	2.0	1001	$1,200	$1.20	62d	1	0.26mi
11500 N 25th St Unit 1 McAllen, TX	2.0	2.0	891	$1,200	$1.35	139d	1	0.26mi
11308 N 25th St Unit 3 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	62d	1	0.26mi
11400 N 25th St Unit 3 McAllen, TX	3.0	2.0	1001	$1,200	$1.20	62d	1	0.26mi
11400 N 25th St Unit 2 McAllen, TX	3.0	2.0	1001	$1,200	$1.20	6d	1	0.26mi
11308 N 25th St Unit 2 McAllen, TX	2.0	2.0	917	$1,200	$1.31	139d	1	0.26mi
11401 N 25th St Unit 1 McAllen, TX	3.0	2.0	1001	$1,200	$1.20	6d	1	0.26mi
11412 N 25th St McAllen, TX	3.0	2.0	1109	$1,350	$1.22	119d	1	0.26mi
11309 N 25th St Unit 2 McAllen, TX	3.0	2.0	1001	$1,300	$1.30	139d	1	0.26mi
11501 N 25th St Unit 1 McAllen, TX	2.0	2.0	896	$1,250	$1.40	139d	1	0.26mi
2417 Indian Creek Ave Unit 1 McAllen, TX	2.0	2.0	961	$2,300	$2.39	109d	1	0.54mi
11505 N 25th St Unit 4 McAllen, TX	2.0	2.0	848	$1,250	$1.47	62d	1	0.69mi
11509 N 25th St Unit C McAllen, TX	3.0	2.0	1064	$1,350	$1.27	139d	1	0.69mi
11509 N 25th St Apt 4 McAllen, TX	2.0	2.0	1034	$1,250	$1.21	6d	1	0.69mi
3305 Frio Ave Unit 4 McAllen, TX	3.0	2.0	1026	$1,050	$1.02	62d	1	0.73mi
3409 Frio Ave Unit 1 McAllen, TX	3.0	2.0	1068	$1,000	$0.94	139d	1	0.73mi
3305 Frio Ave Unit 1 McAllen, TX	2.0	2.0	980	$950	$0.97	62d	1	0.73mi
3409 Frio Ave Unit 3 McAllen, TX	2.0	2.0	980	$1,095	$1.12	140d	1	0.73mi
3305 Frio Ave Unit 2 McAllen, TX	2.0	2.0	1026	$950	$0.93	116d	1	0.73mi
5813 Northwestern Ave Unit 2 McAllen, TX	3.0	2.0	1000	$1,400	$1.40	139d	1	0.75mi
2901 W Highway 107 Unit 741 McAllen, TX	2.0	1.0	784	$899	$1.15	6d	1	0.75mi
2901 W Highway 107 Unit 746 McAllen, TX	2.0	1.0	624	$799	$1.28	62d	1	0.75mi

Listing history 50 events

1. 2026-09-23
   days on market $520,000 Active 27 DOM
2. 2026-09-22
   pricedays on market $520,000 Active 26 DOM
3. 2026-09-21
   days on market $518,000 Active 25 DOM
4. 2026-09-20
   days on market $518,000 Active 24 DOM
5. 2026-09-19
   days on market $518,000 Active 23 DOM
6. 2026-09-18
   days on market $518,000 Active 22 DOM
7. 2026-09-17
   days on market $518,000 Active 21 DOM
8. 2026-09-16
   days on market $518,000 Active 20 DOM
9. 2026-09-15
   days on market $518,000 Active 19 DOM
10. 2026-09-14
    days on market $518,000 Active 18 DOM
11. 2026-09-13
    days on market $518,000 Active 17 DOM
12. 2026-09-12
    days on market $518,000 Active 16 DOM
13. 2026-09-11
    days on market $518,000 Active 15 DOM
14. 2026-09-05
    days on market $518,000 Active 9 DOM
15. 2026-09-04
    days on market $518,000 Active 8 DOM
16. 2026-09-03
    days on market $518,000 Active 7 DOM
17. 2026-08-31
    days on market $518,000 Active 4 DOM
18. 2026-08-30
    days on market $518,000 Active 3 DOM
19. 2026-08-29
    days on market $518,000 Active 2 DOM
20. 2026-08-28
    pricedays on marketlisting id $518,000 Active 1 DOM
21. 2026-08-27
    days on market $520,000 Active 246 DOM
22. 2026-08-26
    days on market $520,000 Active 245 DOM
23. 2026-08-25
    days on market $520,000 Active 244 DOM
24. 2026-08-24
    days on market $520,000 Active 243 DOM
25. 2026-08-23
    days on market $520,000 Active 242 DOM
26. 2026-08-22
    days on market $520,000 Active 241 DOM
27. 2026-08-21
    days on market $520,000 Active 240 DOM
28. 2026-08-20
    days on market $520,000 Active 239 DOM
29. 2026-08-19
    days on market $520,000 Active 238 DOM
30. 2026-08-18
    days on market $520,000 Active 237 DOM
31. 2026-08-17
    days on market $520,000 Active 236 DOM
32. 2026-08-16
    days on market $520,000 Active 235 DOM
33. 2026-08-15
    days on market $520,000 Active 234 DOM
34. 2026-08-14
    days on market $520,000 Active 233 DOM
35. 2026-08-13
    days on market $520,000 Active 232 DOM
36. 2026-08-12
    days on market $520,000 Active 231 DOM
37. 2026-08-11
    days on market $520,000 Active 230 DOM
38. 2026-08-10
    days on market $520,000 Active 229 DOM
39. 2026-08-09
    days on market $520,000 Active 228 DOM
40. 2026-08-08
    days on market $520,000 Active 227 DOM
41. 2026-08-06
    days on market $520,000 Active 225 DOM
42. 2026-08-05
    days on market $520,000 Active 224 DOM
43. 2026-08-04
    days on market $520,000 Active 223 DOM
44. 2026-08-03
    days on market $520,000 Active 222 DOM
45. 2026-07-31
    days on market $520,000 Active 219 DOM
46. 2026-07-29
    days on market $520,000 Active 217 DOM
47. 2026-07-27
    days on market $520,000 Active 215 DOM
48. 2026-07-25
    days on market $520,000 Active 213 DOM
49. 2026-07-24
    days on market $520,000 Active 212 DOM
50. 2026-07-23
    days on market $520,000 Active 211 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: $62,640
• − Mortgage interest: −$29,128
• − Property taxes: −$7,800
• − Insurance: −$2,600
• − Repairs & maintenance: −$5,011
• − Management: −$5,011
• − Depreciation: −$15,127
• Taxable loss: −$2,038
• Est. tax savings @ 24.0%: +$489
• After-tax cash flow: $6,851/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: ▲ 2.57%
• Metro: McAllen-Edinburg-Mission, TX
• 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