7308 N 55th Ln · McAllen, TX 78573

$344,500

4 bd · 2.5 ba · 1,930 sqft · Land · 74 Days on market

Built 2025 7,031 sqft lot $21/mo HOA · 1% of rent ↓ 2% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +1.1/10.0

Listing remarks

Beautiful new 4-bedroom, 2.5-bath home in McAllen’s Cobble Stone community. This 1,930 sq ft layout features an open-concept design, quartz kitchen with custom cabinetry, and a spacious 2-car garage. The primary suite includes dual vanities and a walk-in shower. Enjoy a covered patio, landscaped yard, and energy-efficient features throughout. Built by U R HOME TEXAS with Hill Country curb appeal and modern comfort in a prime North McAllen location.

Key facts

• Open-concept design
• Custom cabinetry
• Quartz kitchen

Tags

• OPEN-CONCEPT DESIGN
• QUARTZ KITCHEN
• CUSTOM CABINETRY
• COVERED PATIO
• LANDSCAPED YARD
• ENERGY-EFFICIENT FEATURES

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $344k.

Deal economics

• At list price, monthly cash flow is $-457 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (23.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (39.2% below list).
• Recommended offer: $210k (39.2% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.7% in McAllen — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Sharyland ISD (urban): math 34% / reading 44% proficiency, ranked #406 of 826 in TX (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Olivero Garza Sr El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 587 students, 82% FRL); Sharyland North J H (math 46% / reading 42%, grade D, #512 of 1,662 statewide, top 32%, 806 students, 74% FRL); Sharyland Pioneer H S (math 31% / reading 51%, grade F, #774 of 1,632 statewide, top 49%, 1,471 students, 68% FRL) — zoned schools average 75% FRL vs 55% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 623 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• At $2,096/mo this rent would consume 46% of the median local household income ($55k/yr) (locally 855% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $34k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($324k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,591 (39.2% 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. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.61% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.69%
• DSCR: 0.75
• GRM: 13.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 2.45% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 2.63×
• Total profit: $157,215
• Equity at exit: $310,353

10-year hold

• IRR: 18.3%
• Equity multiple: 6.01×
• Total profit: $483,322
• Equity at exit: $669,288

Cash invested: $96,460 (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 78573

• Home prices YoY: 8.0%
• Rents YoY: 2.5%
• Active inventory: 623
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $2,096 high
• Mortgage (P&I): −$1,807
• Tax from tax record: −$142 /mo · $1,702/yr
• Insurance: −$144
• HOA: −$21
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-457

Break-even live

Break-even rent $2,675

Max offer price $263,726

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: $86,125
• Closing costs: $10,335
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4616 Swallow Ave McAllen, TX	3.0	2.0	1381	$1,600	$1.16	14d	1	0.48mi
4416 Thunderbird Ave McAllen, TX	4.0	2.5	2076	$2,200	$1.06	14d	1	0.58mi
5508 Cornell Ave Mission, TX	3.0	2.5	1900	$2,600	$1.37	14d	1	0.58mi
8015 N 48th Ln McAllen, TX	4.0	3.0	2080	$2,500	$1.20	14d	1	0.71mi
4808 Ibis Ave McAllen, TX	4.0	2.0	1364	$1,500	$1.10	44d	1	0.78mi
4408 Heron Ct McAllen, TX	3.0	2.5	1738	$2,900	$1.67	43d	1	0.99mi
4012 Auburn Ave McAllen, TX	3.0	2.0	1843	$1,900	$1.03	14d	1	1.01mi
4012 Auburn Ave McAllen, TX	3.0	2.0	1843	$2,000	$1.09	43d	1	1.01mi
3908 Zenker Ave McAllen, TX	4.0	2.5	1946	$3,500	$1.80	43d	1	1.02mi
3104 E Kennedy Ave Alton, TX	3.0	2.5	1642	$2,600	$1.58	43d	1	1.19mi
3601 Warbler Ave McAllen, TX	3.0	2.0	1568	$1,500	$0.96	23d	1	1.24mi
3509 Robin Ave McAllen, TX	3.0	2.0	1827	$1,795	$0.98	14d	1	1.33mi
4616 Xanthisma Ave McAllen, TX	3.0	2.0	1332	$1,950	$1.46	14d	1	1.39mi
3409 Martin Ave McAllen, TX	4.0	2.0	1958	$1,895	$0.97	14d	1	1.47mi
4830 N 47th Ln McAllen, TX	4.0	2.5	1704	$2,222	$1.30	43d	1	1.48mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 3 events

1. 2026-03-31
   status Pending
2. 2026-02-10
   price $344,500
3. 2026-01-16
   listed $350,000 Active

ⓘ 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: $1,702 · $142/mo
• Projected year-2 tax: $6,304 · $525/mo
• Expected delta: +$4,602/yr (+$383/mo · 270.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,151
• − Mortgage interest: −$19,297
• − Property taxes: −$1,702
• − Insurance: −$1,722
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − HOA: −$252
• − Depreciation: −$10,022
• Taxable loss: −$11,869
• Est. tax savings @ 24.0%: +$2,849
• After-tax cash flow: $-2,638/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: Sharyland ISD
• NCES district ID: 4839930
• Math proficiency: 34% ▼ -35.00%
• Reading proficiency: 44% ▼ -15.00%
• Median HH income: $57,792
• Composite: 34.38/100
• National rank: #5214
• State rank: #406 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): 44,809
• Household income: $55,000
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 855.0

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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 63% White 3%
• Hispanic origin (detail): Mexican 94%
• Foreign-born: 28% · Canada
• Languages at home: 12% English-only · Spanish 88%

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: ▲ 17.95%
• Current HPI: 242.0711
• Rent YoY: ▲ 2.45%
• 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

-1.6% since first listed

3 events — show timeline

• 2026-03-31 Pending — MCALLENMLS
• 2026-02-10 Price Changed $344,500 MCALLENMLS
• 2026-01-16 Listed $350,000 MCALLENMLS

Property tax history

+11.9%/yr

Latest (2025): $1,702 · +4.2% YoY. Source: county tax records.