11501 N 25th St · McAllen, TX 78504

$537,500

None bd · None ba · 4,052 sqft · MultiFamily · 77 Days on market

Built 2025 Excellent condition 9,372 sqft lot $133/sqft · at area comps Est $523k · at est. $85/mo HOA · 6% of rent

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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 +19.3/30.0
• ARV discount +6.2/15.0
• DSCR +6.1/10.0
• 1% rule +5.3/10.0
• Condition / age +5.0/5.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Schools +2.2/10.0
• 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 modern fourplex is a top-tier investment opportunity. It includes two 2-bed, 2-bath units and two 3-bed, 2-bath units — each designed with high-end finishes, energy efficiency, and built with a rigid concrete work process and diligent structural engineering care. Ideally located near shopping, dining, and conveniences, the property features large-format 8x48 porcelain tile flooring, 20x40 travertine-look shower walls, black matte Moen fixtures, black electrical accents, and custom MDF cabinetry. Each unit comes fully equipped with a washer, dryer, refrigerator, stove, and microwave, offering true turnkey convenience. Spray foam insulation throughout ensures year-round comfort and efficiency. Don’t miss this rare chance to own a luxury income-producing property in a prime location!

Key facts

• High-end finishes
• Energy efficiency
• Rigid concrete work

Tags

• HIGH-END FINISHES
• ENERGY EFFICIENCY
• RIGID CONCRETE WORK
• STRUCTURAL ENGINEERING CARE
• TRAVERTINE-LOOK SHOWER WALLS
• BLACK MATTE MOEN FIXTURES

What this means for you Summary

Snapshot

• This is a 2×2bd/2ba + 2×3bd/2ba units multifamily listed at $538k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive. Per door: $147/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $538k).
• Recommended offer: $505k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.7% 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.
• Market conditions: Rents rising (+2.6%/yr); 888 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• At $5,552/mo this rent would consume 81% of the median local household income ($82k/yr) (locally 1468% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 77 days — a 6% lower offer ($505k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $505,250 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.03% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 8.1

CMA / ARV

• ARV (median comp): $522,527
• List price: $537,500
• Delta: 4.30%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11412 N 25th St	0.00mi	—/—	4,000 (-1%)	1mo	$525,000	$131	97
11500 N 25th Ln	0.08mi	—/—	4,000 (-1%)	7mo	$515,900	$129	88
11502 N 24th Ln	0.29mi	—/—	4,100 (+1%)	3mo	$525,000	$128	82
11404 25th St	0.38mi	—/—	4,100 (+1%)	10mo	$525,000	$128	72
2501 Indian Creek Ave	0.54mi	—/—	4,100 (+1%)	8mo	$520,000	$127	66

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-51,997
• Equity at exit: $80,143

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-6,353
• Equity at exit: $46,473

Cash invested: $150,500 (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 78504

• Home prices YoY: -29.4%
• Rents YoY: 2.6%
• Active inventory: 888
• Price-to-rent: 33.3×

Monthly cashflow live

• Estimated rent: $5,552 high
• Mortgage (P&I): −$2,819
• Tax est. 1.5%: −$672 /mo · $8,062/yr
• Insurance: −$224
• HOA: −$85
• Vacancy / Maint / Mgmt: −$1,166
• Net cashflow: $587

Break-even live

Break-even rent $4,810

Max offer price $537,500

Occupancy floor 84%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,688
▸ 2× units	3	2	$2,864
Total (4 units)			$5,552

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: $134,375
• Closing costs: $16,125
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11401 N 25th St Unit 2 McAllen, TX	3.0	2.0	4004	$1,350	$0.34	43d	1	0.03mi
2501 Indian Creek Ave Unit 1 McAllen, TX	2.0	2.0	4100	$1,175	$0.29	23d	1	0.26mi
702 S Logan Dr Unit 3 Edinburg, TX	2.0	2.5	4488	$950	$0.21	43d	1	1.30mi
901 N Woodson Ave Unit 3 Edinburg, TX	3.0	2.0	4200	$1,095	$0.26	43d	1	1.37mi
822 N Blair Ave Unit 1 Edinburg, TX	2.0	2.0	4084	$1,075	$0.26	43d	1	1.43mi
12611 N 33rd Ln Unit 1 Edinburg, TX	3.0	2.0	4200	$1,300	$0.31	18d	1	1.45mi
1000 N Woodson Ave Unit 2 Edinburg, TX	2.0	2.0	4200	$995	$0.24	14d	1	1.45mi
12706 N 33rd Ln Unit 3 McAllen, TX	2.0	2.5	4060	$1,150	$0.28	43d	1	1.45mi
1000 N Blair Ave Unit 4 Edinburg, TX	2.0	2.0	4020	$1,075	$0.27	43d	1	1.47mi

HOA detail

• Monthly dues: $85 · $1,020/yr
• Likely covers: electric

Listing history 19 events

1. 2026-06-18
   days on market $537,500 Active 77 DOM
2. 2026-06-17
   days on market $537,500 Active 76 DOM
3. 2026-06-16
   pricedays on market $537,500 Active 75 DOM
4. 2026-06-15
   days on market $545,000 Active 74 DOM
5. 2026-06-14
   days on market $545,000 Active 72 DOM
6. 2026-06-13
   days on market $545,000 Active 71 DOM
7. 2026-06-10
   days on market $545,000 Active 69 DOM
8. 2026-06-09
   days on market $545,000 Active 68 DOM
9. 2026-06-08
   days on market $545,000 Active 67 DOM
10. 2026-06-07
    days on market $545,000 Active 66 DOM
11. 2026-06-03
    days on market $545,000 Active 62 DOM
12. 2026-06-02
    days on market $545,000 Active 61 DOM
13. 2026-06-01
    days on market $545,000 Active 60 DOM
14. 2026-05-31
    days on market $545,000 Active 59 DOM
15. 2026-05-31
    days on market $545,000 Active 58 DOM
16. 2026-04-02
    listed $545,000 Active 808-char remark

    Show marketing remark (808 chars)

    This modern fourplex is a top-tier investment opportunity. It includes two 2-bed, 2-bath units and two 3-bed, 2-bath units — each designed with high-end finishes, energy efficiency, and built with a rigid concrete work process and diligent structural engineering care. Ideally located near shopping, dining, and conveniences, the property features large-format 8x48 porcelain tile flooring, 20x40 travertine-look shower walls, black matte Moen fixtures, black electrical accents, and custom MDF cabinetry. Each unit comes fully equipped with a washer, dryer, refrigerator, stove, and microwave, offering true turnkey convenience. Spray foam insulation throughout ensures year-round comfort and efficiency. Don’t miss this rare chance to own a luxury income-producing property in a prime location!

17. 2026-03-12
    price $545,000
18. 2026-02-15
    price $537,500
19. 2025-07-01
    listed $525,000 Active

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

Taxation est. · year 1

• Rental income: $66,624
• − Mortgage interest: −$30,108
• − Property taxes: −$8,062
• − Insurance: −$2,688
• − Repairs & maintenance: −$5,330
• − Management: −$5,330
• − HOA: −$1,020
• − Depreciation: −$15,636
• Taxable loss: −$1,551
• Est. tax savings @ 24.0%: +$372
• After-tax cash flow: $7,411/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 · 6 photos

Excellent 100/100 None rehab

This modern fourplex is in excellent condition with high-end finishes and energy-efficient features. It is an ideal investment opportunity with minimal maintenance and potential for value-adding improvements.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants.
• Both Add smart home features — Smart home features can increase the home's appeal and value, especially for younger buyers/tenants.
• Both Install energy-efficient lighting — Energy-efficient lighting can reduce energy costs and appeal to environmentally conscious buyers/tenants.
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and comfort, making the home more attractive to buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants. ↑
• Both Add smart home features — Smart home features can increase the home's appeal and value, especially for younger buyers/tenants. ↑
• Both Install energy-efficient lighting — Energy-efficient lighting can reduce energy costs and appeal to environmentally conscious buyers/tenants. ↑
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and comfort, making the home more attractive to buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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): 63,094
• Household income: $81,905
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1468.0

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 (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%

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

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

+3.8% since first listed

4 events — show timeline

• 2026-04-02 Listed $545,000 MCALLENMLS
• 2026-03-12 Price Changed $545,000 MCALLENMLS
• 2026-02-15 Price Changed $537,500 MCALLENMLS
• 2025-07-01 Listed $525,000 MCALLENMLS