2108 Whitewing Dr · McAllen, TX 78501

$156,900

3 bd · 2.0 ba · 1,594 sqft · SingleFamily public records · 10 Days on market

Built 1970 7,876 sqft lot Est $233k · 33% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• 1% rule +5.1/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Less than $99 per square foot! Investor special with incredible potential in a great neighborhood. This property sits on a nice sized lot and is conveniently located close to schools, shopping, and everyday amenities. The home needs repairs and updates, making it a great opportunity for investors, flippers, or buyers looking to create their dream home. Roof was replaced about 7 years ago and has a limited lifetime warranty. With vision and renovation, this property could become a wonderful family home in a fantastic location. Bring your ideas and unlock the possibilities!

Key facts

• Great neighborhood
• Nice sized lot
• Conveniently located

Tags

• GREAT NEIGHBORHOOD
• NICE SIZED LOT
• CONVENIENTLY LOCATED
• ROOF REPLACED

Property features AI

Finance

• Other: Living area source: HidalgoCAD; Green energy: None
• HOA & community: No homeowners association; Community features include curbs

Exterior

• Parking: Attached garage facing front; 2 covered parking spaces (2 garage spaces total)
• Security: Smoke detector(s)
• Utilities: Public water; City sewer; Internet access available; Cable available; Electric water heater
• Home design: Single-family property (not new construction)
• Construction: Brick construction; Composition shingle roof; Slab foundation; Built area approximately 1,594
• Exterior features: Mature trees; Wood fencing; Covered patio with patio slab; Curbs and gutters; Alley access; Paved road

Interior

• Kitchen: No conveying appliances
• Bedrooms: Living area(s) includes bedroom spaces
• Flooring: Concrete flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Smoke detectors
• Interior features: Entrance foyer; Laminate countertops; Ceiling fans; Walk-in closets; Window coverings
• Laundry & utility: Laundry room with washer/dryer connection; Electric water heater (located in laundry room)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $1 ($17/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Cap rate 6.3% 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.
• 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); Travis Middle (math 16% / reading 28%, grade F, #1,360 of 1,662 statewide, top 83%, 516 students, 96% FRL); Mcallen H S (math 30% / reading 57%, grade F, #704 of 1,632 statewide, top 43%, 2,133 students, 63% 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); 390 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 40% 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major flood risk; 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 $156,900

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.01% ✓
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $232,724
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2213 Highland Ave	0.13mi	3/2.0	1,659 (+4%)	2mo	$235,000	$142	86
2120 Camilla Ln	0.12mi	3/2.0	1,622 (+2%)	10mo	$220,000	$136	83
2209 Harvey St	0.08mi	3/2.0	1,480 (-7%)	3mo	$190,000	$128	82
2208 Daffodil Ave	0.19mi	3/2.0	1,716 (+8%)	5mo	$259,000	$151	74
3101 N 27th St N	0.56mi	3/2.0	1,606 (+1%)	0mo	$220,000	$137	72
2712 N 28 1/2 St	0.61mi	3/2.0	1,618 (+2%)	6mo	$237,000	$146	64
2001 W Jonquil Ave	0.59mi	3/2.5	1,535 (-4%)	2mo	$225,000	$147	62
3212 N 22nd St	0.34mi	3/2.0	1,828 (+15%)	4mo	$289,900	$159	56
1920 Iris Ave	0.51mi	3/2.0	1,759 (+10%)	8mo	$215,000	$122	52
2900 Walnut Ave	0.75mi	3/4.0	1,565 (-2%)	4mo	$202,000	$129	51
2108 W Hibiscus Ave	0.44mi	3/2.0	1,360 (-15%)	11mo	$208,000	$153	46
1412 W Gardenia Ave	0.62mi	3/2.0	1,364 (-14%)	10mo	$229,000	$168	38

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-27,132
• Equity at exit: $23,394

10-year hold

• IRR: -12.6%
• Equity multiple: 0.30×
• Total profit: $-30,699
• Equity at exit: $13,566

Cash invested: $43,932 (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: 390
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,586 high
• Mortgage (P&I): −$823
• Tax from tax record: −$363 /mo · $4,360/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $1

Break-even live

Break-even rent $1,584

Max offer price $156,900

Occupancy floor 95%

Sensitivity live

Price	-10% $90	-5% $46	+0% $1	+5% $-43	+10% $-87
Rent	-10% $-124	-5% $-61	+0% $1	+5% $64	+10% $127
Rate	-1.0pp $80	-0.5pp $41	base $1	+0.5pp $-39	+1.0pp $-81

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: $39,225
• Closing costs: $4,707
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2900 N 24th St McAllen, TX	4.0	2.0	2009	$1,900	$0.95	45d	1	0.25mi
1900 La Vista Ave McAllen, TX	4.0	2.0	1410	$2,400	$1.70	45d	1	0.27mi
3207 N 20th St McAllen, TX	3.0	2.0	1627	$2,200	$1.35	45d	1	0.30mi
2421 Vine Ave Unit C McAllen, TX	2.0	1.0	1050	$800	$0.76	16d	1	0.42mi
3101 N 25 1/2 St McAllen, TX	3.0	2.0	1462	$1,600	$1.09	25d	1	0.45mi
1516 Walnut Ave McAllen, TX	4.0	2.0	2188	$1,495	$0.68	45d	1	0.49mi
2716 N 27th Ln McAllen, TX	3.0	2.5	1458	$1,750	$1.20	16d	1	0.55mi
2432 W Iris Ave McAllen, TX	4.0	2.0	1397	$1,700	$1.22	45d	1	0.59mi
2419 N 28th Ln McAllen, TX	3.0	2.0	1510	$1,250	$0.83	45d	1	0.64mi
2419 N 28th Ln McAllen, TX	3.0	2.0	1510	$1,250	$0.83	25d	1	0.64mi
2419 N 28th Ln McAllen, TX	3.0	2.0	1510	$1,250	$0.83	16d	1	0.64mi
1209 Harvey St McAllen, TX	2.0	1.0	1408	$1,350	$0.96	16d	1	0.65mi
2433 Kerria Ave McAllen, TX	3.0	2.0	1286	$1,500	$1.17	45d	1	0.66mi
2816 Gardenia Cir McAllen, TX	3.0	2.0	1365	$3,600	$2.64	45d	1	0.67mi
1601 Redwood Ave McAllen, TX	2.0	1.0	1292	$1,100	$0.85	45d	1	0.73mi
2616 Quince Ave McAllen, TX	3.0	2.0	1134	$1,450	$1.28	25d	1	0.75mi
1104 Fern Ave W Unit C McAllen, TX	2.0	2.0	1122	$895	$0.80	25d	1	0.78mi
1110 W Gardenia Ave McAllen, TX	3.0	2.0	1310	$1,300	$0.99	45d	1	0.78mi
2604 Quince Ln McAllen, TX	3.0	2.0	1800	$1,450	$0.81	45d	1	0.79mi
1210 W Jonquil Ave McAllen, TX	4.0	3.0	1628	$1,525	$0.94	45d	1	0.83mi
1808 N Broadway St McAllen, TX	4.0	3.0	1800	$2,400	$1.33	45d	1	0.84mi
1101 Kerria Ave McAllen, TX	3.0	2.0	1920	$2,350	$1.22	23d	1	0.94mi
3101 N 8th St Apt H5 McAllen, TX	2.0	2.0	1200	$950	$0.79	16d	1	0.94mi
3516 N 32nd St McAllen, TX	3.0	2.0	1531	$1,700	$1.11	25d	1	0.96mi
710 Camellia Ave McAllen, TX	2.0	2.0	1358	$1,350	$0.99	25d	1	1.00mi
1524 Primrose Ave McAllen, TX	3.0	2.0	2002	$1,750	$0.87	25d	1	1.01mi
3501 Westway Ave McAllen, TX	3.0	2.0	1364	$1,500	$1.10	25d	1	1.01mi
700 W Fern Ave #4 McAllen, TX	2.0	1.0	1215	$1,050	$0.86	45d	1	1.05mi
700 W Fern Ave #5 McAllen, TX	2.0	2.0	1517	$1,350	$0.89	45d	1	1.05mi
619 Highland Ave McAllen, TX	3.0	2.0	1511	$1,500	$0.99	23d	1	1.05mi
2912 N 36th St McAllen, TX	3.0	2.0	1850	$2,200	$1.19	25d	1	1.05mi
701 Hibiscus Ave #12 McAllen, TX	3.0	2.0	1685	$1,800	$1.07	46d	1	1.06mi
609 Walnut Ave McAllen, TX	3.0	2.0	1323	$1,800	$1.36	25d	1	1.11mi
2500 Shasta Ave Unit B McAllen, TX	2.0	2.0	1120	$950	$0.85	45d	1	1.14mi
3112 N 6th St McAllen, TX	2.0	2.0	1610	$1,750	$1.09	45d	1	1.15mi
4405 N 27th St McAllen, TX	3.0	2.0	1382	$1,695	$1.23	46d	1	1.15mi
4120 N 12th St Apt 14 McAllen, TX	2.0	1.5	1514	$1,250	$0.83	21d	1	1.16mi
1024 Laurel Ave McAllen, TX	3.0	2.0	1466	$1,600	$1.09	45d	1	1.21mi
3800 Westway Ave McAllen, TX	3.0	2.0	1443	$1,775	$1.23	45d	1	1.22mi
3800 Westway Ave McAllen, TX	3.0	2.0	1443	$1,950	$1.35	16d	1	1.22mi

Listing history 9 events

1. 2026-06-14
   statusdays on market $156,900 Pending 10 DOM
2. 2026-06-10
   days on market $156,900 Option 9 DOM
3. 2026-06-09
   days on market $156,900 Option 8 DOM
4. 2026-06-08
   days on market $156,900 Option 7 DOM
5. 2026-06-07
   statusdays on market $156,900 Option 6 DOM
6. 2026-06-05
   days on market $156,900 Active 3 DOM
7. 2026-06-03
   days on market $156,900 Active 2 DOM
8. 2026-05-26
   listed $156,900 Active
9. 1965-11-23
   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: $4,360 · $363/mo
• Projected year-2 tax: $4,360 · $363/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 6/10 Major FEMA zone X (shaded) · 75% 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: $19,032
• − Mortgage interest: −$8,789
• − Property taxes: −$4,360
• − Insurance: −$784
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$4,564
• Taxable loss: −$2,511
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $619/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

2 events — show timeline

• 2026-05-26 Listed $156,900 MCALLENMLS
• 1965-11-23 Sold (Public Records) — Public Records

Property tax history

+9.5%/yr

Latest (2025): $4,360 · +7.0% YoY. Source: county tax records.