3100 Princeton Ave · McAllen, TX 78504

$239,900

3 bd · 3.0 ba · 1,853 sqft · SingleFamily public records · 33 Days on market

Built 2004 5,086 sqft lot Est $330k · 27% under ↓ 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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• 1% rule +3.9/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bright, spacious, and full of charm—this corner-lot two-story home offers 3 bedrooms, 2.5 baths, and 1,853 sq ft of comfortable living space. Enjoy two living areas, an open-concept layout filled with natural light, and a private upstairs primary suite with its own balcony for relaxing mornings or evenings. Outside, mature lime, orange, and fig trees create your own backyard retreat, while recently replaced A/C units in 2025 add extra peace of mind. Schedule your showing today!

Key facts

• Balcony
• Corner-lot
• Two living areas

Tags

• CORNER-LOT
• TWO LIVING AREAS
• OPEN-CONCEPT LAYOUT
• PRIVATE UPSTAIRS PRIMARY SUITE
• BALCONY
• BACKYARD RETREAT

Property features AI

Finance

• Other: Living area source: HidalgoCAD
• HOA & community: No homeowners association; Community sidewalks

Exterior

• Parking: Attached garage (2 cars); 2 covered parking spaces
• Security: Smoke detectors
• Utilities: Public water; City sewer; Cable available; Paved road
• Home design: Corner lot; Paved road access
• Construction: Brick construction; Composition shingle roof; Slab foundation; Built area approximately 1,853 sq ft
• Exterior features: Balcony / deck / porch; Patio; Mature trees; Automatic sprinkler system; Sidewalks; Curb and gutters

Interior

• Kitchen: Electric water heater; Electric smooth-top range / stove
• Bedrooms: Master bedroom with walk-in closet
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Thermostat (energy feature)
• Interior features: Granite and other countertops; Ceiling fans; Decorative / high ceilings; Split bedroom floor plan; Walk-in closets; Double-pane energy windows; Drapes
• Laundry & utility: Laundry area with washer/dryer connections

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-26 ($-307/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (11.1% below list).
• Recommended offer: $213k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Blanca E Sanchez (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 515 students, 61% FRL); Michael E Fossum Middle (math 40% / reading 45%, grade D-, #553 of 1,662 statewide, top 34%, 780 students, 59% FRL); Rowe H S (math 25% / reading 53%, grade F, #859 of 1,632 statewide, top 53%, 1,944 students, 74% FRL).
• Market conditions: Rents rising (+2.6%/yr); 898 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).
• This rent runs 31% of the median local income ($82k/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 $2k of loan paydown is wiped out by about $7k 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 33 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago 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.

Risks & watch-outs

• Climate carrying-cost: 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 $213,344 (11.1% 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 33 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $329,834
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9101 N 28th St	0.29mi	3/2.0	1,954 (+6%)	1mo	$255,000	$131	72
3317 Kingsborough Ave	0.37mi	3/2.0	1,778 (-4%)	1mo	$262,500	$148	71
9106 N 25th Ln	0.46mi	3/2.5	1,785 (-4%)	1mo	$319,000	$179	70
3600 Notre Dame Ave	0.29mi	3/2.5	1,718 (-7%)	4mo	$224,900	$131	69
9119 N 25th St	0.47mi	3/2.5	1,768 (-5%)	0mo	$315,000	$178	68
3205 Northgate Ln	0.27mi	4/2.0 (+1)	1,716 (-7%)	1mo	$325,000	$189	66
2905 Northgate Ln	0.26mi	4/2.0 (+1)	1,978 (+7%)	4mo	$310,000	$157	64
2901 Providence Ave	0.13mi	4/2.5 (+1)	2,088 (+13%)	3mo	$265,000	$127	64
9102 N 25th Ln	0.47mi	4/2.5 (+1)	1,920 (+4%)	4mo	$354,000	$184	62
3501 Harvard Ave	0.60mi	4/3.0 (+1)	1,716 (-7%)	1mo	$285,000	$166	54
9904 N 24th St	0.74mi	3/2.5	2,012 (+9%)	4mo	$422,500	$210	46
9903 N 25th Ln	0.57mi	4/3.5 (+1)	2,100 (+13%)	2mo	$399,000	$190	43

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-41,356
• Equity at exit: $35,770

10-year hold

• IRR: -10.4%
• Equity multiple: 0.38×
• Total profit: $-41,584
• Equity at exit: $20,742

Cash invested: $67,172 (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: 898
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,133 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$353 /mo · $4,235/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-26

Break-even live

Break-even rent $2,166

Max offer price $235,385

Occupancy floor 96%

Sensitivity live

Price	-10% $110	-5% $42	+0% $-26	+5% $-93	+10% $-161
Rent	-10% $-194	-5% $-110	+0% $-26	+5% $59	+10% $143
Rate	-1.0pp $95	-0.5pp $35	base $-26	+0.5pp $-88	+1.0pp $-151

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3213 Princeton Ave McAllen, TX	3.0	2.5	1868	$1,850	$0.99	16d	1	0.09mi
2920 Providence Ave McAllen, TX	3.0	2.5	1848	$1,600	$0.87	25d	1	0.10mi
2908 Providence Ave McAllen, TX	3.0	2.5	1646	$1,750	$1.06	45d	1	0.14mi
9104 N 28th St McAllen, TX	3.0	2.0	1747	$1,900	$1.09	16d	1	0.30mi
4923 N 35th Ln McAllen, TX	2.0–4.0	2.0–2.5	1373	$2,062	$1.50	16d	11	0.51mi
9807 N 24th Ln McAllen, TX	4.0	3.5	2300	$3,700	$1.61	16d	1	0.63mi
8330 N 34th Ln McAllen, TX	2.0	3.0	1458	$2,250	$1.54	25d	1	0.64mi
9806 N 24th Ln McAllen, TX	4.0	3.5	2300	$3,700	$1.61	45d	1	0.65mi
8406 N 33rd Ln McAllen, TX	3.0	2.0	1448	$2,000	$1.38	16d	1	0.65mi
2809 Grambling Ave McAllen, TX	3.0	2.5	2152	$2,500	$1.16	45d	1	0.66mi
9805 N 24th St McAllen, TX	4.0	3.5	2300	$3,700	$1.61	45d	1	0.68mi
9809 N 24th St McAllen, TX	4.0	3.5	2300	$4,500	$1.96	45d	1	0.68mi
9813 N 24th St McAllen, TX	4.0	3.5	2300	$3,700	$1.61	45d	1	0.69mi
10315 N 26th Ln McAllen, TX	3.0	2.5	2124	$2,300	$1.08	16d	1	0.70mi
2613 Fairmont Ave McAllen, TX	3.0	2.0	1735	$2,000	$1.15	45d	1	0.73mi
3132 Zurich Ave McAllen, TX	3.0	2.0	1400	$1,900	$1.36	21d	1	0.74mi
8101 N 23rd St Unit 27 McAllen, TX	3.0	2.5	1600	$1,900	$1.19	25d	1	0.97mi
8101 N 23rd St Unit 29 McAllen, TX	3.0	2.5	1600	$1,900	$1.19	45d	1	0.97mi
10338 N 23rd Ln McAllen, TX	4.0	3.5	2563	$2,700	$1.05	46d	1	0.98mi
1800 Kingsborough Ave McAllen, TX	3.0	2.0	2027	$2,200	$1.09	25d	1	1.05mi
2909 Fuerte Ave McAllen, TX	3.0	2.0	1440	$1,600	$1.11	45d	1	1.12mi
4012 Auburn Ave McAllen, TX	3.0	2.0	1843	$2,000	$1.09	45d	1	1.12mi
4012 Auburn Ave McAllen, TX	3.0	2.0	1843	$1,900	$1.03	16d	1	1.12mi
3908 Zenker Ave McAllen, TX	4.0	2.5	1946	$3,500	$1.80	45d	1	1.18mi
3200 Guadalupe McAllen, TX	4.0	3.0	2136	$2,800	$1.31	16d	1	1.19mi
2629 Warbler Ave McAllen, TX	3.0	2.5	1420	$2,100	$1.48	45d	1	1.25mi
3601 Warbler Ave McAllen, TX	3.0	2.0	1568	$1,500	$0.96	25d	1	1.34mi
2717 Umbrellabird Ave McAllen, TX	3.0	2.0	1521	$1,695	$1.11	45d	1	1.35mi
7601 N 21st St McAllen, TX	3.0	2.5	1888	$2,600	$1.38	45d	1	1.35mi
10221 N 15th St McAllen, TX	3.0	2.0	1418	$2,200	$1.55	45d	1	1.37mi
1304 Providence Ave McAllen, TX	3.0	2.5	2029	$3,750	$1.85	45d	1	1.39mi
7504 N 21st St McAllen, TX	3.0	2.0	1746	$1,800	$1.03	16d	1	1.39mi
10218 N 15th St McAllen, TX	3.0	2.5	1768	$3,150	$1.78	45d	1	1.40mi
10321 N 15th St McAllen, TX	3.0	2.0	1502	$2,200	$1.46	45d	1	1.41mi
10321 N 15th St McAllen, TX	3.0	2.0	1502	$2,000	$1.33	16d	1	1.41mi
10333 N 15th St McAllen, TX	3.0	2.0	1414	$2,100	$1.49	16d	1	1.41mi
10201 N 14th St McAllen, TX	2.0	2.0	1249	$2,300	$1.84	45d	1	1.42mi
1205 Ozark Ave McAllen, TX	3.0	3.0	1955	$2,800	$1.43	25d	1	1.43mi

Listing history 26 events

1. 2026-06-21
   days on market $239,900 Active 33 DOM
2. 2026-06-18
   days on market $239,900 Active 30 DOM
3. 2026-06-17
   days on market $239,900 Active 29 DOM
4. 2026-06-16
   days on market $239,900 Active 28 DOM
5. 2026-06-15
   days on market $239,900 Active 27 DOM
6. 2026-06-14
   days on market $239,900 Active 25 DOM
7. 2026-06-10
   days on market $239,900 Active 22 DOM
8. 2026-06-09
   days on market $239,900 Active 21 DOM
9. 2026-06-08
   days on market $239,900 Active 20 DOM
10. 2026-06-07
    days on market $239,900 Active 19 DOM
11. 2026-06-05
    days on market $239,900 Active 16 DOM
12. 2026-06-03
    days on market $239,900 Active 15 DOM
13. 2026-06-02
    days on market $239,900 Active 14 DOM
14. 2026-06-01
    days on market $239,900 Active 13 DOM
15. 2026-05-31
    days on market $239,900 Active 12 DOM
16. 2026-05-31
    days on market $239,900 Active 11 DOM
17. 2026-05-19
    listed $239,900 Active
18. 2026-01-10
    price $245,000
19. 2025-12-15
    listed $249,000 Active
20. 2025-08-25
    price $249,900
21. 2025-06-09
    listed $255,000 Active
22. 2024-08-21
    price $240,000
23. 2024-08-17
    status Active
24. 2024-07-21
    status Pending
25. 2024-07-13
    historical Option
26. 2024-07-06
    listed $245,000 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: $4,235 · $353/mo
• Projected year-2 tax: $4,390 · $366/mo
• Expected delta: +$155/yr (+$13/mo · 3.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $25,601
• − Mortgage interest: −$13,438
• − Property taxes: −$4,235
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − Depreciation: −$6,979
• Taxable loss: −$4,347
• Est. tax savings @ 24.0%: +$1,043
• After-tax cash flow: $737/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): 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

-2.1% since first listed

10 events — show timeline

• 2026-05-19 Listed $239,900 MCALLENMLS
• 2026-01-10 Price Changed $245,000 MCALLENMLS
• 2025-12-15 Listed $249,000 MCALLENMLS
• 2025-08-25 Price Changed $249,900 MCALLENMLS
• 2025-06-09 Listed $255,000 MCALLENMLS
• 2024-08-21 Price Changed $240,000 MCALLENMLS
• 2024-08-17 Relisted — MCALLENMLS
• 2024-07-21 Pending — MCALLENMLS
• 2024-07-13 Contingent — MCALLENMLS
• 2024-07-06 Listed $245,000 MCALLENMLS

Property tax history

+4.2%/yr

Latest (2025): $4,235 · +7.0% YoY. Source: county tax records.