Brunello Plan · McAllen, TX 78504

$258,990

2 bd · 2.0 ba · 1,272 sqft · SingleFamily · 84 Days on market

Excellent condition 2-car garage

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Why this score? — see what drove the F 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 +7.6/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Schools +3.1/10.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

The Brunello is a welcoming single-story home in our Villas Collection, thoughtfully designed for first-time homebuyers and growing families seeking comfort, flexibility, and timeless style. With 1,272 sq. ft. of living space and 1,794 sq. ft. total, this thoughtfully crafted floor plan balances everyday functionality with warm, connected living spaces that easily adapt to every stage of life. Designed with both comfort and versatility in mind, the Brunello features 2 bedrooms, 2 bathrooms, and a 2-car garage, along with the option to convert the study into a third bedroom for added flexibility.

Key facts

• Open-concept kitchen
• Covered patio
• 2 garage spots

Tags

• OPEN-CONCEPT KITCHEN
• COVERED PATIO

🏗️ New construction. The $258,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $288,913.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $259k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-347 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (19.4% below list).
• Recommended offer: $209k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 4.0% 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.
• 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: Anne L Magee El (math 22% / reading 37%, grade F, #2,525 of 4,322 statewide, top 62%, 450 students, 78% 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); 1252 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $9k 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 84 days — a 6% lower offer ($243k) is reasonable based on typical stale-listing flexibility.

Recommended offer $208,853 (19.4% 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 84 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.14%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $288,913
• List price: $258,990
• Delta: -10.36%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6320 Cascada Bend Rd	0.19mi	3/2.5 (+1)	1,641 (+29%)	10mo	$304,000	$185	51
12713 37th Ln	2.14mi	3/2.0 (+1)	1,348 (+6%)	8mo	$245,000	$182	43
14205 Chalk Ridge Dr	0.40mi	3/2.0 (+1)	1,629 (+28%)	16mo	$282,990	$174	38
3602 Whetstone Ave	2.18mi	3/2.0 (+1)	1,447 (+14%)	0mo	$264,000	$182	37
3506 Waccamaw Ave	2.21mi	3/2.0 (+1)	1,500 (+18%)	0mo	$269,000	$179	35
14301 Joe Pool Ln	0.78mi	3/2.5 (+1)	1,619 (+27%)	1mo	$279,000	$172	32
14208 Big Creek Rd	0.81mi	3/2.5 (+1)	1,598 (+26%)	5mo	$305,900	$191	29
12148 N Shary Rd	1.56mi	3/1.0 (+1)	950 (-25%)	7mo	$119,000	$125	25
5229 Escondido Pass	0.91mi	3/2.0 (+1)	1,587 (+25%)	14mo	$299,500	$189	23
4213 Vivian St	1.73mi	4/2.0 (+2)	1,456 (+14%)	11mo	$119,500	$82	22
3400 Wolf Creek Ave	2.23mi	3/2.5 (+1)	1,509 (+19%)	15mo	$295,000	$195	21
5401 Escondido Pass	0.81mi	3/2.5 (+1)	1,602 (+26%)	17mo	$299,000	$187	19

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: -25.5%
• Equity multiple: 0.14×
• Total profit: $-69,765
• Equity at exit: $43,078

10-year hold

• IRR: -23.2%
• Equity multiple: -0.15×
• Total profit: $-92,713
• Equity at exit: $24,980

Cash invested: $80,896 (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 →

Active competition Active MLS

• For sale now: 13 active
• Median asking: $267,990 ($204/sqft)
• Median days on market: 104 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +11.6% 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: 1252
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$1,515
• Tax est. 1.5%: −$361 /mo · $4,334/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-347

Break-even live

Break-even rent $2,527

Max offer price $238,749

Occupancy floor —

Sensitivity live

Price	-10% $-147	-5% $-247	+0% $-347	+5% $-447	+10% $-546
Rent	-10% $-512	-5% $-429	+0% $-347	+5% $-264	+10% $-182
Rate	-1.0pp $-201	-0.5pp $-273	base $-347	+0.5pp $-422	+1.0pp $-498

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: $72,228
• Closing costs: $8,667
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6336 Cascada Bend Rd McAllen, TX	3.0	2.5	1729	$2,050	$1.19	62d	1	0.13mi
14337 Chalk Ridge Dr McAllen, TX	3.0	2.0	1696	$2,000	$1.18	62d	1	0.18mi
14013 Boykin Creek Rd McAllen, TX	3.0	2.5	1725	$2,500	$1.45	0d	1	0.32mi
14219 Chalk Ridge Dr McAllen, TX	3.0	2.5	1630	$2,800	$1.72	139d	1	0.34mi
14106 Boykin Creek Rd McAllen, TX	3.0	2.0	1681	$2,500	$1.49	6d	1	0.36mi
13929 Westcave Falls Ln Edinburg, TX	3.0	2.0	1506	$2,300	$1.53	110d	1	0.48mi
14301 N Shary Rd McAllen, TX	3.0–4.0	2.0–2.5	1689	$2,080	$1.23	110d	9	0.60mi
14201 Mountain Ridge Ln McAllen, TX	3.0–4.0	2.0–2.5	1730	$2,080	$1.20	0d	35	0.61mi
5716 River Rd McAllen, TX	3.0	2.5	1666	$2,100	$1.26	62d	1	0.65mi
14505 Limestone Way McAllen, TX	3.0	2.5	1694	$2,375	$1.40	6d	1	0.76mi
5408 Escondido Pass McAllen, TX	3.0	2.5	1632	$2,050	$1.26	6d	1	0.85mi
14612 Kurth Cv McAllen, TX	3.0	2.0	1688	$2,000	$1.18	62d	1	0.87mi
5261 Lost Creek Ln McAllen, TX	3.0	2.0	1824	$2,000	$1.10	62d	1	0.97mi

Property features AI

Finance

• Other: Address: 14601 Aqualina Way, McAllen TX 78504
• Financial info: List price $258,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: New construction plan (Brunello)
• Exterior features: Living area approximately 1,272 (living area provided)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan model home (Brunello)

Listing history 50 events

1. 2026-08-28
   days on market $258,990 Active 84 DOM
2. 2026-08-27
   days on market $258,990 Active 83 DOM
3. 2026-08-26
   days on market $258,990 Active 82 DOM
4. 2026-08-25
   days on market $258,990 Active 81 DOM
5. 2026-08-24
   days on market $258,990 Active 80 DOM
6. 2026-08-23
   days on market $258,990 Active 79 DOM
7. 2026-08-22
   days on market $258,990 Active 78 DOM
8. 2026-08-21
   days on market $258,990 Active 77 DOM
9. 2026-08-20
   days on market $258,990 Active 76 DOM
10. 2026-08-19
    days on market $258,990 Active 75 DOM
11. 2026-08-18
    days on market $258,990 Active 74 DOM
12. 2026-08-17
    days on market $258,990 Active 73 DOM
13. 2026-08-16
    days on market $258,990 Active 72 DOM
14. 2026-08-15
    days on market $258,990 Active 71 DOM
15. 2026-08-14
    days on market $258,990 Active 70 DOM
16. 2026-08-13
    days on market $258,990 Active 69 DOM
17. 2026-08-12
    days on market $258,990 Active 68 DOM
18. 2026-08-11
    days on market $258,990 Active 67 DOM
19. 2026-08-10
    days on market $258,990 Active 66 DOM
20. 2026-08-09
    days on market $258,990 Active 65 DOM
21. 2026-08-08
    days on market $258,990 Active 64 DOM
22. 2026-08-06
    days on market $258,990 Active 62 DOM
23. 2026-08-05
    days on market $258,990 Active 61 DOM
24. 2026-08-04
    days on market $258,990 Active 60 DOM
25. 2026-08-03
    days on market $258,990 Active 59 DOM
26. 2026-07-31
    days on market $258,990 Active 56 DOM
27. 2026-07-29
    days on market $258,990 Active 54 DOM
28. 2026-07-27
    days on market $258,990 Active 52 DOM
29. 2026-07-25
    days on market $258,990 Active 50 DOM
30. 2026-07-24
    days on market $258,990 Active 49 DOM
31. 2026-07-23
    days on market $258,990 Active 48 DOM
32. 2026-07-22
    days on market $258,990 Active 47 DOM
33. 2026-07-21
    days on market $258,990 Active 46 DOM
34. 2026-07-18
    days on market $258,990 Active 43 DOM
35. 2026-07-16
    days on market $258,990 Active 41 DOM
36. 2026-07-16
    days on market $258,990 Active 40 DOM
37. 2026-07-14
    days on market $258,990 Active 39 DOM
38. 2026-07-13
    days on market $258,990 Active 38 DOM
39. 2026-07-12
    days on market $258,990 Active 37 DOM
40. 2026-07-11
    days on market $258,990 Active 36 DOM
41. 2026-07-10
    days on market $258,990 Active 35 DOM
42. 2026-07-09
    days on market $258,990 Active 34 DOM
43. 2026-07-07
    days on market $258,990 Active 32 DOM
44. 2026-07-06
    days on market $258,990 Active 31 DOM
45. 2026-07-05
    days on market $258,990 Active 30 DOM
46. 2026-07-04
    days on market $258,990 Active 29 DOM
47. 2026-07-03
    days on market $258,990 Active 28 DOM
48. 2026-07-02
    days on market $258,990 Active 27 DOM
49. 2026-07-01
    days on market $258,990 Active 26 DOM
50. 2026-06-30
    days on market $258,990 Active 25 DOM

ⓘ 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: $25,062
• − Mortgage interest: −$16,184
• − Property taxes: −$4,334
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$8,405
• Taxable loss: −$9,314
• Est. tax savings @ 24.0%: +$2,235
• After-tax cash flow: $-1,925/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 · 13 photos

Excellent 100/100 None rehab

The home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from a fresh coat of paint and landscaping improvements to further enhance its curb appeal and value.

Value-add opportunities

• Resale Painting the exterior — A fresh coat of paint can enhance the curb appeal and make the home more attractive to potential buyers. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve the overall appearance and increase the home's value. ↑

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Anne L Magee El F TX #2,525/4,322 Nat'l #26,716/41,679 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

Property features AI

Finance

• Other: Address: 14601 Aqualina Way, McAllen TX 78504
• Financial info: List price $258,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: New construction plan (Brunello)
• Exterior features: Living area approximately 1,272 (living area provided)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan model home (Brunello)