2300 S 26th St · McAllen, TX 78503

$135,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 35 Days on market

Built 1967 8,085 sqft lot $170/sqft · at area comps Est $134k · at est.

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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).

• Cash flow +14.0/30.0
• ARV discount +7.2/15.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.4/10.0

Listing remarks

Attention Investors! Corner lot fully fenced located in the heart of McAllen Home is being sold as-is and is currently uninhabitable. Property will require extensive repairs or renovation. No Owner Financing

Key facts

• Extensive repairs
• Fully fenced
• Renovation

Tags

• CORNER LOT
• FULLY FENCED
• EXTENSIVE REPAIRS
• RENOVATION

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: No garage or carport; no covered parking
• Utilities: Public water; City sewer
• Home design: Single-story (entry level not specified)
• Construction: Wood siding and other construction materials; Pillar/post/pier foundation; Shingle roof; Built area approximately 792 total building area
• Exterior features: Chain link fence; Corner lot; Paved road access

Interior

• Kitchen: No conveying appliances
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Interior features: Countertops: other material; No window coverings
• Laundry & utility: No water heater included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $18 ($215/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (13.2% below list).
• Recommended offer: $117k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Brown Middle (math 24% / reading 17%, grade F, #1,407 of 1,662 statewide, top 86%, 585 students, 90% FRL); Memorial H S (math 34% / reading 54%, grade F, #697 of 1,632 statewide, top 43%, 2,080 students, 67% FRL) — zoned schools average 79% FRL vs 50% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-4.2%/yr); 215 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 35 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

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 $117,131 (13.2% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.87% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 9.6

CMA / ARV

• ARV (median comp): $134,063
• List price: $135,000
• Delta: 0.70%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.36×
• Total profit: $-24,166
• Equity at exit: $20,129

10-year hold

• IRR: -18.5%
• Equity multiple: 0.13×
• Total profit: $-32,832
• Equity at exit: $11,672

Cash invested: $37,800 (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 78503

• Home prices YoY: -4.2%
• Rents YoY: -4.2%
• Active inventory: 215
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,171 high
• Mortgage (P&I): −$708
• Tax from tax record: −$143 /mo · $1,719/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $18

Break-even live

Break-even rent $1,149

Max offer price $135,000

Occupancy floor 93%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 S Ware Rd Unit 34 McAllen, TX	2.0	1.0	730	$800	$1.10	43d	1	0.75mi
1901 S 38th St Unit 11 MCALLEN 78503 McAllen, TX	2.0	2.0	880	$920	$1.05	43d	1	0.88mi
2313 N 43rd St Unit 1 McAllen, TX	2.0	2.0	950	$1,300	$1.37	43d	1	1.17mi
2114 Galveston Ave W Unit 3 McAllen, TX	3.0	2.5	1064	$1,350	$1.27	43d	1	1.22mi
2108 Galveston Ave W Unit 5 McAllen, TX	3.0	2.5	1064	$1,350	$1.27	43d	1	1.23mi
2108 Galveston Ave W Unit 4 McAllen, TX	3.0	2.5	1064	$1,500	$1.41	43d	1	1.23mi
317 S 28th St Unit 3 McAllen, TX	2.0	1.0	800	$800	$1.00	43d	1	1.32mi
317 S 28th St Unit 4 McAllen, TX	2.0	1.0	800	$750	$0.94	43d	1	1.32mi
1510 Ithaca Ave #2 McAllen, TX	2.0	1.5	998	$1,000	$1.00	23d	1	1.33mi
1515 S 16th St McAllen, TX	2.0	1.0	1050	$975	$0.93	43d	1	1.35mi
1515 W Houston Ave McAllen, TX	2.0	1.0	1050	$1,800	$1.71	43d	1	1.35mi
604 S 16th St Apt 5 McAllen, TX	1.0	1.0	760	$750	$0.99	23d	1	1.42mi
4801 Tyler Ave Unit 2 McAllen, TX	2.0	2.5	1077	$1,750	$1.62	43d	1	1.46mi
4905 Tyler Ave Unit 4 McAllen, TX	2.0	2.5	1077	$1,750	$1.62	43d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $135,000 Active 35 DOM
2. 2026-06-17
   days on market $135,000 Active 34 DOM
3. 2026-06-16
   days on market $135,000 Active 33 DOM
4. 2026-06-15
   days on market $135,000 Active 32 DOM
5. 2026-06-14
   days on market $135,000 Active 30 DOM
6. 2026-06-10
   days on market $135,000 Active 27 DOM
7. 2026-06-09
   days on market $135,000 Active 26 DOM
8. 2026-06-08
   days on market $135,000 Active 25 DOM
9. 2026-06-07
   days on market $135,000 Active 24 DOM
10. 2026-06-05
    days on market $135,000 Active 21 DOM
11. 2026-06-03
    days on market $135,000 Active 20 DOM
12. 2026-06-02
    days on market $135,000 Active 19 DOM
13. 2026-06-01
    days on market $135,000 Active 18 DOM
14. 2026-05-31
    days on market $135,000 Active 17 DOM
15. 2026-05-31
    days on market $135,000 Active 16 DOM
16. 2026-05-14
    listed $135,000 Active 207-char remark
17. 2025-10-21
    soldstatus
18. 2008-05-28
    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: $1,719 · $143/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$752/yr (+$63/mo · 43.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 21% 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,056
• − Mortgage interest: −$7,562
• − Property taxes: −$1,719
• − Insurance: −$675
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$3,927
• Taxable loss: −$2,076
• Est. tax savings @ 24.0%: +$498
• After-tax cash flow: $713/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): 22,621
• Household income: $53,322
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 762.0

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 34% White 3% Asian 1%
• Hispanic origin (detail): Mexican 88%
• Common ancestry: Lithuanian 2%
• Foreign-born: 29% · Canada
• Languages at home: 13% English-only · Spanish 86%

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: ▼ -9.15%
• Current HPI: 208.4757
• Rent YoY: ▼ -4.21%
• 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 events — show timeline

• 2026-05-14 Listed $135,000 MCALLENMLS
• 2025-10-21 Sold (Public Records) — Public Records
• 2008-05-28 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,719 · +7.0% YoY. Source: county tax records.