Is 4666 W Huckleberry St in Edinburg, TX a good investment?

CashFlowRE grades it D- with a 5.8% cap rate and $-219/mo modeled cash flow at a $479,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 4666 W Huckleberry St?

The modeled cap rate is 5.8% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $4,370/month, from CashFlowRE's rent model.

🏗️ New Construction

D- Composite 39.37

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 +11.0/30.0
ARV discount +7.5/15.0
Condition / age +4.8/5.0
Schools +3.4/10.0
1% rule +3.3/10.0
DSCR +3.2/10.0
Livability +3.2/5.0
Rent growth +3.0/5.0
Appreciation +0.0/10.0

$479,000

4666 W Huckleberry St · Edinburg, TX 78541

None bd · None ba · 3,705 sqft · MultiFamily · 100 Days on market

Built 2024 Excellent condition 9,810 sqft lot $42/mo HOA · 4% of rent ↓ 4% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

ALL UNITS LEASED. Incredible turnkey investment opportunity! Situated on a desirable corner lot within a gated community, this fully leased fourplex is generating immediate income with ALL UNITS OCCUPIED and in excellent condition. The property features three spacious 2-bedroom, 2-bath units and one oversized 1-bedroom, 1-bath studio, all designed with custom cabinetry, recessed ceilings, and modern finishes throughout. Each unit comes with stainless steel appliances, including refrigerators and microwaves, plus in-unit washers and dryers. Private yard space for every residence enhances tenant appeal, while covered parking spaces provide convenience.

Key facts

Gated community
Custom cabinetry
Recessed ceilings

What this means for you Summary

Snapshot

This is a 3×2bd/2ba + 1×1bd/1ba units multifamily listed at $479k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-219 ($-3k/yr) — negative. Per door: $-55/mo.
The deal already cash-flows at list — no discount required.
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $437k (8.8% below list).
Recommended offer: $436k (9.0% below list) — sets the bar for market timing.
Cap rate 5.8% vs local median 3.1% in Edinburg — 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 64/100 on livability (#784 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing 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: R C Flores-Mark A Zapata El (math 38% / reading 38%, grade F, #1,709 of 4,322 statewide, top 40%, 521 students, 80% 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 (+2.0%/yr); 932 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% 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 $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 100 days — a 9% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
3 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 flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $435,890 (9.0% below list)

Questions for the listing agent

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?
It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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?
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.
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.
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: 0.83% ✗
Cap rate: 5.79%
Cash-on-cash: -1.78%
DSCR: 0.92
GRM: 10.0

CMA / ARV

ARV (median comp): $525,110
List price: $479,000
Delta: -8.78%
Verdict: FAIR
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
918 N Blair Ave	0.13mi	—/—	3,970 (+7%)	2mo	$497,000	$125	80
1000 N Woodson Ave	0.18mi	—/—	4,118 (+11%)	5mo	$495,000	$120	69
1217 N Sal St	0.54mi	—/—	3,780 (+2%)	4mo	$355,000	$94	68
1024 N Abbey Ave	0.20mi	—/—	4,122 (+11%)	4mo	$509,000	$123	68
1025 N Abbey Ave	0.09mi	—/—	4,122 (+11%)	16mo	$530,000	$129	64
907 N Woodson Ave	0.14mi	—/—	4,200 (+13%)	10mo	$537,500	$128	63
1006 N Clarence Ave	0.17mi	—/—	4,100 (+11%)	15mo	$515,000	$126	62
3806 W Faith Hill St	0.62mi	—/—	3,780 (+2%)	14mo	$399,999	$106	56
3818 W Faith Hill St	0.59mi	—/—	3,888 (+5%)	12mo	$365,000	$94	54
3613 Faith Hill St	0.71mi	—/—	3,780 (+2%)	15mo	$375,000	$99	51
3612 W Zelma St	0.67mi	—/—	3,920 (+6%)	12mo	$365,000	$93	48
3810 W Sarah Evans St	0.63mi	—/—	4,200 (+13%)	3mo	$360,000	$86	46

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 · 2.01% rent growth · sell at horizon

5-year hold

IRR: -20.4%
Equity multiple: 0.30×
Total profit: $-103,233
Equity at exit: $78,296

10-year hold

IRR: -15.8%
Equity multiple: 0.15×
Total profit: $-124,789
Equity at exit: $45,402

Cash invested: $147,031 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 34 active · 4 under contract
Months of supply: 25.5 mo (4%/mo absorbed)
Median asking: $522,500 ($126/sqft)
Median days on market: 163 d
This list price: 38% of active listings are priced below it
ARV vs active asking: +12.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78541

Home prices YoY: -7.6%
Rents YoY: 2.0%
Active inventory: 932
Price-to-rent: 35.6×

Monthly cashflow live

Estimated rent: $4,370 high interval (Pro) →
Mortgage (P&I): −$2,754
Tax est. 1.5%: −$656 /mo · $7,877/yr
Insurance: −$219
HOA: −$42
Lot rent: −$0
Vacancy / Maint / Mgmt: −$918
Net cashflow: $-219

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	2	$3,363
#1	2	2	$1,121
#2	2	2	$1,121
#3	2	2	$1,121
1× unit	1	1	$1,008
Total (4 units)			$4,370

Break-even live

Break-even rent $4,647

Max offer price $493,476

Occupancy floor —

Sensitivity live

Price	-10% $144	-5% $-37	+0% $-219	+5% $-400	+10% $-582
Rent	-10% $-564	-5% $-391	+0% $-219	+5% $-46	+10% $127
Rate	-1.0pp $46	-0.5pp $-85	base $-219	+0.5pp $-355	+1.0pp $-493

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: $131,278
Closing costs: $15,753
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4700 W Huckleberry St Unit 2 Edinburg, TX	3.0	2.0	1364	$1,500	$1.10	62d	1	0.01mi
4718 W Huckleberry St Unit 3 Edinburg, TX	3.0	2.5	1100	$1,350	$1.23	139d	1	0.03mi
804 N Blair Ave Unit 3 Edinburg, TX	3.0	2.0	1100	$1,300	$1.18	61d	1	0.06mi
4616 W Huckleberry St Unit 3 Edinburg, TX	3.0	2.0	—	$1,450	—	62d	1	0.06mi
4614 W Burberry St Edinburg, TX	3.0	2.5	1200	$1,450	$1.21	116d	1	0.06mi
804 N Blair Ave Unit 4 Edinburg, TX	3.0	2.0	1100	$1,250	$1.14	140d	1	0.06mi
810 N Blair Ave Edinburg, TX	2.0	2.0	1000	$1,150	$1.15	6d	1	0.07mi
810 N Blair Ave Edinburg, TX	2.0	2.0	1100	$1,150	$1.05	62d	1	0.07mi
804 N Clarence Ave Unit 4 Edinburg, TX	2.0	2.0	4224	$1,200	$0.28	6d	1	0.07mi
823 N Abbey Ave Unit 3 Edinburg, TX	2.0	2.0	950	$1,050	$1.11	62d	1	0.08mi
823 N Clarence Ave Apt 3 Edinburg, TX	3.0	2.0	1054	$1,095	$1.04	139d	1	0.08mi
912 N Woodson Ave Unit 4 Edinburg, TX	3.0	2.0	4116	$1,220	$0.30	62d	1	0.09mi
919 N Woodson Ave Edinburg, TX	3.0	2.0	1100	$1,150	$1.05	139d	1	0.09mi
900 N Blair Ave Unit 1 Edinburg, TX	3.0	2.0	1024	$1,200	$1.17	139d	1	0.10mi
816 N Abbey Ave Unit 3 Edinburg, TX	3.0	2.0	—	$1,175	—	6d	1	0.11mi
913 N Clarence Ave Unit 2 Edinburg, TX	3.0	2.0	1108	$1,250	$1.13	62d	1	0.11mi
913 N Clarence Ave Unit 4 Edinburg, TX	2.0	2.0	970	$1,100	$1.13	62d	1	0.11mi
805 N Clarence Ave Unit 1 Edinburg, TX	2.0	2.0	1162	$1,150	$0.99	6d	1	0.11mi
913 N Clarence Ave Unit 3 Edinburg, TX	3.0	2.0	1108	$1,250	$1.13	139d	1	0.11mi
906 N Clarence Ave Unit 2 Edinburg, TX	2.0	2.0	975	$1,100	$1.13	139d	1	0.11mi
900 N Clarence Ave Unit 2 Edinburg, TX	3.0	2.0	1050	$1,200	$1.14	6d	1	0.11mi
1019 N Clarence Ave Unit 1 Edinburg, TX	2.0	2.0	925	$1,200	$1.30	62d	1	0.11mi
900 N Clarence Ave Unit 1 Edinburg, TX	3.0	2.0	—	$1,250	—	109d	1	0.11mi
1006 N Clarence Ave Unit 2 Edinburg, TX	2.0	2.0	950	$1,050	$1.11	119d	1	0.11mi
810 N Blair Ave #1 Edinburg, TX	2.0	2.0	1000	$1,175	$1.18	139d	1	0.12mi
816 N Blair Ave Unit 4 Edinburg, TX	3.0	2.0	1070	$1,100	$1.03	62d	1	0.12mi
822 N Blair Ave Unit 3 Edinburg, TX	3.0	2.0	4084	$1,250	$0.31	6d	1	0.12mi
816 N Blair Ave Unit 1 Edinburg, TX	2.0	2.0	930	$995	$1.07	116d	1	0.12mi
822 N Blair Ave Unit 1 Edinburg, TX	2.0	2.0	4084	$1,075	$0.26	139d	1	0.12mi
907 N Blair Ave Unit 3 Edinburg, TX	3.0	2.0	1030	$1,275	$1.24	109d	1	0.13mi
1006 N Woodson Ave Unit 2 Edinburg, TX	2.0	2.0	915	$1,175	$1.28	116d	1	0.14mi
918 N Abbey Ave Unit 1 Edinburg, TX	2.0	2.0	925	$1,150	$1.24	139d	1	0.14mi
804 N Blair Ave Edinburg, TX	3.0	2.0	1100	$1,300	$1.18	62d	1	0.14mi
1007 N Woodson Ave Unit 1 Edinburg, TX	3.0	2.0	1100	$1,200	$1.09	139d	1	0.14mi
913 N Blair Ave Unit 1 Edinburg, TX	2.0	2.0	1095	$1,050	$0.96	62d	1	0.14mi
913 N Blair Ave Unit 4 Edinburg, TX	3.0	2.0	1095	$1,300	$1.19	139d	1	0.15mi
817 N Woodson Ave Apt 2 Edinburg, TX	3.0	2.0	4200	$1,095	$0.26	62d	1	0.15mi
918 N Blair Ave Unit 3 Edinburg, TX	3.0	2.0	1087	$1,250	$1.15	139d	1	0.15mi
906 N Woodson Ave Unit 1 Edinburg, TX	2.0	2.0	915	$1,100	$1.20	62d	1	0.15mi
918 N Clarence Ave Unit 2 Edinburg, TX	2.0	2.0	975	$1,050	$1.08	62d	1	0.15mi

Property features AI

Finance

Other: Community of 4 unitsLot dimensions approximately 75 x 115 (0.2252 acres)
HOA & community: Gated communityHomeowners association (Atwood Village) with annual fee of $500POA mandatory with transfer fee

Exterior

Parking: Detached covered parkingCarport providing 7 covered spacesTotal of 7 parking spaces
Security: Security systemSmoke detectorsCarbon monoxide detectors
Utilities: Public waterCity sewerCable availableOne separate water meter
Home design: New constructionProperty listed as new construction
Construction: Stone and stucco exteriorComposition shingle roofSlab foundationBuilt as new construction
Exterior features: Motorized gateAutomated exterior lightingCovered patio, deck/balcony/porch and patio slabPrivacy wood fencingPaved road accessProfessional landscapingMature treesSprinkler systemCorner lot with sidewalks and curb & gutters

Interior

Kitchen: Smooth electric cooktopElectric oven (single)Stove / range — electric smoothMicrowaveDisposalRefrigerator
Flooring: Porcelain tile flooring
Heating & cooling: Central heating (electric)Central air conditioning (electric)
Interior features: Built-in featuresCeiling fansDecorative, high ceilingsOffice / studyWalk-in closetsWasher and dryer includedMicrowaveDryerWasherEnergy-efficient double-pane windows
Laundry & utility: Laundry room with washer/dryer connectionsWasherDryerElectric water heater located in attic

HOA detail $42/mo · $504/yr

Likely covers: security

Listing history 50 events

2026-09-15

days on market $479,000 Active 100 DOM
2026-09-14

days on market $479,000 Active 99 DOM
2026-09-13

days on market $479,000 Active 98 DOM
2026-09-12

days on market $479,000 Active 97 DOM
2026-09-11

days on market $479,000 Active 96 DOM
2026-09-05

days on market $479,000 Active 90 DOM
2026-09-04

days on market $479,000 Active 89 DOM
2026-09-03

days on market $479,000 Active 88 DOM
2026-08-31

days on market $479,000 Active 85 DOM
2026-08-30

days on market $479,000 Active 84 DOM
2026-08-29

days on market $479,000 Active 83 DOM
2026-08-28

days on market $479,000 Active 82 DOM
2026-08-27

days on market $479,000 Active 81 DOM
2026-08-26

days on market $479,000 Active 80 DOM
2026-08-25

days on market $479,000 Active 79 DOM
2026-08-24

days on market $479,000 Active 78 DOM
2026-08-23

days on market $479,000 Active 77 DOM
2026-08-22

days on market $479,000 Active 76 DOM
2026-08-21

days on market $479,000 Active 75 DOM
2026-08-20

days on market $479,000 Active 74 DOM
2026-08-19

days on market $479,000 Active 73 DOM
2026-08-18

days on market $479,000 Active 72 DOM
2026-08-17

days on market $479,000 Active 71 DOM
2026-08-16

days on market $479,000 Active 70 DOM
2026-08-15

days on market $479,000 Active 69 DOM
2026-08-14

days on market $479,000 Active 68 DOM
2026-08-13

days on market $479,000 Active 67 DOM
2026-08-12

days on market $479,000 Active 66 DOM
2026-08-11

days on market $479,000 Active 65 DOM
2026-08-10

days on market $479,000 Active 64 DOM
2026-08-09

days on market $479,000 Active 63 DOM
2026-08-08

days on market $479,000 Active 62 DOM
2026-08-07

days on market $479,000 Active 61 DOM
2026-08-06

days on market $479,000 Active 60 DOM
2026-08-05

days on market $479,000 Active 59 DOM
2026-08-04

days on market $479,000 Active 58 DOM
2026-08-03

days on market $479,000 Active 57 DOM
2026-07-31

days on market $479,000 Active 54 DOM
2026-07-29

days on market $479,000 Active 52 DOM
2026-07-27

days on market $479,000 Active 50 DOM
2026-07-25

days on market $479,000 Active 48 DOM
2026-07-24

days on market $479,000 Active 47 DOM
2026-07-23

days on market $479,000 Active 46 DOM
2026-07-22

days on market $479,000 Active 45 DOM
2026-07-21

days on market $479,000 Active 44 DOM
2026-07-18

days on market $479,000 Active 41 DOM
2026-07-16

days on market $479,000 Active 39 DOM
2026-07-16

days on market $479,000 Active 38 DOM
2026-07-14

days on market $479,000 Active 37 DOM
2026-07-13

days on market $479,000 Active 36 DOM

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

Climate risk First Street

🌊 Flood 8/10 Severe 99% chance over 30 yrs
🔥 Wildfire 5/10 Major
🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 24 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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $52,440
− Mortgage interest: −$29,414
− Property taxes: −$7,877
− Insurance: −$2,626
− Repairs & maintenance: −$4,195
− Management: −$4,195
− HOA: −$504
− Depreciation: −$15,276
Taxable loss: −$11,647

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,795
After-tax cash flow: $172/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 · 12 photos

Excellent 95/100 None rehab

This fully leased fourplex is in excellent condition with modern finishes and minimal maintenance required. It presents a turnkey investment opportunity with immediate income potential.

Value-add opportunities

Both Paint exterior — Enhances curb appeal and resale value ↑
Both Install smart home devices — Improves convenience and marketability ↑
Both Add outdoor lighting — Enhances safety and curb appeal ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary R C Flores-Mark A Zapata El F TX #1,709/4,322 Nat'l #21,128/41,679 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

C Composite livability gradescore 64/100

Livability — Edinburg

Score: 64/100
State rank: #784
US rank: #14319

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

County: Hidalgo County · 955,232 people
City population: 178,279
Metro: McAllen-Edinburg-Mission, TX
Population (ZIP): 51,710
Household income: $52,863
Rent vs Own: 47.0% rent · 53.0% own
Severe rent burden: 10% of renters

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 (88%)
Race & ethnicity: Hispanic / Latino 88% Two or more races 49% White 8% Black 2% Asian 2%
Hispanic origin (detail): Mexican 83%
Foreign-born: 22% · Canada, South Korea, Jamaica
Languages at home: 24% English-only · Spanish 73% Other Indo-European 1% Korean 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: ▼ -17.63%
Current HPI: 215.1057
Rent YoY: ▲ 2.01%
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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

-3.9% since first listed

4 events — show timeline

2026-06-07 Listed $479,000 MCALLENMLS
2025-03-30 Price Changed $479,000 MCALLENMLS
2025-03-30 Listed $498,500 MCALLENMLS
2024-12-16 Listed $498,500 MCALLENMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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