5033 Ibis Ave · McAllen, TX 78504

$205,000

2 bd · 2.0 ba · 1,362 sqft · SingleFamily public records · 49 Days on market

Built 2010 6,568 sqft lot $151/sqft · 15% below area Est $241k · 15% under

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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).

• ARV discount +14.2/15.0
• Cash flow +5.2/30.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Available Now! Move into this 4 Bedrooms/2 Bathrooms/1 Car Garage home on a corner lot in Taylor Crossing—no HOA! Bright, open living area with vaulted ceilings flows into dining and kitchen. New wood-look tile throughout. Spacious primary suite features vaulted ceiling, walk-in closet, and updated en-suite with floor-to-ceiling tiled shower. Large secondary bedrooms fit queen-size beds. Kitchen features cast iron sink, stainless steel gas range, and refrigerator. Washer & dryer in garage convey. Recent water heater installed, well-maintained A/C, and energy-efficient double-pane windows. Private fenced in backyard. Located in Sharyland ISD in North McAllen near Taylor Rd/Mile 4

Key facts

• Walk-in closet
• New wood-look tile
• Vaulted ceilings

Tags

• CORNER LOT
• BRIGHT OPEN LIVING AREA
• VAULTED CEILINGS
• NEW WOOD-LOOK TILE
• WALK-IN CLOSET
• UPDATED EN-SUITE

Property features AI

Finance

• Other: Lot size approximately 0.15 acre (6,568 sq ft)
• HOA & community: No homeowners association; Community sidewalks

Exterior

• Parking: Attached garage (1 car); Covered parking for 1 vehicle
• Utilities: City sewer; Paved road access; Electric service
• Home design: Single-family property; Entry on main level
• Construction: Brick construction; Shingle roof; Slab foundation; Built area 1,362 square feet
• Exterior features: Mature trees; Corner lot; Sidewalks; Other exterior features

Interior

• Kitchen: Gas range / stove; Refrigerator; Dishwasher not listed
• Bedrooms: Master bedroom with walk-in closet
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Laminate countertops; Ceiling fans; Decorative / high ceilings; Walk-in closet(s); Double pane windows; Mini blinds; Wood or faux blinds
• Laundry & utility: Washer and dryer included; Washer/dryer connections in garage; Gas water heater; Water heater located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-467 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (40.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (36.9% below list).
• Recommended offer: $123k (40.2% below list) — sets the bar for cash-flow.

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.
• Sharyland ISD (urban): math 34% / reading 44% proficiency, ranked #406 of 826 in TX (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Donna Wernecke El (math 23% / reading 35%, grade F, #2,668 of 4,322 statewide, top 63%, 697 students, 71% FRL); Sharyland North J H (math 46% / reading 42%, grade D, #512 of 1,662 statewide, top 32%, 806 students, 74% FRL); Sharyland Pioneer H S (math 31% / reading 51%, grade F, #774 of 1,632 statewide, top 49%, 1,471 students, 68% FRL) — zoned schools average 71% FRL vs 55% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 888 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 49 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask is 13126% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,509 (40.2% 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 49 days. Have you received any prior offers? Is the seller open to a 40% 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: 0.63% ✗
• Cap rate: 3.56%
• Cash-on-cash: -9.76%
• DSCR: 0.57
• GRM: 13.2

CMA / ARV

• ARV (median comp): $240,622
• List price: $205,000
• Delta: -14.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4805 Jay Ave	0.17mi	3/2.0 (+1)	1,163 (-15%)	3mo	$180,000	$155	60
4405 Quail Ave	0.63mi	3/2.0 (+1)	1,425 (+5%)	8mo	$200,000	$140	51
4900 Jay Ave	0.16mi	3/2.0 (+1)	1,205 (-12%)	22mo	$199,990	$166	50
4900 Heron Ave	0.14mi	3/2.0 (+1)	1,158 (-15%)	18mo	$199,500	$172	49
4911 N 45th Ln	0.72mi	3/2.5 (+1)	1,420 (+4%)	12mo	$235,000	$165	42
4601 Thunderbird Ave	0.72mi	3/2.0 (+1)	1,222 (-10%)	8mo	$215,000	$176	37
4613 Sandpiper Ave	0.67mi	3/2.0 (+1)	1,222 (-10%)	13mo	$205,000	$168	36
4216 Goldcrest Ave	0.61mi	3/2.0 (+1)	1,185 (-13%)	15mo	$170,000	$143	33
5904 N 42nd St	0.68mi	3/2.0 (+1)	1,220 (-10%)	17mo	$165,000	$135	32
4613 Wisteria Ave	0.73mi	3/2.5 (+1)	1,528 (+12%)	9mo	$255,000	$167	31

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: -34.2%
• Equity multiple: -0.11×
• Total profit: $-63,453
• Equity at exit: $30,566

10-year hold

• IRR: -46.2%
• Equity multiple: -0.66×
• Total profit: $-95,558
• Equity at exit: $17,725

Cash invested: $57,400 (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: 888
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,294 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$329 /mo · $3,946/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-467

Break-even live

Break-even rent $1,885

Max offer price $122,509

Occupancy floor —

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4805 Jay Ave McAllen, TX	3.0	2.0	1163	$1,500	$1.29	43d	1	0.17mi
4305 Heron Ave Unit 6 McAllen, TX	3.0	2.0	980	$1,300	$1.33	43d	1	0.17mi
5609 Nightingale Ave Unit 2 Mission, TX	2.0	2.0	900	$1,200	$1.33	43d	1	0.41mi
5701 Nightingale Mission, TX	2.0	2.0	910	$950	$1.04	23d	1	0.44mi
5701 Nightingale Ave Unit 3 Mission, TX	2.0	2.0	1056	$950	$0.90	43d	1	0.44mi
5701 Nightingale Mission, TX	2.0	2.0	910	$1,000	$1.10	43d	1	0.44mi
4408 Heron Ct McAllen, TX	3.0	2.5	1738	$2,900	$1.67	43d	1	0.44mi
5709 Nightingale Ave Unit 1 McAllen, TX	3.0	2.0	1010	$1,050	$1.04	43d	1	0.48mi
5708 Nightingale Ave Unit 2 McAllen, TX	2.0	2.0	1100	$1,500	$1.36	14d	1	0.48mi
5605 Quail Ave McAllen, TX	2.0	2.0	980	$990	$1.01	14d	1	0.50mi
5800 Nightingale Ave #1 Mission, TX	2.0	2.0	987	$1,100	$1.11	43d	1	0.50mi
5804 Nightingale Ave Unit 4 Mission, TX	2.0	2.0	983	$1,040	$1.06	23d	1	0.51mi
5900 Nightingale Mission, TX	3.0	2.0	1020	$1,100	$1.08	23d	1	0.54mi
5601 Puffin Ave Unit 1 Mission, TX	2.0	2.0	930	$1,075	$1.16	23d	1	0.54mi
5701 Puffin Ave Unit 3 Palmhurst, TX	2.0	2.0	990	$990	$1.00	23d	1	0.56mi
5912 Nightingale Ave Unit 1 Mission, TX	1.0	1.0	1120	$950	$0.85	43d	1	0.57mi
6902 N 56th Ln Unit 1 Mission, TX	2.0	2.0	990	$990	$1.00	23d	1	0.58mi
5601 Quail Ave Unit 4 Palmhurst, TX	3.0	2.0	1126	$1,150	$1.02	23d	1	0.59mi
5700 Puffin Ave Unit 2 Palmhurst, TX	2.0	2.0	1026	$1,050	$1.02	43d	1	0.59mi
5805 Puffin Ave Mission, TX	2.0	2.0	999	$1,000	$1.00	43d	1	0.60mi
5805 Puffin Ave Unit 1 Palmhurst, TX	2.0	2.0	1093	$1,000	$0.91	14d	1	0.60mi
5609 Quail Ave Unit 4 Palmhurst, TX	3.0	2.0	1126	$1,190	$1.06	43d	1	0.61mi
5609 Quail Ave Unit 3 Palmhurst, TX	2.0	2.0	970	$950	$0.98	19d	1	0.61mi
5708 Puffin Ave Unit 1 Palmhurst, TX	2.0	2.0	1026	$1,050	$1.02	43d	1	0.61mi
5600 Quail Ave Unit 1 Mission, TX	3.0	2.0	1126	$1,300	$1.15	43d	1	0.61mi
5905 Puffin Ave Unit 1 Mission, TX	2.0	2.0	900	$1,200	$1.33	43d	1	0.62mi
5601 Swallow Ave Unit 1 Palmhurst, TX	2.0	2.0	980	$1,100	$1.12	43d	1	0.63mi
5601 Swallow Ave Unit 2 Palmhurst, TX	3.0	2.0	1126	$1,190	$1.06	43d	1	0.63mi
4616 Xanthisma Ave McAllen, TX	3.0	2.0	1332	$1,950	$1.46	14d	1	0.64mi
5900 Puffin Ave Unit 1 Palmhurst, TX	2.0	2.0	1000	$1,000	$1.00	14d	1	0.64mi
5900 Puffin Ave Unit 2 Palmhurst, TX	2.0	2.0	1000	$1,100	$1.10	43d	1	0.64mi
5605 Swallow Ave Unit 3 Palmhurst, TX	2.0	2.0	980	$1,000	$1.02	43d	1	0.64mi
4616 Swallow Ave McAllen, TX	3.0	2.0	1381	$1,600	$1.16	14d	1	0.65mi
5909 Puffin Ave Unit 3 Palmhurst, TX	2.0	2.0	932	$900	$0.97	19d	1	0.65mi
5609 Swallow Ave Unit 2 Palmhurst, TX	3.0	2.0	980	$1,190	$1.21	43d	1	0.65mi
5805 Swallow Ave Unit 3 McAllen, TX	3.0	2.0	1080	$1,150	$1.06	43d	1	0.69mi
5805 Swallow Ave Unit 1 McAllen, TX	3.0	2.0	1080	$1,150	$1.06	14d	1	0.69mi
5700 Swallow Ave Unit 4 Mission, TX	3.0	2.0	1093	$1,250	$1.14	14d	1	0.70mi
5901 Swallow Ave Unit 1 McAllen, TX	3.0	2.0	1080	$1,095	$1.01	23d	1	0.70mi
5604 Sandpiper Ave Unit 2 Alton, TX	3.0	2.0	1125	$1,150	$1.02	43d	1	0.71mi

Listing history 18 events

1. 2026-06-14
   statusdays on market $205,000 Pending 49 DOM
2. 2026-06-10
   days on market $205,000 Option 48 DOM
3. 2026-06-09
   days on market $205,000 Option 47 DOM
4. 2026-06-08
   days on market $205,000 Option 46 DOM
5. 2026-06-07
   days on market $205,000 Option 45 DOM
6. 2026-06-03
   days on market $205,000 Option 41 DOM
7. 2026-06-03
   status $205,000 Option 40 DOM
8. 2026-06-02
   days on market $205,000 Active 40 DOM
9. 2026-06-01
   days on market $205,000 Active 39 DOM
10. 2026-05-31
    days on market $205,000 Active 38 DOM
11. 2026-05-31
    days on market $205,000 Active 37 DOM
12. 2026-05-15
    listed $1,550
13. 2026-05-13
    price $205,000 743-char remark
14. 2026-04-23
    listed $209,000 Active 743-char remark
15. 2026-03-09
    price $209,000
16. 2026-02-19
    listed $215,000 Active
17. 2022-09-02
    status Pending
18. 2022-08-02
    listed $179,000 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: $3,946 · $329/mo
• Projected year-2 tax: $3,946 · $329/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $15,529
• − Mortgage interest: −$11,483
• − Property taxes: −$3,946
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$5,964
• Taxable loss: −$9,373
• Est. tax savings @ 24.0%: +$2,250
• After-tax cash flow: $-3,354/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: Sharyland ISD
• NCES district ID: 4839930
• Math proficiency: 34% ▼ -35.00%
• Reading proficiency: 44% ▼ -15.00%
• Median HH income: $57,792
• Composite: 34.38/100
• National rank: #5214
• State rank: #406 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

-99.1% since first listed

10 events — show timeline

• 2026-06-12 Pending — MCALLENMLS
• 2026-06-02 Rental Removed $1,550 MCALLENMLS
• 2026-06-02 Contingent — MCALLENMLS
• 2026-05-15 Listed for Rent $1,550 MCALLENMLS
• 2026-05-13 Price Changed $205,000 MCALLENMLS
• 2026-04-23 Listed $209,000 MCALLENMLS
• 2026-03-09 Price Changed $209,000 MCALLENMLS
• 2026-02-19 Listed $215,000 MCALLENMLS
• 2022-09-02 Pending — MCALLENMLS
• 2022-08-02 Listed $179,000 MCALLENMLS

Property tax history

+3.8%/yr

Latest (2025): $3,946 · +10.0% YoY. Source: county tax records.