2201 Jackson Rd Unit 47-O · McAllen, TX 78577

$117,500

2 bd · 1.5 ba · 1,088 sqft · Condo · 6 Days on market

Built 1983 $110/mo HOA · 9% of rent ↓ 15% 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).

• Cash flow +14.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully updated 2-bedroom, 1.5-bath condo is located in the gated community of Dunlyn Acres in Pharr. This stylish two-story home features an open living and dining area on the first floor, and two spacious bedrooms upstairs. The kitchen is equipped with granite countertops, and the primary bedroom includes a private balcony—perfect for enjoying your morning coffee. Enjoy the peace and privacy of a gated neighborhood with fantastic amenities such as a swimming pool, tennis and a shaded cookout area surrounded by trees. Conveniently located near Expressway 83, shopping, dining, and medical facilities—this condo offers comfort, convenience, and value.

Key facts

• Gated community
• Tennis
• Private balcony

Tags

• GATED COMMUNITY
• PRIVATE BALCONY
• SWIMMING POOL
• TENNIS
• SHADED COOKOUT AREA

Property features AI

Finance

• Other: Escrow amount listed as 1200
• HOA & community: Part of Dunlyn Acres association; Monthly association fee of $110; POA mandatory with $250 transfer fee; Community features include pool and curbs

Exterior

• Parking: Covered parking for 2 vehicles; Carport (2 spaces); No garage
• Security: Gated community
• Utilities: Public water; City sewer; Cable available; Paved road access
• Home design: Brick construction; Composition shingle roof; Slab foundation
• Construction: Brick construction; Slab foundation; Composition shingle roof; Building area approximately 1,088
• Exterior features: Balcony; Patio slab; Curb and gutters; Sidewalks; In-ground pool

Interior

• Kitchen: Electric water heater; No conveying appliances
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Granite countertops; No window coverings
• Laundry & utility: Laundry closet with washer/dryer connections

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $118k.

Deal economics

• At list price, monthly cash flow is $26 ($313/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Cap rate 6.6% 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.
• Pharr-San Juan-Alamo ISD (suburban): math 18% / reading 30% proficiency, ranked #740 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Geraldine Palmer El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 644 students, 88% FRL); Kennedy Middle (math 22% / reading 27%, grade F, #1,279 of 1,662 statewide, top 78%, 580 students, 94% FRL); Psja Southwest Early College H S (math 18% / reading 37%, grade F, #1,183 of 1,632 statewide, top 73%, 1,692 students, 98% FRL) — zoned schools average 93% FRL vs 72% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 458 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $812 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $117,500

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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: 1.02% ✓
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.6%
• Equity multiple: 0.37×
• Total profit: $-20,808
• Equity at exit: $17,520

10-year hold

• IRR: -19.8%
• Equity multiple: 0.11×
• Total profit: $-29,222
• Equity at exit: $10,159

Cash invested: $32,900 (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 78577

• Home prices YoY: -8.1%
• Rents YoY: -0.2%
• Active inventory: 458
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,200 high
• Mortgage (P&I): −$616
• Tax est. 1.5%: −$147 /mo · $1,762/yr
• Insurance: −$49
• HOA: −$110
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $26

Break-even live

Break-even rent $1,167

Max offer price $117,500

Occupancy floor 93%

Sensitivity live

Price	-10% $107	-5% $67	+0% $26	+5% $-14	+10% $-55
Rent	-10% $-69	-5% $-21	+0% $26	+5% $74	+10% $121
Rate	-1.0pp $85	-0.5pp $56	base $26	+0.5pp $-4	+1.0pp $-35

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: $29,375
• Closing costs: $3,525
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2201 S Jackson Rd Pharr, TX	2.0	1.5	1088	$912	$0.84	45d	2	0.07mi
3003 S L Ln Unit C McAllen, TX	3.0	2.0	1263	$1,200	$0.95	45d	1	0.11mi
1313 E Olympia Ave Unit 1 McAllen, TX	2.0	2.5	1457	$1,200	$0.82	25d	1	0.11mi
1412 Keeton Ave McAllen, TX	3.0	2.0	1272	$1,372	$1.08	25d	2	0.11mi
1305 E Olympia Ave Unit A McAllen, TX	2.0	1.5	1274	$1,250	$0.98	45d	1	0.14mi
3002 S L Ln #4 McAllen, TX	2.0	2.5	1449	$1,550	$1.07	16d	1	0.15mi
1300 E Pineridge Ave #1 McAllen, TX	2.0	2.5	1230	$1,250	$1.02	45d	1	0.17mi
1413 Keeton Ave Apt 25 McAllen, TX	3.0	2.0	1400	$1,400	$1.00	25d	1	0.18mi
1205 E Olympia Ave Unit 2 McAllen, TX	2.0	2.5	1100	$1,300	$1.18	45d	1	0.19mi
3017 S L St Unit B McAllen, TX	2.0	2.0	1175	$1,200	$1.02	45d	1	0.19mi
1413 Keeton Ave E Unit 1372330P McAllen, TX	2.0	2.0	1194	$4,401	$3.69	21d	1	0.19mi
3004 S L St #4 McAllen, TX	3.0	3.0	1375	$1,250	$0.91	45d	1	0.20mi
2202 S Sports Dr Unit 3 Pharr, TX	2.0	2.0	965	$1,125	$1.17	45d	1	0.20mi
3012 S L St Unit 4 McAllen, TX	2.0	2.5	1457	$1,150	$0.79	45d	1	0.21mi
3005 S K Center St #4 McAllen, TX	3.0	3.0	1375	$1,250	$0.91	45d	1	0.21mi
1722 Denise Dr Unit 3 Pharr, TX	2.0	2.0	965	$1,125	$1.17	45d	1	0.23mi
1204 E Pineridge Ave Unit 1 McAllen, TX	3.0	2.5	1313	$1,275	$0.97	25d	1	0.25mi
2401 S Jackson Rd Pharr, TX	2.0–3.0	2.0–3.0	1546	$1,500	$0.97	45d	2	0.26mi
1625 S Pamplona St Unit 1 Pharr, TX	2.0	2.0	965	$1,200	$1.24	45d	1	0.26mi
1624 W Denise Dr Apt 1 Pharr, TX	2.0	2.0	965	$1,125	$1.17	45d	1	0.27mi
1623 W Summit Dr Unit 3 Pharr, TX	2.0	2.0	980	$1,150	$1.17	45d	1	0.28mi
1625 W Marlin St Unit 1 Pharr, TX	2.0	2.0	965	$1,125	$1.17	45d	1	0.28mi
2201 S Pamplona St Unit 4 Pharr, TX	2.0	2.0	965	$1,125	$1.17	45d	1	0.29mi
1621 W Summit Dr Unit 1 Pharr, TX	2.0	2.0	965	$1,125	$1.17	45d	1	0.30mi
1623 W Marlin St Unit 3 Pharr, TX	2.0	2.0	965	$1,150	$1.19	25d	1	0.30mi
2205 S Pamplona St Unit 3 Pharr, TX	2.0	2.0	965	$1,100	$1.14	23d	1	0.38mi
901 E Yuma Ave McAllen, TX	1.0–2.0	1.0–2.0	900	$1,500	$1.67	45d	5	0.40mi
901 E Yuma Ave McAllen, TX	1.0–2.0	1.0–2.0	900	$1,500	$1.67	16d	3	0.40mi
1805 Angelina Marie Dr Unit 2 Pharr, TX	3.0	2.0	1037	$1,200	$1.16	45d	1	0.40mi
705 E Myrtle Beach Ave Unit 3 McAllen, TX	2.0	2.0	965	$1,200	$1.24	25d	1	0.50mi
700 E Myrtle Beach Ave Unit 1 McAllen, TX	2.0	2.0	900	$1,200	$1.33	45d	1	0.52mi
1711 W Smith Dr Unit 2 Pharr, TX	2.0	2.0	1100	$1,100	$1.00	45d	1	0.53mi
1506 S Bilboa St Unit 1 Pharr, TX	3.0	2.5	1500	$1,600	$1.07	45d	1	0.57mi
3605 Fairmont Ave Unit D Pharr, TX	3.0	2.0	1040	$1,100	$1.06	45d	1	0.57mi
3700 S Embassy Ave Unit 3 Pharr, TX	2.0	2.5	1207	$1,150	$0.95	45d	1	0.58mi
3705 S Embassy Ave Unit 2 Pharr, TX	3.0	3.0	1099	$1,175	$1.07	25d	1	0.61mi
1703 W Garrison Dr Unit 1 Pharr, TX	2.0	2.0	965	$1,200	$1.24	45d	1	0.61mi
1701 W Garrison Dr Unit 3 Pharr, TX	2.0	2.0	965	$1,200	$1.24	45d	1	0.62mi
3705 Fairmont Ave Unit A Pharr, TX	3.0	3.0	1176	$1,025	$0.87	25d	1	0.63mi
1702 W Garrison Dr Unit A Pharr, TX	2.0	2.0	1100	$1,450	$1.32	45d	1	0.65mi

HOA detail condo

• Monthly dues: $110 · $1,320/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-22
   days on market $117,500 Active 6 DOM
2. 2026-06-18
   days on market $117,500 Active 3 DOM
3. 2026-06-17
   days on market $117,500 Active 2 DOM
4. 2026-06-15
   remarks 666-char remark
5. 2026-06-15
   listed $117,500 Active 1 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: $14,402
• − Mortgage interest: −$6,582
• − Property taxes: −$1,762
• − Insurance: −$588
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − HOA: −$1,320
• − Depreciation: −$3,418
• Taxable loss: −$1,572
• Est. tax savings @ 24.0%: +$377
• After-tax cash flow: $691/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: Pharr-San Juan-Alamo ISD
• NCES district ID: 4834860
• Math proficiency: 18% ▼ -34.00%
• Reading proficiency: 30% ▼ -11.00%
• Median HH income: $33,757
• Composite: 19.63/100
• National rank: #8744
• State rank: #740 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): 80,540
• Household income: $52,770
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 2161.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 45% White 5%
• Hispanic origin (detail): Mexican 92%
• Foreign-born: 29% · Canada
• Languages at home: 18% English-only · Spanish 81%

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: ▼ -23.00%
• Current HPI: 261.1606
• Rent YoY: ▼ -0.24%
• 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

-14.5% since first listed

3 events — show timeline

• 2026-06-15 Listed $117,500 MCALLENMLS
• 2025-07-07 Price Changed $117,500 MCALLENMLS
• 2025-07-07 Listed $137,500 MCALLENMLS