10914 N 27th St · McAllen, TX 78504

$345,000

None bd · None ba · 2,200 sqft · MultiFamily · 239 Days on market

Built 2026 5,900 sqft lot $157/sqft · 15% below area Est $404k · 15% under $54/mo HOA · 4% of rent

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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).

• ARV discount +14.1/15.0
• Cash flow +7.9/30.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

This duplex may qualify for $0 down through FHA/DPA programs or as low as 3.5% down for qualified buyers (580+ credit), making it ideal for owner-occupants and investors alike. No construction loan required. Professionally designed floorplan features 3 bedrooms, 2 baths, spacious living areas, and private patios. Enjoy desirable upgrades including pantry space, dishwasher connections, stainless steel appliances, added storage, and generously sized bedrooms with large closets. The primary suite offers a large walk-in shower, extended vanity, and spacious walk-in closet. While under construction, buyers may have the opportunity to select from builder-curated finishes. Completion July 2026. Located off Sprague and 29th St. in North McAllen, Close to Zinnia & Tres Lagos Park, H-E-B, Walmart, dining, and healthcare. Limited pre-construction pricing available 9 remaining. Seller may contribute toward title policy, survey, and select lender fees at current price.

Key facts

• 5,900 sq ft lot
• Garage
• Built 2026

What this means for you Summary

Snapshot

• This is a 1×3bd/2ba + 1×1bd/1ba units multifamily listed at $345k.

Deal economics

• At list price, monthly cash flow is $-374 ($-4k/yr) — negative. Per door: $-187/mo.
• To cash-flow at today's rent, offer at most $291k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (24.3% below list).
• Recommended offer: $261k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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.
• 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.
• Market conditions: Rents rising (+2.6%/yr); 888 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 38% 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 $10k 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 239 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.

Recommended offer $261,300 (24.3% 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 239 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.76% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.65%
• DSCR: 0.79
• GRM: 11.0

CMA / ARV

• ARV (median comp): $403,808
• List price: $345,000
• Delta: -14.56%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.57% rent growth · sell at horizon

5-year hold

• IRR: -24.6%
• Equity multiple: 0.16×
• Total profit: $-80,775
• Equity at exit: $51,441

10-year hold

• IRR: -21.5%
• Equity multiple: -0.09×
• Total profit: $-105,290
• Equity at exit: $29,829

Cash invested: $96,600 (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: 20.4×

Monthly cashflow live

• Estimated rent: $2,613 high
• Mortgage (P&I): −$1,809
• Tax est. 1.5%: −$431 /mo · $5,175/yr
• Insurance: −$144
• HOA: −$54
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $-374

Break-even live

Break-even rent $3,086

Max offer price $290,889

Occupancy floor —

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

Units	Beds	Baths	Est. rent
1× unit	3	2	$1,407
1× unit	1	1	$1,206
Total (2 units)			$2,613

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10315 N 26th Ln McAllen, TX	3.0	2.5	2124	$2,300	$1.08	14d	1	0.08mi
3132 Zurich Ave McAllen, TX	3.0	2.0	1400	$1,900	$1.36	19d	1	0.44mi
2909 Fuerte Ave McAllen, TX	3.0	2.0	1440	$1,600	$1.11	43d	1	0.49mi
2908 Providence Ave McAllen, TX	3.0	2.5	1646	$1,750	$1.06	43d	1	0.67mi
2920 Providence Ave McAllen, TX	3.0	2.5	1848	$1,600	$0.87	23d	1	0.68mi
3213 Princeton Ave McAllen, TX	3.0	2.5	1868	$1,850	$0.99	14d	1	0.82mi
9104 N 28th St McAllen, TX	3.0	2.0	1747	$1,900	$1.09	14d	1	0.89mi
10333 N 15th St McAllen, TX	3.0	2.0	1414	$2,100	$1.49	14d	1	0.92mi
10321 N 15th St McAllen, TX	3.0	2.0	1502	$2,000	$1.33	14d	1	0.92mi
10321 N 15th St McAllen, TX	3.0	2.0	1502	$2,200	$1.46	43d	1	0.92mi
10221 N 15th St McAllen, TX	3.0	2.0	1418	$2,200	$1.55	43d	1	0.92mi
10218 N 15th St McAllen, TX	3.0	2.5	1768	$3,150	$1.78	43d	1	0.95mi
10328 N 13th St McAllen, TX	3.0	2.0	1963	$2,100	$1.07	19d	1	1.08mi
1800 Kingsborough Ave McAllen, TX	3.0	2.0	2027	$2,200	$1.09	23d	1	1.18mi
1304 Providence Ave McAllen, TX	3.0	2.5	2029	$3,750	$1.85	43d	1	1.23mi
4923 N 35th Ln McAllen, TX	2.0–4.0	2.0–2.5	1373	$1,690	$1.23	14d	11	1.26mi
1205 Ozark Ave McAllen, TX	3.0	3.0	1955	$2,800	$1.43	23d	1	1.31mi
2809 Grambling Ave McAllen, TX	3.0	2.5	2152	$2,500	$1.16	43d	1	1.32mi
2613 Fairmont Ave McAllen, TX	3.0	2.0	1735	$2,000	$1.15	43d	1	1.36mi
8406 N 33rd Ln McAllen, TX	3.0	2.0	1448	$2,000	$1.38	14d	1	1.40mi
8330 N 34th Ln McAllen, TX	2.0	3.0	1458	$2,250	$1.54	23d	1	1.40mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 15 events

1. 2026-06-18
   days on market $345,000 Active 239 DOM
2. 2026-06-17
   days on market $345,000 Active 238 DOM
3. 2026-06-16
   days on market $345,000 Active 237 DOM
4. 2026-06-15
   days on market $345,000 Active 236 DOM
5. 2026-06-14
   days on market $345,000 Active 234 DOM
6. 2026-06-13
   days on market $345,000 Active 233 DOM
7. 2026-06-10
   days on market $345,000 Active 231 DOM
8. 2026-06-08
   days on market $345,000 Active 229 DOM
9. 2026-06-07
   days on market $345,000 Active 228 DOM
10. 2026-06-03
    days on market $345,000 Active 224 DOM
11. 2026-06-02
    days on market $345,000 Active 223 DOM
12. 2026-06-01
    days on market $345,000 Active 222 DOM
13. 2026-05-31
    days on market $345,000 Active 221 DOM
14. 2026-05-31
    days on market $345,000 Active 220 DOM
15. 2025-10-22
    listed $345,000 Active 974-char remark

    Show marketing remark (974 chars)

    This duplex may qualify for $0 down through FHA/DPA programs or as low as 3.5% down for qualified buyers (580+ credit), making it ideal for owner-occupants and investors alike. No construction loan required. Professionally designed floorplan features 3 bedrooms, 2 baths, spacious living areas, and private patios. Enjoy desirable upgrades including pantry space, dishwasher connections, stainless steel appliances, added storage, and generously sized bedrooms with large closets. The primary suite offers a large walk-in shower, extended vanity, and spacious walk-in closet. While under construction, buyers may have the opportunity to select from builder-curated finishes. Completion July 2026. Located off Sprague and 29th St. in North McAllen, Close to Zinnia & Tres Lagos Park, H-E-B, Walmart, dining, and healthcare. Limited pre-construction pricing available 9 remaining. Seller may contribute toward title policy, survey, and select lender fees at current price.

ⓘ 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: $31,356
• − Mortgage interest: −$19,325
• − Property taxes: −$5,175
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,508
• − Management: −$2,508
• − HOA: −$648
• − Depreciation: −$10,036
• Taxable loss: −$10,571
• Est. tax savings @ 24.0%: +$2,537
• After-tax cash flow: $-1,950/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: 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

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

1 event — show timeline

• 2025-10-22 Listed $345,000 MCALLENMLS