3001 Rutgers Ave · McAllen, TX 78504

$195,000

3 bd · 2.0 ba · 1,754 sqft · SingleFamily public records · 26 Days on market

Built 2018 6,534 sqft lot $111/sqft · 25% below area Est $261k · 25% under ↓ 7% since listing

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Why this score? — see what drove the C 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 +19.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.3/10.0
• DSCR +6.1/10.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for first-time homebuyers or investors! This home at 3001 Rutgers Avenue in McAllen offers a functional layout with comfortable living spaces and plenty of potential to personalize. Located in an established neighborhood with convenient access to schools, shopping, dining, and major roadways. Whether you're looking for a starter home or an investment property with rental potential, this property offers value and versatility. Schedule your showing today!

Key facts

• Functional layout
• 6,534 sq ft lot
• Garage

Tags

• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING SPACES
• ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS TO SCHOOLS
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached garage (1 garage space, 1 covered space, 1 total parking space)
• Utilities: Public water; City sewer; Electric service
• Home design: Brick construction
• Construction: Shingle roof; Slab foundation; Brick exterior
• Exterior features: Vinyl fencing; Irregular lot; Paved road access; Curbs

Interior

• Kitchen: Dishwasher; Electric water heater
• Bedrooms: Master bedroom with walk-in closet(s)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laminate countertops; Walk-in closet(s); No window coverings
• Laundry & utility: Laundry area with washer/dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• 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: Olivero Garza Sr El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 587 students, 82% FRL); Sharyland North J H (math 46% / reading 42%, grade D, #512 of 1,662 statewide, top 32%, 806 students, 74% FRL); Sharyland H S (math 36% / reading 58%, grade D-, #591 of 1,632 statewide, top 38%, 1,546 students, 57% 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; 38 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).
• This rent runs 32% 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 $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 26 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,075 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.79%
• DSCR: 1.21
• GRM: 7.4

CMA / ARV

• ARV (median comp): $261,318
• List price: $195,000
• Delta: -25.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9119 N 25th St	0.48mi	3/2.5	1,768 (+1%)	0mo	$315,000	$178	74
9106 N 25th Ln	0.49mi	3/2.5	1,785 (+2%)	1mo	$319,000	$179	72
3317 Kingsborough Ave	0.55mi	3/2.0	1,778 (+1%)	1mo	$262,500	$148	71
3600 Notre Dame Ave	0.46mi	3/2.5	1,718 (-2%)	4mo	$224,900	$131	70
3205 Northgate Ln	0.45mi	4/2.0 (+1)	1,716 (-2%)	1mo	$325,000	$189	70
9101 N 28th St	0.39mi	3/2.0	1,954 (+11%)	1mo	$255,000	$131	62
2208 Providence Ave	0.68mi	3/2.5	1,804 (+3%)	3mo	$289,000	$160	59
2020 Queens Ave	0.73mi	3/2.0	1,812 (+3%)	1mo	$310,000	$171	59
2905 Northgate Ln	0.41mi	4/2.0 (+1)	1,978 (+13%)	4mo	$310,000	$157	52
9102 N 25th Ln	0.50mi	4/2.5 (+1)	1,920 (+10%)	4mo	$354,000	$184	51
9904 N 24th St	0.58mi	3/2.5	2,012 (+15%)	4mo	$422,500	$210	43
3308 Harvard Ave	0.71mi	3/2.0	1,521 (-13%)	4mo	$264,800	$174	42

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-18,524
• Equity at exit: $29,075

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,543
• Equity at exit: $16,860

Cash invested: $54,600 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,202 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$418 /mo · $5,015/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $218

Break-even live

Break-even rent $1,926

Max offer price $195,000

Occupancy floor 85%

Sensitivity live

Price	-10% $328	-5% $273	+0% $218	+5% $163	+10% $108
Rent	-10% $44	-5% $131	+0% $218	+5% $305	+10% $392
Rate	-1.0pp $316	-0.5pp $268	base $218	+0.5pp $167	+1.0pp $116

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2920 Providence Ave McAllen, TX	3.0	2.5	1848	$1,600	$0.87	24d	1	0.11mi
2908 Providence Ave McAllen, TX	3.0	2.5	1646	$1,750	$1.06	44d	1	0.11mi
3213 Princeton Ave McAllen, TX	3.0	2.5	1868	$1,850	$0.99	15d	1	0.26mi
9104 N 28th St McAllen, TX	3.0	2.0	1747	$1,900	$1.09	15d	1	0.38mi
9807 N 24th Ln McAllen, TX	4.0	3.5	2300	$3,700	$1.61	15d	1	0.48mi
9806 N 24th Ln McAllen, TX	4.0	3.5	2300	$3,700	$1.61	44d	1	0.50mi
10315 N 26th Ln McAllen, TX	3.0	2.5	2124	$2,300	$1.08	15d	1	0.52mi
9805 N 24th St McAllen, TX	4.0	3.5	2300	$3,700	$1.61	44d	1	0.52mi
9809 N 24th St McAllen, TX	4.0	3.5	2300	$4,500	$1.96	44d	1	0.53mi
9813 N 24th St McAllen, TX	4.0	3.5	2300	$3,700	$1.61	44d	1	0.54mi
3132 Zurich Ave McAllen, TX	3.0	2.0	1400	$1,900	$1.36	20d	1	0.61mi
4923 N 35th Ln McAllen, TX	2.0–4.0	2.0–2.5	1373	$2,062	$1.50	15d	11	0.69mi
2809 Grambling Ave McAllen, TX	3.0	2.5	2152	$2,500	$1.16	44d	1	0.79mi
10338 N 23rd Ln McAllen, TX	4.0	3.5	2563	$2,700	$1.05	45d	1	0.80mi
8406 N 33rd Ln McAllen, TX	3.0	2.0	1448	$2,000	$1.38	15d	1	0.82mi
8330 N 34th Ln McAllen, TX	2.0	3.0	1458	$2,250	$1.54	24d	1	0.83mi
2613 Fairmont Ave McAllen, TX	3.0	2.0	1735	$2,000	$1.15	44d	1	0.86mi
2909 Fuerte Ave McAllen, TX	3.0	2.0	1440	$1,600	$1.11	44d	1	0.96mi
1800 Kingsborough Ave McAllen, TX	3.0	2.0	2027	$2,200	$1.09	24d	1	1.01mi
3200 Guadalupe McAllen, TX	4.0	3.0	2136	$2,800	$1.31	15d	1	1.05mi
8101 N 23rd St Unit 27 McAllen, TX	3.0	2.5	1600	$1,900	$1.19	24d	1	1.06mi
8101 N 23rd St Unit 29 McAllen, TX	3.0	2.5	1600	$1,900	$1.19	44d	1	1.06mi
10221 N 15th St McAllen, TX	3.0	2.0	1418	$2,200	$1.55	44d	1	1.22mi
10321 N 15th St McAllen, TX	3.0	2.0	1502	$2,000	$1.33	15d	1	1.25mi
10321 N 15th St McAllen, TX	3.0	2.0	1502	$2,200	$1.46	44d	1	1.25mi
10218 N 15th St McAllen, TX	3.0	2.5	1768	$3,150	$1.78	44d	1	1.25mi
10333 N 15th St McAllen, TX	3.0	2.0	1414	$2,100	$1.49	15d	1	1.26mi
10201 N 14th St McAllen, TX	2.0	2.0	1249	$2,300	$1.84	44d	1	1.27mi
1304 Providence Ave McAllen, TX	3.0	2.5	2029	$3,750	$1.85	44d	1	1.29mi
4012 Auburn Ave McAllen, TX	3.0	2.0	1843	$2,000	$1.09	44d	1	1.31mi
4012 Auburn Ave McAllen, TX	3.0	2.0	1843	$1,900	$1.03	15d	1	1.31mi
1205 Ozark Ave McAllen, TX	3.0	3.0	1955	$2,800	$1.43	24d	1	1.34mi
3908 Zenker Ave McAllen, TX	4.0	2.5	1946	$3,500	$1.80	44d	1	1.37mi
2629 Warbler Ave McAllen, TX	3.0	2.5	1420	$2,100	$1.48	44d	1	1.38mi
10328 N 13th St McAllen, TX	3.0	2.0	1963	$2,100	$1.07	20d	1	1.40mi
7601 N 21st St McAllen, TX	3.0	2.5	1888	$2,600	$1.38	44d	1	1.43mi
7504 N 21st St McAllen, TX	3.0	2.0	1746	$1,800	$1.03	15d	1	1.47mi
2717 Umbrellabird Ave McAllen, TX	3.0	2.0	1521	$1,695	$1.11	44d	1	1.49mi

Listing history 13 events

1. 2026-06-07
   status $195,000 Pending 26 DOM
2. 2026-06-03
   days on market $195,000 Option 26 DOM
3. 2026-06-02
   days on market $195,000 Option 25 DOM
4. 2026-06-01
   days on market $195,000 Option 24 DOM
5. 2026-05-31
   days on market $195,000 Option 23 DOM
6. 2026-05-31
   days on market $195,000 Option 22 DOM
7. 2026-05-08
   listed $195,000 Active 475-char remark
8. 2026-04-13
   price $209,500
9. 2026-03-31
   price $214,000
10. 2026-03-12
    listed $219,000 Active
11. 2022-12-31
    historical
12. 2022-11-02
    price $205,000
13. 2022-11-02
    listed $210,000 New

ⓘ 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: $5,015 · $418/mo
• Projected year-2 tax: $5,015 · $418/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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: $26,426
• − Mortgage interest: −$10,923
• − Property taxes: −$5,015
• − Insurance: −$975
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − Depreciation: −$5,673
• Taxable loss: −$387
• Est. tax savings @ 24.0%: +$93
• After-tax cash flow: $2,709/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

-7.1% since first listed

9 events — show timeline

• 2026-06-04 Pending — MCALLENMLS
• 2026-05-28 Contingent — MCALLENMLS
• 2026-05-08 Listed $195,000 MCALLENMLS
• 2026-04-13 Price Changed $209,500 MCALLENMLS
• 2026-03-31 Price Changed $214,000 MCALLENMLS
• 2026-03-12 Listed $219,000 MCALLENMLS
• 2022-12-31 Listing Removed — LERA
• 2022-11-02 Price Changed $205,000 LERA
• 2022-11-02 Listed $210,000 LERA

Property tax history

+17.6%/yr

Latest (2025): $5,015 · +6.6% YoY. Source: county tax records.