11504 N 25th St · McAllen, TX 78504

$535,000

None bd · None ba · 3,996 sqft · MultiFamily · 8 Days on market

Built 2026 Good condition 9,452 sqft lot Est $511k · at est. $85/mo HOA · 6% of rent

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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 +20.2/30.0
• DSCR +6.4/10.0
• 1% rule +5.5/10.0
• ARV discount +5.4/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

New Construction Fourplex in a Prime Edinburg Location by UTRGV! This modern, movein ready investment property offers an exceptional opportunity in one of Edinburg's most sought-after rental corridors. The property features four well-designed units, each equipped with a full appliance package including washer, dryer, refrigerator, stove, and microwave. Interior highlights include quartz countertops, spacious walk-in closets, & contemporary finishes throughout. Built with quality and durability, this fourplex includes cement board stucco and security cameras already installed. Leasing efforts are currently underway to assist the future investor with occupancy. Conveniently located minut

Key facts

• Quartz countertops
• Walk-in closets
• 9,452 sq ft lot

Tags

• SECURITY CAMERAS INSTALLED
• CEMENT BOARD CONSTRUCTION
• QUARTZ COUNTERTOPS
• WALK-IN CLOSETS
• FULL APPLIANCE PACKAGE
• PRIME EDINBURG LOCATION

Property features AI

Finance

• Other: Living area measured from blueprints; Outbuilding listed as none
• HOA & community: Mandatory POA; Community association managed by Home Key Property Management; Annual association fee of $1,020; POA transfer fee applies; Community features include curbs and sidewalks; Community contains 4 units

Exterior

• Parking: 8 total parking spaces; Covered parking; 8-car carport; Garage faces rear (no garage spaces listed)
• Security: Smoke detectors
• Utilities: City sewer; 4 separate water meters; Electric service
• Home design: Stucco exterior
• Construction: Stucco construction; Shingle roof; Slab foundation
• Exterior features: Sprinkler system; Patio with patio slab; Sidewalks; Paved road access

Interior

• Kitchen: Microwave; Refrigerator; Electric smooth-top range / stove
• Flooring: Tile flooring
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Thermostat
• Interior features: Ceiling fans; Smoke detectors; Dryer and washer included; Microwave included; Electric water heater; Stove/Range (electric smooth) and refrigerator included; Laundry closet
• Laundry & utility: Washer and dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/2.0-bath units multifamily listed at $535k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive. Per door: $168/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $535k).
• Cap rate 7.8% 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.
• Zoned schools: Cavazos El (math 37% / reading 42%, grade F, #1,545 of 4,322 statewide, top 38%, 409 students, 83% 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 (+2.6%/yr); 888 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• At $5,640/mo this rent would consume 83% of the median local household income ($82k/yr) (locally 1468% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $535,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.05% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $511,488
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11412 N 25th St	0.00mi	—/—	4,000 (+0%)	1mo	$525,000	$131	99
11500 N 25th Ln	0.08mi	—/—	4,000 (+0%)	7mo	$515,900	$129	90
11502 N 24th Ln	0.29mi	—/—	4,100 (+3%)	3mo	$525,000	$128	80
11404 25th St	0.38mi	—/—	4,100 (+3%)	10mo	$525,000	$128	70
2501 Indian Creek Ave	0.54mi	—/—	4,100 (+3%)	8mo	$520,000	$127	64

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-46,100
• Equity at exit: $79,770

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $5,751
• Equity at exit: $46,257

Cash invested: $149,800 (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: 31.6×

Monthly cashflow live

• Estimated rent: $5,640 high
• Mortgage (P&I): −$2,806
• Tax est. 1.5%: −$669 /mo · $8,025/yr
• Insurance: −$223
• HOA: −$85
• Vacancy / Maint / Mgmt: −$1,184
• Net cashflow: $673

Break-even live

Break-even rent $4,788

Max offer price $535,000

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$5,640
Total (4 units)			$5,640

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: $133,750
• Closing costs: $16,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11401 N 25th St Unit 2 McAllen, TX	3.0	2.0	4004	$1,350	$0.34	43d	1	0.03mi
2501 Indian Creek Ave Unit 1 McAllen, TX	2.0	2.0	4100	$1,175	$0.29	23d	1	0.26mi
702 S Logan Dr Unit 3 Edinburg, TX	2.0	2.5	4488	$950	$0.21	43d	1	1.30mi
901 N Woodson Ave Unit 3 Edinburg, TX	3.0	2.0	4200	$1,095	$0.26	43d	1	1.37mi
822 N Blair Ave Unit 1 Edinburg, TX	2.0	2.0	4084	$1,075	$0.26	43d	1	1.43mi
12611 N 33rd Ln Unit 1 Edinburg, TX	3.0	2.0	4200	$1,300	$0.31	18d	1	1.45mi
1000 N Woodson Ave Unit 2 Edinburg, TX	2.0	2.0	4200	$995	$0.24	14d	1	1.45mi
12706 N 33rd Ln Unit 3 McAllen, TX	2.0	2.5	4060	$1,150	$0.28	43d	1	1.45mi
1000 N Blair Ave Unit 4 Edinburg, TX	2.0	2.0	4020	$1,075	$0.27	43d	1	1.47mi

HOA detail

• Monthly dues: $85 · $1,020/yr
• Likely covers: security

Listing history 7 events

1. 2026-06-18
   days on market $535,000 Active 8 DOM
2. 2026-06-17
   days on market $535,000 Active 7 DOM
3. 2026-06-16
   days on market $535,000 Active 6 DOM
4. 2026-06-15
   days on market $535,000 Active 5 DOM
5. 2026-06-14
   days on market $535,000 Active 3 DOM
6. 2026-06-13
   remarks 695-char remark
7. 2026-06-13
   listed $535,000 Active 2 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: $67,680
• − Mortgage interest: −$29,968
• − Property taxes: −$8,025
• − Insurance: −$2,675
• − Repairs & maintenance: −$5,414
• − Management: −$5,414
• − HOA: −$1,020
• − Depreciation: −$15,564
• Taxable loss: −$401
• Est. tax savings @ 24.0%: +$96
• After-tax cash flow: $8,176/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

Good 80/100 None rehab

This modern, move-in-ready fourplex is in excellent condition with no visible repairs needed. It offers a prime location and high-end finishes, making it an attractive investment opportunity.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Painting exterior — Fresh paint can improve curb appeal and value
• Both Add decorative elements to kitchen and bathrooms — Enhances aesthetics and can increase value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint can improve curb appeal and value ↑
• Both Add decorative elements to kitchen and bathrooms — Enhances aesthetics and can increase value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 2026-06-10 Listed $535,000 MCALLENMLS