15405 N Brisas St · McAllen, TX 78504

$284,990

4 bd · 2.5 ba · 1,720 sqft · SingleFamily · 116 Days on market

Built 2026 Good condition 5,213 sqft lot $166/sqft · at area comps Est $283k · at est.

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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 +13.6/30.0
• ARV discount +7.2/15.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this stunning 4-bedroom, 2.5-bathroom home featuring a spacious 2-car garage. The open-concept design seamlessly connects the kitchen, living, and dining areas, perfect for entertaining and everyday living. Enjoy indoor-outdoor living with a covered patio, ideal for relaxing or hosting gatherings. Modern comfort and style meet functionality in this beautiful home-your ideal space awaits! Highlights: - Upgraded bedroom 4 - Covered Patio - Quartz Countertops - GE - 5 Piece Appliance Package - Stainless Steel - Gas - Maple Wood Painted Cabinets * * Photos do not represent final production of home.

Key facts

• Quartz countertops
• Stainless steel
• Covered patio

Tags

• COVERED PATIO
• QUARTZ COUNTERTOPS
• STAINLESS STEEL
• MAPLE WOOD PAINTED CABINETS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $285k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $13 ($159/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (11.9% below list).
• Recommended offer: $251k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: R C Flores-Mark A Zapata El (math 38% / reading 38%, grade F, #1,709 of 4,322 statewide, top 40%, 521 students, 80% 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); 898 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 37% 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 $9k 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 116 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $250,976 (11.9% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.88% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $283,397
• List price: $284,990
• Delta: 0.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15617 N Brisas St	0.14mi	3/2.5 (-1)	1,784 (+4%)	2mo	$301,990	$169	81

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-46,383
• Equity at exit: $42,493

10-year hold

• IRR: -9.0%
• Equity multiple: 0.45×
• Total profit: $-43,551
• Equity at exit: $24,641

Cash invested: $79,797 (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: 898
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,510 medium
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $13

Break-even live

Break-even rent $2,493

Max offer price $284,990

Occupancy floor 94%

Sensitivity live

Price	-10% $210	-5% $112	+0% $13	+5% $-85	+10% $-184
Rent	-10% $-185	-5% $-86	+0% $13	+5% $112	+10% $211
Rate	-1.0pp $157	-0.5pp $86	base $13	+0.5pp $-61	+1.0pp $-136

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: $71,248
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13921 N 36th St McAllen, TX	4.0	2.5	2084	$2,450	$1.18	45d	1	0.96mi
4400 Caddo Ln McAllen, TX	4.0	2.5	2069	$3,000	$1.45	45d	1	1.08mi
13904 N 39th St Edinburg, TX	3.0	2.0	2020	$2,500	$1.24	46d	1	1.10mi
5105 Escondido Pass McAllen, TX	5.0	2.0	1839	$2,280	$1.24	45d	1	1.50mi

Listing history 16 events

1. 2026-06-21
   days on market $284,990 Active 116 DOM
2. 2026-06-18
   days on market $284,990 Active 113 DOM
3. 2026-06-17
   days on market $284,990 Active 112 DOM
4. 2026-06-16
   days on market $284,990 Active 111 DOM
5. 2026-06-15
   days on market $284,990 Active 110 DOM
6. 2026-06-14
   days on market $284,990 Active 108 DOM
7. 2026-06-13
   days on market $284,990 Active 107 DOM
8. 2026-06-10
   days on market $284,990 Active 105 DOM
9. 2026-06-08
   days on market $284,990 Active 103 DOM
10. 2026-06-07
    pricedays on market $284,990 Active 102 DOM
11. 2026-06-03
    days on market $294,990 Active 98 DOM
12. 2026-06-02
    days on market $294,990 Active 97 DOM
13. 2026-06-01
    days on market $294,990 Active 96 DOM
14. 2026-05-31
    days on market $294,990 Active 95 DOM
15. 2026-05-31
    days on market $294,990 Active 94 DOM
16. 2026-02-25
    listed $294,990 Active 614-char remark

    Show marketing remark (614 chars)

    Welcome to this stunning 4-bedroom, 2.5-bathroom home featuring a spacious 2-car garage. The open-concept design seamlessly connects the kitchen, living, and dining areas, perfect for entertaining and everyday living. Enjoy indoor-outdoor living with a covered patio, ideal for relaxing or hosting gatherings. Modern comfort and style meet functionality in this beautiful home-your ideal space awaits! Highlights: - Upgraded bedroom 4 - Covered Patio - Quartz Countertops - GE - 5 Piece Appliance Package - Stainless Steel - Gas - Maple Wood Painted Cabinets * * Photos do not represent final production of home.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°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: $30,117
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,409
• − Management: −$2,409
• − Depreciation: −$8,291
• Taxable loss: −$4,656
• Est. tax savings @ 24.0%: +$1,117
• After-tax cash flow: $1,276/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 · 7 photos

Good 80/100 None rehab

This well-maintained, move-in-ready home features an open-concept design, modern finishes, and a spacious layout. It is in excellent condition with minimal repairs needed, making it an ideal investment property.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants.
• Both Upgrading the kitchen appliances — Upgraded appliances can make the kitchen more functional and attractive to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Upgraded appliances can make the kitchen more functional and attractive to potential buyers/tenants. ↑

ⓘ 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

• 2026-02-25 Listed $294,990 Zillow