719 Walnut Ave · McAllen, TX 78501

$199,900

3 bd · 2.0 ba · 2,562 sqft · SingleFamily public records · 47 Days on market

Built 1976 9,974 sqft lot $78/sqft · 16% below area Est $238k · 16% under ↓ 20% 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).

• ARV discount +14.7/15.0
• Cash flow +11.0/30.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• DSCR +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for your next project? This spacious 4 bedroom, 3 bath home offers 2,562 sq. ft. of potential sitting on . 23 of an acre! This property is perfect for an investor or buyer ready to bring their vision to life. With great space, a functional layout, and endless possibilities, this home could truly become something special with the right updates and upgrades. Property is being SOLD AS IS and is ready for someone to transform it into the perfect home or investment property. Don't miss this opportunity! Call today to schedule your private appointment to preview this property!

Key facts

• 9,974 sq ft lot
• 2 garage spots
• Built 1976

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached garage facing side; 2 total parking spaces (2 covered, 2 garage spaces)
• Utilities: Public water; City sewer; Paved road access
• Home design: Not new construction
• Construction: Brick and stucco exterior; Composition shingle roof; Slab foundation
• Exterior features: Covered patio; Patio; Gutters/spouting; Mature trees; Corner lot

Interior

• Kitchen: Smooth electric cooktop; Single oven
• Bedrooms: Master bedroom with walk-in closet
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Thermostat
• Interior features: Entrance foyer; Laminate and tile countertops; Crown/cove molding; Walk-in closets; Drapes and partial window coverings
• Laundry & utility: Laundry room with washer/dryer connections; Electric water heater (located in laundry room)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (9.7% below list).
• Recommended offer: $181k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Mcallen ISD (urban): math 34% / reading 45% proficiency, ranked #440 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jackson El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 535 students, 86% FRL); Cathey Middle (math 46% / reading 47%, grade D+, #443 of 1,662 statewide, top 28%, 821 students, 69% FRL); Memorial H S (math 34% / reading 54%, grade F, #697 of 1,632 statewide, top 43%, 2,080 students, 67% FRL) — zoned schools average 74% FRL vs 50% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 388 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• At $1,806/mo this rent would consume 45% of the median local household income ($48k/yr) (locally 3043% 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 $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 47 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 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.

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 $180,589 (9.7% 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 47 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.81%
• DSCR: 0.92
• GRM: 9.2

CMA / ARV

• ARV (median comp): $238,226
• List price: $199,900
• Delta: -16.09%
• 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
2909 Royal Palm Cir	0.49mi	4/3.0 (+1)	2,620 (+2%)	10mo	$420,000	$160	56
409 Redwood Ave	0.40mi	4/4.0 (+1)	2,456 (-4%)	9mo	$275,000	$112	54
1411 Daffodil Ave	0.67mi	4/3.5 (+1)	2,576 (+0%)	7mo	$379,960	$148	51
707 Nyssa Ave	0.58mi	4/3.0 (+1)	2,786 (+9%)	0mo	$429,000	$154	49
1624 Highland Ave	0.69mi	4/4.0 (+1)	2,601 (+2%)	8mo	$629,000	$242	46
1501 La Vista Ave	0.54mi	3/2.0	2,811 (+10%)	16mo	$345,000	$123	46
412 Sycamore Ave	0.32mi	4/3.0 (+1)	2,279 (-11%)	15mo	$244,900	$107	45
1301 W Nyssa Ave	0.68mi	4/3.0 (+1)	2,424 (-5%)	7mo	$249,900	$103	45
1805 N Broadway St	0.47mi	4/3.0 (+1)	2,362 (-8%)	14mo	$249,000	$105	44
1316 Camellia Ave	0.59mi	4/2.0 (+1)	2,360 (-8%)	14mo	$235,000	$100	42
1011 W Orange St	0.55mi	2/2.5 (-1)	2,849 (+11%)	10mo	$550,000	$193	40
1504 La Vista Ave	0.56mi	4/3.0 (+1)	2,925 (+14%)	8mo	$495,000	$169	34

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 · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.29×
• Total profit: $-39,852
• Equity at exit: $29,806

10-year hold

• IRR: -17.2%
• Equity multiple: 0.11×
• Total profit: $-49,960
• Equity at exit: $17,284

Cash invested: $55,972 (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 78501

• Home prices YoY: -23.3%
• Rents YoY: 1.8%
• Active inventory: 388
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,806 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$379 /mo · $4,554/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-84

Break-even live

Break-even rent $1,913

Max offer price $184,989

Occupancy floor 100%

Sensitivity live

Price	-10% $29	-5% $-28	+0% $-84	+5% $-141	+10% $-198
Rent	-10% $-227	-5% $-156	+0% $-84	+5% $-13	+10% $58
Rate	-1.0pp $16	-0.5pp $-34	base $-84	+0.5pp $-136	+1.0pp $-189

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1808 N Broadway St McAllen, TX	4.0	3.0	1800	$2,400	$1.33	45d	1	0.45mi
505 W Esperanza Ave McAllen, TX	3.0	3.0	2660	$4,250	$1.60	24d	1	0.49mi
2325 N Peking St McAllen, TX	3.0	2.5	1774	$2,100	$1.18	45d	1	0.56mi
1516 Walnut Ave McAllen, TX	4.0	2.0	2188	$1,495	$0.68	45d	1	0.57mi
1101 Kerria Ave McAllen, TX	3.0	2.0	1920	$2,350	$1.22	22d	1	0.88mi
705 Kerry Ln McAllen, TX	3.0	2.0	2326	$1,650	$0.71	24d	1	0.88mi
118 E Iris Ave McAllen, TX	4.0	2.5	2070	$1,800	$0.87	24d	1	0.95mi
920 N 15th St McAllen, TX	2.0	2.0	3000	$1,800	$0.60	24d	1	0.96mi
914 N 15th St McAllen, TX	3.0	2.0	2422	$1,900	$0.78	15d	1	0.98mi
914 N 15th St McAllen, TX	3.0	2.0	2422	$1,900	$0.78	45d	1	0.98mi
121 E Jonquil Ave McAllen, TX	4.0	3.5	2792	$1,985	$0.71	24d	1	1.05mi
913 E Daffodil Ave Unit B McAllen, TX	2.0	2.0	3552	$800	$0.23	45d	1	1.18mi
609 N 15th St McAllen, TX	2.0	1.0	1900	$1,700	$0.89	45d	1	1.18mi
1508 W Nolana Ave McAllen, TX	2.0	2.0	2296	$750	$0.33	45d	1	1.19mi
2417 Tamarack Ave McAllen, TX	3.0	1.0	3589	$900	$0.25	24d	1	1.24mi
2900 N 24th St McAllen, TX	4.0	2.0	2009	$1,900	$0.95	45d	1	1.27mi
1920 N 25th St Unit C McAllen, TX	3.0	1.0	2707	$850	$0.31	45d	1	1.28mi
1524 Primrose Ave McAllen, TX	3.0	2.0	2002	$1,750	$0.87	24d	1	1.31mi
405 Cedar Ave McAllen, TX	3.0	3.0	1935	$2,000	$1.03	45d	1	1.34mi
407 Cedar Ave McAllen, TX	2.0	2.0	2967	$950	$0.32	24d	1	1.34mi
2604 Quince Ln McAllen, TX	3.0	2.0	1800	$1,450	$0.81	45d	1	1.45mi
3306 N 25 1/2 St McAllen, TX	2.0	1.5	3032	$995	$0.33	45d	1	1.47mi

Listing history 23 events

1. 2026-06-21
   days on market $199,900 Active 47 DOM
2. 2026-06-18
   days on market $199,900 Active 44 DOM
3. 2026-06-17
   days on market $199,900 Active 43 DOM
4. 2026-06-16
   days on market $199,900 Active 42 DOM
5. 2026-06-15
   days on market $199,900 Active 41 DOM
6. 2026-06-14
   days on market $199,900 Active 39 DOM
7. 2026-06-10
   days on market $199,900 Active 36 DOM
8. 2026-06-09
   days on market $199,900 Active 35 DOM
9. 2026-06-08
   days on market $199,900 Active 34 DOM
10. 2026-06-07
    days on market $199,900 Active 33 DOM
11. 2026-06-05
    days on market $199,900 Active 30 DOM
12. 2026-06-03
    days on market $199,900 Active 29 DOM
13. 2026-06-02
    days on market $199,900 Active 28 DOM
14. 2026-06-01
    days on market $199,900 Active 27 DOM
15. 2026-05-31
    days on market $199,900 Active 26 DOM
16. 2026-05-31
    days on market $199,900 Active 25 DOM
17. 2026-05-05
    listed $199,900 Active 599-char remark

    Show marketing remark (586 chars)

    Looking for your next project? This spacious 4 bedroom, 3 bath home offers 2,562 sq. ft. of potential sitting on . 23 of an acre! This property is perfect for an investor or buyer ready to bring their vision to life. With great space, a functional layout, and endless possibilities, this home could truly become something special with the right updates and upgrades. Property is being SOLD AS IS and is ready for someone to transform it into the perfect home or investment property. Don't miss this opportunity! Call today to schedule your private appointment to preview this property!

18. 2026-05-05
    listed $199,900 Active 586-char remark

    Show marketing remark (586 chars)

    Looking for your next project? This spacious 4 bedroom, 3 bath home offers 2,562 sq. ft. of potential sitting on . 23 of an acre! This property is perfect for an investor or buyer ready to bring their vision to life. With great space, a functional layout, and endless possibilities, this home could truly become something special with the right updates and upgrades. Property is being SOLD AS IS and is ready for someone to transform it into the perfect home or investment property. Don't miss this opportunity! Call today to schedule your private appointment to preview this property!

19. 2026-01-06
    status Active
20. 2025-12-28
    status Pending
21. 2025-12-22
    historical Option
22. 2025-10-27
    listed $250,000 Active
23. 1991-09-06
    soldstatus

ⓘ 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: $4,554 · $379/mo
• Projected year-2 tax: $4,554 · $379/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,671
• − Mortgage interest: −$11,198
• − Property taxes: −$4,554
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$5,815
• Taxable loss: −$4,363
• Est. tax savings @ 24.0%: +$1,047
• After-tax cash flow: $34/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: Mcallen ISD
• NCES district ID: 4829670
• Math proficiency: 34% ▼ -22.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $40,805
• Composite: 33.16/100
• National rank: #5551
• State rank: #440 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): 58,935
• Household income: $48,071
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 3043.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 32% White 8% Asian 2%
• Hispanic origin (detail): Mexican 85%
• Foreign-born: 28% · Canada, Vietnam
• Languages at home: 22% English-only · Spanish 76%

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: ▼ -69.99%
• Current HPI: 230.0213
• Rent YoY: ▲ 1.78%
• 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

-20.0% since first listed

7 events — show timeline

• 2026-05-05 Listed $199,900 RGVMLS
• 2026-05-05 Listed $199,900 MCALLENMLS
• 2026-01-06 Relisted — MCALLENMLS
• 2025-12-28 Pending — MCALLENMLS
• 2025-12-22 Contingent — MCALLENMLS
• 2025-10-27 Listed $250,000 MCALLENMLS
• 1991-09-06 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $4,554 · +7.0% YoY. Source: county tax records.