5709 Northwestern Ave · Mcallen, TX 78501

$530,000

None bd · None ba · 4,205 sqft · MultiFamily · 4 Days on market

Built 2022 10,165 sqft lot Est $563k · 6% under $83/mo HOA · 7% 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).

• Cash flow +12.6/30.0
• ARV discount +10.2/15.0
• 1% rule +3.8/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 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 MLS

INVESTMENT OPPORTUNITY! Brand new construction in the Hills at Sharyland! Each unit consists of 2 bedrooms and 2 bathrooms! Don't miss the chance to capitalized on this investment!

Key facts

• Turnkey investment
• Four-plex
• 0.23 acre lot

Tags

• FOUR-PLEX
• ALL APPLIANCES CONVEY
• TURNKEY INVESTMENT

Property features AI

Finance

• Other: Living area source: HidalgoCAD; Green/energy efficient features include thermostat
• HOA & community: Association: Hills at Shary; HOA fee $250 quarterly; POA mandatory with $500 transfer fee; Community features include curbs and sidewalks; Number of units in community: 2

Exterior

• Parking: Attached carport; 8 covered parking spaces (carport)
• Security: Gated community features
• Utilities: Public water; City sewer; One separate water meter; Gravel and paved road access
• Home design: Other property type details
• Construction: Block and other construction materials; Shingle roof; Slab foundation; Outbuilding (none)
• Exterior features: Patio; Sprinkler system; Sidewalks; Other exterior features

Interior

• Kitchen: Microwave; Ice maker; Oven/warming drawer; Refrigerator; Stove/Range
• Flooring: Tile
• Heating & cooling: Central heating; Central air conditioning; Thermostat
• Interior features: Ceiling fans; Walk-in closet(s); Smoke detector(s)
• Laundry & utility: Laundry area; Washer; Dryer; Electric water heater; Water heater (other)

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2.0-bath units multifamily listed at $530k.

Deal economics

• At list price, monthly cash flow is $-68 ($-819/yr) — negative. Per door: $-17/mo.
• To cash-flow at today's rent, offer at most $520k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $466k (12.2% below list).
• Recommended offer: $466k (12.2% below list) — sets the bar for 1% rule.

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 Pioneer H S (math 31% / reading 51%, grade F, #774 of 1,632 statewide, top 49%, 1,471 students, 68% FRL) — zoned schools average 75% FRL vs 55% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 390 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• At $4,655/mo this rent would consume 116% 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 $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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Recommended offer $465,500 (12.2% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $563,470
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5709 Notre Dame Ave	0.09mi	—/—	4,162 (-1%)	3mo	$520,000	$125	91
9307 N 59th	0.04mi	—/—	4,200 (-0%)	19mo	$510,000	$121	82
5813 Northwestern Ave	0.04mi	—/—	3,848 (-8%)	17mo	$535,000	$139	70
5708 Notre Dame Ave	0.06mi	—/—	3,890 (-8%)	24mo	$520,000	$134	65
5709 Northwestern Ave	0.08mi	—/—	3,650 (-13%)	22mo	$515,000	$141	56

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-95,755
• Equity at exit: $79,025

10-year hold

• IRR: -13.6%
• Equity multiple: 0.25×
• Total profit: $-111,092
• Equity at exit: $45,825

Cash invested: $148,400 (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: 390
• Price-to-rent: 38.0×

Monthly cashflow live

• Estimated rent: $4,655 high
• Mortgage (P&I): −$2,779
• Tax est. 1.5%: −$662 /mo · $7,950/yr
• Insurance: −$221
• HOA: −$83
• Vacancy / Maint / Mgmt: −$978
• Net cashflow: $-68

Break-even live

Break-even rent $4,741

Max offer price $520,123

Occupancy floor 96%

Sensitivity live

Price	-10% $298	-5% $115	+0% $-68	+5% $-251	+10% $-435
Rent	-10% $-436	-5% $-252	+0% $-68	+5% $116	+10% $299
Rate	-1.0pp $199	-0.5pp $67	base $-68	+0.5pp $-206	+1.0pp $-345

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$4,656
Total (4 units)			$4,655

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: $132,500
• Closing costs: $15,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5709 Notre Dame Ave Unit 1 Mission, TX	2.0	2.0	4162	$1,150	$0.28	45d	1	0.12mi

HOA detail

• Monthly dues: $83 · $996/yr

Listing history 3 events

1. 2026-06-22
   days on market $530,000 Active 4 DOM
2. 2026-06-17
   remarks 286-char remark
3. 2026-06-17
   listed $530,000 Active 1 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: $55,860
• − Mortgage interest: −$29,688
• − Property taxes: −$7,950
• − Insurance: −$2,650
• − Repairs & maintenance: −$4,469
• − Management: −$4,469
• − HOA: −$996
• − Depreciation: −$15,418
• Taxable loss: −$9,780
• Est. tax savings @ 24.0%: +$2,347
• After-tax cash flow: $1,528/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

• 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

+2.9% since first listed

5 events — show timeline

• 2026-06-09 Listed $530,000 MCALLENMLS
• 2024-08-21 Sold (MLS) — MCALLENMLS
• 2024-07-23 Pending — MCALLENMLS
• 2024-07-12 Contingent — MCALLENMLS
• 2024-03-09 Listed $515,000 MCALLENMLS