Benanti Plan · McAllen, TX 78504

$293,990

4 bd · 2.5 ba · 1,836 sqft · SingleFamily · 185 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.3/30.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Schools +3.1/10.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Benanti is a spacious two-story home designed for growing families. With 4 bedrooms, 2.5 bathrooms, this Villas Collection home offers both comfort and space. A bright, open layout downstairs seamlessly connects the kitchen, dining, and family room with views of the backyard and patio. A 2-car garage, convenient powder room and ample pantry storage bring even more practicality to the main level. Upstairs, the game room offers additional living space, surrounded by three secondary bedrooms, a full bathroom, and an upstairs laundry area. A large walk-in closet and a private bath with dual vanities, and a walk-in shower are highlights of the primary suite. Improve your kitchen with upgraded appliances and add cabinets in your laundry room for more storage and style. * Window treatments and washer and dryer shown in photos and virtual tours are for staging purposes only and are not included with the home.

Key facts

• Backyard and patio
• Ample pantry storage
• Open layout

Tags

• OPEN LAYOUT
• BACKYARD AND PATIO
• GAME ROOM
• UPGRADED APPLIANCES
• AMPLE PANTRY STORAGE
• WALK-IN SHOWER

🏗️ New construction. The $293,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $331,962.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $294k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-436 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (20.0% below list).
• Recommended offer: $235k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.9% in McAllen — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Anne L Magee El (math 22% / reading 37%, grade F, #2,525 of 4,322 statewide, top 62%, 450 students, 78% 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); 1064 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 34% 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 $10k 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 185 days — a 12% lower offer ($259k) is reasonable based on typical stale-listing flexibility.

Recommended offer $235,254 (20.0% 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 185 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.71% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.62%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

• ARV (median comp): $331,962
• List price: $293,990
• Delta: -11.44%
• 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
14015 Sugarberry Ln	0.29mi	4/3.0	1,848 (+1%)	4mo	$331,990	$180	80
14431 Chalk Ridge Dr	0.06mi	3/2.0 (-1)	1,874 (+2%)	20mo	$290,000	$155	70
14324 Chalk Ridge Dr	0.18mi	4/2.0	1,674 (-9%)	11mo	$310,000	$185	66
6327 Cascada Bend Rd	0.20mi	3/2.5 (-1)	1,696 (-8%)	11mo	$283,400	$167	64
14143 Wichita Falls Ln	0.46mi	4/2.5	1,869 (+2%)	16mo	$343,990	$184	63
6320 Cascada Bend Rd	0.19mi	3/2.5 (-1)	1,641 (-11%)	9mo	$304,000	$185	61
14222 Chalk Ridge Dr	0.34mi	4/3.0	1,687 (-8%)	13mo	$295,000	$175	58
13728 Belle Ct	0.55mi	4/3.5	1,709 (-7%)	4mo	$339,990	$199	56
14017 Boykin Creek Rd	0.34mi	3/2.5 (-1)	1,687 (-8%)	13mo	$306,990	$182	54
5613 Escondido Pass	0.71mi	4/3.5	1,769 (-4%)	6mo	$299,900	$170	52
14108 Madrid Falls Ln	0.40mi	4/3.0	2,031 (+11%)	14mo	$297,500	$146	50
14205 Chalk Ridge Dr	0.40mi	3/2.0 (-1)	1,629 (-11%)	14mo	$282,990	$174	44

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: -26.4%
• Equity multiple: 0.11×
• Total profit: $-82,514
• Equity at exit: $49,497

10-year hold

• IRR: -24.9%
• Equity multiple: -0.20×
• Total profit: $-111,556
• Equity at exit: $28,702

Cash invested: $92,949 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 44 active · 9 under contract
• Months of supply: 33.0 mo (3%/mo absorbed)
• Median asking: $323,245 ($170/sqft)
• Median days on market: 112 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +6.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78504

• Home prices YoY: -29.4%
• Rents YoY: 2.6%
• Active inventory: 1064
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,353 high
• Mortgage (P&I): −$1,741
• Tax est. 1.5%: −$415 /mo · $4,979/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-436

Break-even live

Break-even rent $2,904

Max offer price $268,929

Occupancy floor —

Sensitivity live

Price	-10% $-206	-5% $-321	+0% $-436	+5% $-550	+10% $-665
Rent	-10% $-621	-5% $-529	+0% $-436	+5% $-343	+10% $-250
Rate	-1.0pp $-268	-0.5pp $-351	base $-436	+0.5pp $-522	+1.0pp $-609

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: $82,991
• Closing costs: $9,959
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6336 Cascada Bend Rd McAllen, TX	3.0	2.5	1729	$2,050	$1.19	15d	1	0.13mi
6343 Cascada Bend Rd McAllen, TX	4.0	3.5	2287	$2,690	$1.18	93d	1	0.15mi
14337 Chalk Ridge Dr McAllen, TX	3.0	2.0	1696	$2,000	$1.18	16d	1	0.18mi
14333 Chalk Ridge Dr McAllen, TX	4.0	2.0	1611	$2,100	$1.30	15d	1	0.19mi
14333 Chalk Ridge Dr McAllen, TX	4.0	2.0	1611	$2,200	$1.37	93d	1	0.19mi
14208 Boykin Creek Rd McAllen, TX	4.0	2.5	1644	$2,100	$1.28	93d	1	0.31mi
14123 Boykin Creek Rd McAllen, TX	3.0	2.5	2189	$2,900	$1.32	93d	1	0.32mi
14219 Chalk Ridge Dr McAllen, TX	3.0	2.5	1630	$2,800	$1.72	93d	1	0.34mi
14013 Boykin Creek Rd McAllen, TX	3.0	2.5	1725	$2,500	$1.45	16d	1	0.38mi
14142 Wichita Falls Ln McAllen, TX	4.0	2.5	1932	$2,715	$1.41	16d	1	0.47mi
13929 Westcave Falls Ln Edinburg, TX	3.0	2.0	1506	$2,300	$1.53	63d	1	0.48mi
14138 Wichita Falls Ln McAllen, TX	4.0	2.5	1932	$2,750	$1.42	63d	1	0.48mi
13721 Belle Ct Edinburg, TX	4.0	3.0	1698	$2,300	$1.35	15d	1	0.52mi
14301 N Shary Rd McAllen, TX	3.0–4.0	2.0–2.5	1689	$2,591	$1.53	63d	9	0.60mi
14201 Mountain Ridge Ln McAllen, TX	3.0–4.0	2.0–2.5	1730	$2,591	$1.50	15d	20	0.61mi
5716 River Rd McAllen, TX	3.0	2.5	1666	$2,100	$1.26	16d	1	0.65mi
14612 Kurth Cv McAllen, TX	3.0	2.0	1688	$2,000	$1.18	16d	1	0.87mi
5208 Escondido Pass McAllen, TX	3.0	2.0	2226	$2,420	$1.09	93d	1	0.88mi
5105 Escondido Pass McAllen, TX	5.0	2.0	1839	$2,280	$1.24	93d	1	0.95mi
5261 Lost Creek Ln McAllen, TX	3.0	2.0	1824	$2,000	$1.10	16d	1	0.97mi
5217 Lost Creek Ln McAllen, TX	4.0	2.5	2181	$2,700	$1.24	16d	1	1.06mi
4708 Ensenada Ave McAllen, TX	3.0	4.0	2452	$2,800	$1.14	16d	1	1.34mi

Listing history 50 events

1. 2026-08-08
   days on market $293,990 Active 185 DOM
2. 2026-08-06
   days on market $293,990 Active 183 DOM
3. 2026-08-05
   days on market $293,990 Active 182 DOM
4. 2026-08-04
   days on market $293,990 Active 181 DOM
5. 2026-08-03
   days on market $293,990 Active 180 DOM
6. 2026-07-31
   days on market $293,990 Active 177 DOM
7. 2026-07-29
   days on market $293,990 Active 175 DOM
8. 2026-07-27
   days on market $293,990 Active 173 DOM
9. 2026-07-25
   days on market $293,990 Active 171 DOM
10. 2026-07-24
    days on market $293,990 Active 170 DOM
11. 2026-07-23
    days on market $293,990 Active 169 DOM
12. 2026-07-22
    days on market $293,990 Active 168 DOM
13. 2026-07-21
    days on market $293,990 Active 167 DOM
14. 2026-07-18
    days on market $293,990 Active 164 DOM
15. 2026-07-16
    days on market $293,990 Active 162 DOM
16. 2026-07-16
    days on market $293,990 Active 161 DOM
17. 2026-07-14
    days on market $293,990 Active 160 DOM
18. 2026-07-13
    days on market $293,990 Active 159 DOM
19. 2026-07-12
    days on market $293,990 Active 158 DOM
20. 2026-07-11
    days on market $293,990 Active 157 DOM
21. 2026-07-10
    days on market $293,990 Active 156 DOM
22. 2026-07-09
    days on market $293,990 Active 155 DOM
23. 2026-07-07
    days on market $293,990 Active 153 DOM
24. 2026-07-06
    days on market $293,990 Active 152 DOM
25. 2026-07-05
    days on market $293,990 Active 151 DOM
26. 2026-07-04
    days on market $293,990 Active 150 DOM
27. 2026-07-03
    days on market $293,990 Active 149 DOM
28. 2026-07-02
    days on market $293,990 Active 148 DOM
29. 2026-07-01
    days on market $293,990 Active 147 DOM
30. 2026-06-30
    days on market $293,990 Active 146 DOM
31. 2026-06-29
    days on market $293,990 Active 145 DOM
32. 2026-06-28
    days on market $293,990 Active 144 DOM
33. 2026-06-28
    days on market $293,990 Active 143 DOM
34. 2026-06-27
    days on market $293,990 Active 142 DOM
35. 2026-06-23
    days on market $293,990 Active 138 DOM
36. 2026-06-21
    days on market $293,990 Active 137 DOM
37. 2026-06-18
    days on market $293,990 Active 134 DOM
38. 2026-06-17
    days on market $293,990 Active 133 DOM
39. 2026-06-16
    days on market $293,990 Active 132 DOM
40. 2026-06-15
    days on market $293,990 Active 131 DOM
41. 2026-06-14
    days on market $293,990 Active 129 DOM
42. 2026-06-13
    days on market $293,990 Active 128 DOM
43. 2026-06-10
    days on market $293,990 Active 126 DOM
44. 2026-06-08
    days on market $293,990 Active 124 DOM
45. 2026-06-07
    days on market $293,990 Active 123 DOM
46. 2026-06-03
    days on market $293,990 Active 119 DOM
47. 2026-06-02
    days on market $293,990 Active 118 DOM
48. 2026-06-01
    days on market $293,990 Active 117 DOM
49. 2026-05-31
    days on market $293,990 Active 116 DOM
50. 2026-05-31
    days on market $293,990 Active 115 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: $28,230
• − Mortgage interest: −$18,595
• − Property taxes: −$4,979
• − Insurance: −$1,660
• − Repairs & maintenance: −$2,258
• − Management: −$2,258
• − Depreciation: −$9,657
• Taxable loss: −$11,178
• Est. tax savings @ 24.0%: +$2,683
• After-tax cash flow: $-2,545/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $9,180–$27,540 screening

This two-story home is in good condition with a good condition score of 80. It has a modern and spacious layout with a good curb appeal. The home is ready for a fresh coat of paint and some minor updates to the kitchen and bathrooms to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Resale Updating the kitchen backsplash — A backsplash can add a modern touch and increase the home's appeal. ↑
• Both Adding smart home features — Smart home features can improve convenience and add value for both buyers and renters. ↑
• Resale Upgrading the flooring in the bathrooms — Updated flooring can make bathrooms more appealing and functional. ↑
• Rental Adding a smart thermostat — A smart thermostat can help manage energy costs and attract renters looking for energy-efficient homes. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Anne L Magee El F TX #2,525/4,322 Nat'l #26,716/41,679 Middle Elias Longoria Sr Middle F TX #1,236/1,662 Nat'l #10,204/14,009 High Robert R Vela H S F TX #888/1,632 Nat'l #8,937/17,239

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

B Composite livability gradescore 76/100

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 · 955,232 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: 10% of renters

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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%

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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%

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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

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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

• 2026-02-04 Listed $293,990 Zillow