2201 N C St · McAllen, TX 78501

$198,500

4 bd · 2.0 ba · 2,090 sqft · SingleFamily public records · 101 Days on market

Built 1976 6,882 sqft lot $95/sqft · 29% below area Est $281k · 29% under

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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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming fixer-upper with incredible potential, perfect for a first-time home buyer or investor! Ideally located in a highly desirable area of McAllen, this home offers convenience and opportunity all in one. Enjoy close proximity to popular restaurants, shopping centers, schools, parks, and local businesses—everything you need just minutes away. With a little vision and TLC, this property can truly shine and become the perfect place to call home. Don’t miss out on this great opportunity.

Key facts

• 6,882 sq ft lot
• 2 garage spots
• Built 1976

Tags

• HIGHLY DESIRABLE AREA
• CLOSE PROXIMITY TO RESTAURANTS
• CLOSE PROXIMITY TO SCHOOLS
• CLOSE PROXIMITY TO PARKS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $75 ($902/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 $187k (5.9% below list).
• Recommended offer: $181k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• Market conditions: Rents rising (+1.8%/yr); 385 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $1,868/mo this rent would consume 47% 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 101 days — a 9% lower offer ($181k) 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 $180,635 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.94% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 8.9

CMA / ARV

• ARV (median comp): $280,859
• List price: $198,500
• Delta: -29.32%
• 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
2336 N Peking St	0.17mi	3/2.5 (-1)	2,100 (+0%)	7mo	$336,000	$160	79
107 E Camellia Ave	0.47mi	4/2.0	2,036 (-3%)	8mo	$307,000	$151	67
209 W Walnut Ave E	0.34mi	3/2.0 (-1)	2,003 (-4%)	12mo	$259,000	$129	62
2200 N H St	0.35mi	4/2.5	2,337 (+12%)	2mo	$288,800	$124	60
608 Upas Ave	0.61mi	4/2.5	1,880 (-10%)	0mo	$255,000	$136	52
609 Upas Ave	0.61mi	3/2.0 (-1)	1,946 (-7%)	4mo	$299,000	$154	52
417 W Westway Ave	0.51mi	3/3.5 (-1)	1,960 (-6%)	5mo	$235,000	$120	50
313 W Highland Ave W	0.45mi	3/2.0 (-1)	1,797 (-14%)	3mo	$249,000	$139	48
305 W Maple Ave	0.67mi	4/2.0	1,844 (-12%)	5mo	$183,000	$99	45
300 W Westway Ave	0.41mi	3/2.0 (-1)	1,790 (-14%)	12mo	$215,000	$120	42
504 W Gardenia Ave	0.69mi	3/3.0 (-1)	2,210 (+6%)	12mo	$277,000	$125	39
720 Westway Ave	0.73mi	4/2.5	1,784 (-15%)	8mo	$235,000	$132	33

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: -15.1%
• Equity multiple: 0.47×
• Total profit: $-29,600
• Equity at exit: $29,597

10-year hold

• IRR: -8.7%
• Equity multiple: 0.49×
• Total profit: $-28,497
• Equity at exit: $17,163

Cash invested: $55,580 (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: 385
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,868 high
• Mortgage (P&I): −$1,041
• Tax from tax record: −$277 /mo · $3,321/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $75

Break-even live

Break-even rent $1,773

Max offer price $198,500

Occupancy floor 91%

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: $49,625
• Closing costs: $5,955
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2325 N Peking St McAllen, TX	3.0	2.5	1774	$2,100	$1.18	43d	1	0.19mi
301 E La Vista Ave Unit 49 McAllen, TX	3.0	3.0	1716	$1,450	$0.84	21d	1	0.21mi
1021 E La Vista Ave Unit 4 McAllen, TX	3.0	2.5	1500	$1,800	$1.20	43d	1	0.49mi
619 Highland Ave McAllen, TX	3.0	2.0	1511	$1,500	$0.99	21d	1	0.69mi
512 E Gardenia Ave McAllen, TX	3.0	2.0	1717	$1,900	$1.11	43d	1	0.70mi
505 W Esperanza Ave McAllen, TX	3.0	3.0	2660	$4,250	$1.60	23d	1	0.78mi
3400 N Cynthia St McAllen, TX	3.0	2.0	1708	$1,600	$0.94	23d	1	0.83mi
118 E Iris Ave McAllen, TX	4.0	2.5	2070	$1,800	$0.87	23d	1	0.85mi
121 E Jonquil Ave McAllen, TX	4.0	3.5	2792	$1,985	$0.71	23d	1	0.94mi
701 Hibiscus Ave #12 McAllen, TX	3.0	2.0	1685	$1,800	$1.07	44d	1	1.01mi
1808 N Broadway St McAllen, TX	4.0	3.0	1800	$2,400	$1.33	43d	1	1.07mi
1024 Laurel Ave McAllen, TX	3.0	2.0	1466	$1,600	$1.09	43d	1	1.10mi
705 Kerry Ln McAllen, TX	3.0	2.0	2326	$1,650	$0.71	23d	1	1.19mi
1203 Jasmine Ave McAllen, TX	3.0	2.0	1588	$1,500	$0.94	43d	1	1.24mi
1516 Walnut Ave McAllen, TX	4.0	2.0	2188	$1,495	$0.68	43d	1	1.28mi
405 Cedar Ave McAllen, TX	3.0	3.0	1935	$2,000	$1.03	43d	1	1.29mi
1101 Kerria Ave McAllen, TX	3.0	2.0	1920	$2,350	$1.22	21d	1	1.34mi
1210 W Jonquil Ave McAllen, TX	4.0	3.0	1628	$1,525	$0.94	43d	1	1.40mi
914 N 15th St McAllen, TX	3.0	2.0	2422	$1,900	$0.78	43d	1	1.41mi
914 N 15th St McAllen, TX	3.0	2.0	2422	$1,900	$0.78	14d	1	1.41mi
1900 La Vista Ave McAllen, TX	4.0	2.0	1410	$2,400	$1.70	43d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $198,500 Active 101 DOM
2. 2026-06-17
   days on market $198,500 Active 100 DOM
3. 2026-06-16
   days on market $198,500 Active 99 DOM
4. 2026-06-15
   days on market $198,500 Active 98 DOM
5. 2026-06-14
   days on market $198,500 Active 96 DOM
6. 2026-06-10
   days on market $198,500 Active 93 DOM
7. 2026-06-09
   days on market $198,500 Active 92 DOM
8. 2026-06-08
   days on market $198,500 Active 91 DOM
9. 2026-06-07
   days on market $198,500 Active 90 DOM
10. 2026-06-05
    days on market $198,500 Active 87 DOM
11. 2026-06-03
    days on market $198,500 Active 86 DOM
12. 2026-06-02
    days on market $198,500 Active 85 DOM
13. 2026-06-01
    days on market $198,500 Active 84 DOM
14. 2026-05-31
    days on market $198,500 Active 83 DOM
15. 2026-05-31
    days on market $198,500 Active 82 DOM
16. 2026-03-09
    listed $198,500 Active 505-char remark

    Show marketing remark (505 chars)

    Charming fixer-upper with incredible potential, perfect for a first-time home buyer or investor! Ideally located in a highly desirable area of McAllen, this home offers convenience and opportunity all in one. Enjoy close proximity to popular restaurants, shopping centers, schools, parks, and local businesses—everything you need just minutes away. With a little vision and TLC, this property can truly shine and become the perfect place to call home. Don’t miss out on this great opportunity.

17. 1984-04-26
    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: $3,321 · $277/mo
• Projected year-2 tax: $3,633 · $303/mo
• Expected delta: +$311/yr (+$26/mo · 9.4%)

ⓘ 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: $22,414
• − Mortgage interest: −$11,119
• − Property taxes: −$3,321
• − Insurance: −$992
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − Depreciation: −$5,775
• Taxable loss: −$2,380
• Est. tax savings @ 24.0%: +$571
• After-tax cash flow: $1,473/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

2 events — show timeline

• 2026-03-09 Listed $198,500 MCALLENMLS
• 1984-04-26 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,321 · +7.0% YoY. Source: county tax records.