2149 Azteca Ave · McAllen, TX 78503

$70,000

3 bd · 1.0 ba · 712 sqft · SingleFamily public records · 122 Days on market

Built 1980 6,952 sqft lot $98/sqft · 43% below area Est $123k · 43% under ↓ 8% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.4/10.0

Listing remarks MLS

Fixer-upper opportunity in South McAllen, TX! This 2-bedroom, 1-bath home offers 712 square feet of living space and sits on a great sized corner lot. The home has been partially updated and is pending a few city inspection approvals before being livable. Conveniently located near La Plaza Mall, McAllen International Airport, and with quick access to Expressway 83, this property offers easy connectivity throughout the entire Valley. Whether you're looking for your next flip project or a potential rental investment, this home has strong upside potential in a prime location. Call today for more info!

Key facts

• Partially updated
• Near la plaza mall
• Prime location

Tags

• CORNER LOT
• PARTIALLY UPDATED
• NEAR LA PLAZA MALL
• QUICK ACCESS TO EXPRESSWAY 83
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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 falling (-4.2%/yr); 215 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• 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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.82% ✓
• Cap rate: 13.71%
• Cash-on-cash: 26.48%
• DSCR: 2.18
• GRM: 4.6

CMA / ARV

• ARV (median comp): $123,402
• List price: $70,000
• Delta: -43.27%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2012 S 26th St	0.62mi	2/1.0 (-1)	660 (-7%)	1mo	$135,000	$205	53

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.64×
• Total profit: $12,537
• Equity at exit: $10,437

10-year hold

• IRR: 22.6%
• Equity multiple: 2.64×
• Total profit: $32,233
• Equity at exit: $6,052

Cash invested: $19,600 (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 78503

• Home prices YoY: -4.2%
• Rents YoY: -4.2%
• Active inventory: 215
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,277 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$180 /mo · $2,162/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $432

Break-even live

Break-even rent $730

Max offer price $70,000

Occupancy floor 61%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 S Ware Rd Unit 34 McAllen, TX	2.0	1.0	730	$800	$1.10	44d	1	1.18mi

Listing history 17 events

1. 2026-06-15
   statusdays on market $70,000 Pending 122 DOM
2. 2026-06-14
   days on market $70,000 Option 121 DOM
3. 2026-06-10
   days on market $70,000 Option 118 DOM
4. 2026-06-09
   days on market $70,000 Option 117 DOM
5. 2026-06-08
   days on market $70,000 Option 116 DOM
6. 2026-06-07
   statusdays on market $70,000 Option 115 DOM
7. 2026-06-05
   pricedays on market $70,000 Active 112 DOM
8. 2026-06-03
   days on market $89,000 Active 111 DOM
9. 2026-06-02
   days on market $89,000 Active 110 DOM
10. 2026-06-01
    days on market $89,000 Active 109 DOM
11. 2026-05-31
    days on market $89,000 Active 108 DOM
12. 2026-05-31
    days on market $89,000 Active 107 DOM
13. 2026-03-24
    price $89,000 605-char remark

    Show marketing remark (605 chars)

    Fixer-upper opportunity in South McAllen, TX! This 2-bedroom, 1-bath home offers 712 square feet of living space and sits on a great sized corner lot. The home has been partially updated and is pending a few city inspection approvals before being livable. Conveniently located near La Plaza Mall, McAllen International Airport, and with quick access to Expressway 83, this property offers easy connectivity throughout the entire Valley. Whether you're looking for your next flip project or a potential rental investment, this home has strong upside potential in a prime location. Call today for more info!

14. 2026-02-12
    listed $97,000 Active 605-char remark

    Show marketing remark (605 chars)

    Fixer-upper opportunity in South McAllen, TX! This 2-bedroom, 1-bath home offers 712 square feet of living space and sits on a great sized corner lot. The home has been partially updated and is pending a few city inspection approvals before being livable. Conveniently located near La Plaza Mall, McAllen International Airport, and with quick access to Expressway 83, this property offers easy connectivity throughout the entire Valley. Whether you're looking for your next flip project or a potential rental investment, this home has strong upside potential in a prime location. Call today for more info!

15. 2019-07-11
    soldstatus
16. 2018-12-19
    soldstatus
17. 2007-01-08
    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: $2,162 · $180/mo
• Projected year-2 tax: $2,162 · $180/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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $15,325
• − Mortgage interest: −$3,921
• − Property taxes: −$2,162
• − Insurance: −$350
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$2,036
• Taxable income: $4,404
• Est. tax owed @ 24.0%: −$1,057
• After-tax cash flow: $4,133/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): 22,621
• Household income: $53,322
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 762.0

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 34% White 3% Asian 1%
• Hispanic origin (detail): Mexican 88%
• Common ancestry: Lithuanian 2%
• Foreign-born: 29% · Canada
• Languages at home: 13% English-only · Spanish 86%

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: ▼ -9.15%
• Current HPI: 208.4757
• Rent YoY: ▼ -4.21%
• 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

-8.2% since first listed

5 events — show timeline

• 2026-03-24 Price Changed $89,000 MCALLENMLS
• 2026-02-12 Listed $97,000 MCALLENMLS
• 2019-07-11 Sold (Public Records) — Public Records
• 2018-12-19 Sold (Public Records) — Public Records
• 2007-01-08 Sold (Public Records) — Public Records

Property tax history

+11.2%/yr

Latest (2025): $2,162 · +13.7% YoY. Source: county tax records.