3220 W Providence Ave · McAllen, TX 78504

$205,000

3 bd · 3.0 ba · 1,864 sqft · SingleFamily public records · 87 Days on market

Built 2004 5,052 sqft lot $110/sqft · at area comps Est $204k · at est.

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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 +17.2/30.0
• ARV discount +7.2/15.0
• 1% rule +5.5/10.0
• DSCR +5.4/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home for sale in McAllen featuring 3 spacious bedrooms and 2.5 bathrooms, offering a comfortable and functional layout perfect for everyday living. This property provides a great balance of space and convenience, ideal for families or anyone looking to settle in a desirable area. Don’t miss the opportunity to own a well-designed home in one of McAllen’s sought-after locations—contact us today for more information or to schedule a showing. 48 hr notice required for showing requests!

Key facts

• 5,052 sq ft lot
• Garage
• Built 2004

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $193k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 (+2.6%/yr); 888 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 32% 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 $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 87 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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.

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 $192,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.05% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.05%
• DSCR: 1.14
• GRM: 7.9

CMA / ARV

• ARV (median comp): $203,534
• List price: $205,000
• Delta: 0.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3600 Notre Dame Ave	0.23mi	3/2.5	1,718 (-8%)	4mo	$224,900	$131	71
3317 Kingsborough Ave	0.36mi	3/2.0	1,778 (-5%)	1mo	$262,500	$148	70
9101 N 28th St	0.39mi	3/2.0	1,954 (+5%)	1mo	$255,000	$131	68
3205 Northgate Ln	0.29mi	4/2.0 (+1)	1,716 (-8%)	1mo	$325,000	$189	64
9106 N 25th Ln	0.58mi	3/2.5	1,785 (-4%)	1mo	$319,000	$179	63
9119 N 25th St	0.59mi	3/2.5	1,768 (-5%)	0mo	$315,000	$178	62
2905 Northgate Ln	0.35mi	4/2.0 (+1)	1,978 (+6%)	4mo	$310,000	$157	61
2901 Providence Ave	0.24mi	4/2.5 (+1)	2,088 (+12%)	3mo	$265,000	$127	60
9102 N 25th Ln	0.59mi	4/2.5 (+1)	1,920 (+3%)	4mo	$354,000	$184	57
3501 Harvard Ave	0.60mi	4/3.0 (+1)	1,716 (-8%)	1mo	$285,000	$166	53
9114 N 25th St	0.62mi	3/2.0	1,715 (-8%)	4mo	$330,000	$192	50
9903 N 25th Ln	0.64mi	4/3.5 (+1)	2,100 (+13%)	1mo	$399,000	$190	41

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-24,725
• Equity at exit: $30,566

10-year hold

• IRR: -3.4%
• Equity multiple: 0.78×
• Total profit: $-12,844
• Equity at exit: $17,725

Cash invested: $57,400 (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 78504

• Home prices YoY: -29.4%
• Rents YoY: 2.6%
• Active inventory: 888
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,159 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$399 /mo · $4,792/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $146

Break-even live

Break-even rent $1,974

Max offer price $205,000

Occupancy floor 88%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3213 Princeton Ave McAllen, TX	3.0	2.5	1868	$1,850	$0.99	14d	1	0.08mi
2920 Providence Ave McAllen, TX	3.0	2.5	1848	$1,600	$0.87	23d	1	0.23mi
2908 Providence Ave McAllen, TX	3.0	2.5	1646	$1,750	$1.06	44d	1	0.26mi
9104 N 28th St McAllen, TX	3.0	2.0	1747	$1,900	$1.09	14d	1	0.43mi
4923 N 35th Ln McAllen, TX	2.0–4.0	2.0–2.5	1373	$2,062	$1.50	14d	11	0.48mi
8330 N 34th Ln McAllen, TX	2.0	3.0	1458	$2,250	$1.54	23d	1	0.66mi
8406 N 33rd Ln McAllen, TX	3.0	2.0	1448	$2,000	$1.38	14d	1	0.68mi
3132 Zurich Ave McAllen, TX	3.0	2.0	1400	$1,900	$1.36	19d	1	0.69mi
9807 N 24th Ln McAllen, TX	4.0	3.5	2300	$3,700	$1.61	14d	1	0.73mi
10315 N 26th Ln McAllen, TX	3.0	2.5	2124	$2,300	$1.08	14d	1	0.74mi
2809 Grambling Ave McAllen, TX	3.0	2.5	2152	$2,500	$1.16	44d	1	0.75mi
9806 N 24th Ln McAllen, TX	4.0	3.5	2300	$3,700	$1.61	44d	1	0.75mi
9805 N 24th St McAllen, TX	4.0	3.5	2300	$3,700	$1.61	44d	1	0.78mi
9809 N 24th St McAllen, TX	4.0	3.5	2300	$4,500	$1.96	44d	1	0.79mi
9813 N 24th St McAllen, TX	4.0	3.5	2300	$3,700	$1.61	44d	1	0.79mi
2613 Fairmont Ave McAllen, TX	3.0	2.0	1735	$2,000	$1.15	44d	1	0.84mi
10338 N 23rd Ln McAllen, TX	4.0	3.5	2563	$2,700	$1.05	44d	1	1.05mi
8101 N 23rd St Unit 27 McAllen, TX	3.0	2.5	1600	$1,900	$1.19	23d	1	1.08mi
8101 N 23rd St Unit 29 McAllen, TX	3.0	2.5	1600	$1,900	$1.19	44d	1	1.08mi
2909 Fuerte Ave McAllen, TX	3.0	2.0	1440	$1,600	$1.11	44d	1	1.09mi
4012 Auburn Ave McAllen, TX	3.0	2.0	1843	$1,900	$1.03	14d	1	1.10mi
4012 Auburn Ave McAllen, TX	3.0	2.0	1843	$2,000	$1.09	44d	1	1.10mi
3200 Guadalupe McAllen, TX	4.0	3.0	2136	$2,800	$1.31	14d	1	1.15mi
3908 Zenker Ave McAllen, TX	4.0	2.5	1946	$3,500	$1.80	44d	1	1.17mi
1800 Kingsborough Ave McAllen, TX	3.0	2.0	2027	$2,200	$1.09	23d	1	1.19mi
2629 Warbler Ave McAllen, TX	3.0	2.5	1420	$2,100	$1.48	44d	1	1.33mi
3601 Warbler Ave McAllen, TX	3.0	2.0	1568	$1,500	$0.96	23d	1	1.37mi
2717 Umbrellabird Ave McAllen, TX	3.0	2.0	1521	$1,695	$1.11	44d	1	1.42mi
7601 N 21st St McAllen, TX	3.0	2.5	1888	$2,600	$1.38	44d	1	1.47mi
10221 N 15th St McAllen, TX	3.0	2.0	1418	$2,200	$1.55	44d	1	1.48mi

Listing history 21 events

1. 2026-06-18
   days on market $205,000 Active 87 DOM
2. 2026-06-17
   days on market $205,000 Active 86 DOM
3. 2026-06-16
   days on market $205,000 Active 85 DOM
4. 2026-06-15
   days on market $205,000 Active 84 DOM
5. 2026-06-14
   days on market $205,000 Active 82 DOM
6. 2026-06-10
   days on market $205,000 Active 79 DOM
7. 2026-06-09
   days on market $205,000 Active 78 DOM
8. 2026-06-08
   days on market $205,000 Active 77 DOM
9. 2026-06-07
   days on market $205,000 Active 76 DOM
10. 2026-06-05
    days on market $205,000 Active 73 DOM
11. 2026-06-03
    days on market $205,000 Active 72 DOM
12. 2026-06-02
    days on market $205,000 Active 71 DOM
13. 2026-06-01
    days on market $205,000 Active 70 DOM
14. 2026-05-31
    days on market $205,000 Active 69 DOM
15. 2026-05-31
    days on market $205,000 Active 68 DOM
16. 2026-03-19
    listed $205,000 Active 514-char remark

    Show marketing remark (514 chars)

    Beautiful home for sale in McAllen featuring 3 spacious bedrooms and 2.5 bathrooms, offering a comfortable and functional layout perfect for everyday living. This property provides a great balance of space and convenience, ideal for families or anyone looking to settle in a desirable area. Don’t miss the opportunity to own a well-designed home in one of McAllen’s sought-after locations—contact us today for more information or to schedule a showing. 48 hr notice required for showing requests!

17. 2021-10-21
    soldstatus
18. 2012-12-17
    soldstatus
19. 2012-12-13
    soldstatus 93-char remark

    Show marketing remark (93 chars)

    Looks model home ready, like never been lived in, in a Cul-de-Sac. Fresh paint and carpet....

20. 2012-10-31
    historical 93-char remark

    Show marketing remark (93 chars)

    Looks model home ready, like never been lived in, in a Cul-de-Sac. Fresh paint and carpet....

21. 2012-06-22
    listed $88,000 93-char remark

    Show marketing remark (93 chars)

    Looks model home ready, like never been lived in, in a Cul-de-Sac. Fresh paint and carpet....

ⓘ 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: $4,792 · $399/mo
• Projected year-2 tax: $4,792 · $399/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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,912
• − Mortgage interest: −$11,483
• − Property taxes: −$4,792
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − Depreciation: −$5,964
• Taxable loss: −$1,498
• Est. tax savings @ 24.0%: +$359
• After-tax cash flow: $2,112/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): 63,094
• Household income: $81,905
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1468.0

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 (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%

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

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

+133.0% since first listed

6 events — show timeline

• 2026-03-19 Listed $205,000 MCALLENMLS
• 2021-10-21 Sold (Public Records) — Public Records
• 2012-12-17 Sold (Public Records) — Public Records
• 2012-12-13 Sold (MLS) — MCALLENMLS
• 2012-10-31 Delisted — MCALLENMLS
• 2012-06-22 Listed $88,000 MCALLENMLS

Property tax history

+5.8%/yr

Latest (2025): $4,792 · +8.9% YoY. Source: county tax records.