11415 N 24th · McAllen, TX 78504

$525,000

None bd · None ba · 4,000 sqft · MultiFamily · 233 Days on market

Built 2025 Excellent condition 9,452 sqft lot $131/sqft · at area comps Est $520k · at est. $85/mo HOA · 6% of rent

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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 +19.1/30.0
• ARV discount +7.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.3/10.0
• Condition / age +5.0/5.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Schools +2.2/10.0
• 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

Discover modern living and investment potential in this brand-new 4-plex featuring side by side, beautifully designed buildings! Each unit showcases spacious open-concept layouts, contemporary finishes, and premium craftsmanship throughout. Enjoy ample parking, private patios, and a prime McAllen location close to shopping, dining, and top-rated schools. Whether you’re an investor seeking excellent rental income or a homeowner looking to live in one unit and lease the rest, this property delivers unmatched value and style. Don’t miss out!

Key facts

• Ample parking
• Private patios
• Investment potential

Tags

• INVESTMENT POTENTIAL
• SPACIOUS OPEN-CONCEPT LAYOUTS
• CONTEMPORARY FINISHES
• PREMIUM CRAFTSMANSHIP
• AMPLE PARKING
• PRIVATE PATIOS

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2-bath units multifamily listed at $525k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive. Per door: $123/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $525k).
• Recommended offer: $462k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• 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.
• Market conditions: Rents rising (+2.6%/yr); 888 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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).
• At $5,408/mo this rent would consume 79% of the median local household income ($82k/yr) (locally 1468% 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

• It's been on market 233 days — a 12% lower offer ($462k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $462,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.03% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 8.1

CMA / ARV

• ARV (median comp): $519,564
• List price: $525,000
• Delta: 1.05%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11412 N 25th St	0.06mi	—/—	4,000 (0%)	1mo	$525,000	$131	96
11500 N 25th Ln	0.11mi	—/—	4,000 (0%)	7mo	$515,900	$129	89
11502 N 24th Ln	0.24mi	—/—	4,100 (+2%)	3mo	$525,000	$128	82
11404 25th St	0.43mi	—/—	4,100 (+2%)	10mo	$525,000	$128	68
2501 Indian Creek Ave	0.60mi	—/—	4,100 (+2%)	8mo	$520,000	$127	61

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-55,847
• Equity at exit: $78,279

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-16,991
• Equity at exit: $45,392

Cash invested: $147,000 (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: 32.4×

Monthly cashflow live

• Estimated rent: $5,408 high
• Mortgage (P&I): −$2,753
• Tax est. 1.5%: −$656 /mo · $7,875/yr
• Insurance: −$219
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$85
• Vacancy / Maint / Mgmt: −$1,136
• Net cashflow: $493

Break-even live

Break-even rent $4,784

Max offer price $525,000

Occupancy floor 86%

Sensitivity live

Price	-10% $856	-5% $674	+0% $493	+5% $311	+10% $130
Rent	-10% $65	-5% $279	+0% $493	+5% $706	+10% $920
Rate	-1.0pp $757	-0.5pp $626	base $493	+0.5pp $357	+1.0pp $218

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$5,408
Total (4 units)			$5,408

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11401 N 25th St Unit 2 McAllen, TX	3.0	2.0	4004	$1,350	$0.34	44d	1	0.06mi
2501 Indian Creek Ave Unit 1 McAllen, TX	2.0	2.0	4100	$1,175	$0.29	24d	1	0.34mi
702 S Logan Dr Unit 3 Edinburg, TX	2.0	2.5	4488	$950	$0.21	44d	1	1.23mi
901 N Woodson Ave Unit 3 Edinburg, TX	3.0	2.0	4200	$1,095	$0.26	44d	1	1.38mi
822 N Blair Ave Unit 1 Edinburg, TX	2.0	2.0	4084	$1,075	$0.26	44d	1	1.43mi
1000 N Woodson Ave Unit 2 Edinburg, TX	2.0	2.0	4200	$995	$0.24	15d	1	1.46mi
1000 N Blair Ave Unit 4 Edinburg, TX	2.0	2.0	4020	$1,075	$0.27	44d	1	1.47mi

HOA detail

• Monthly dues: $85 · $1,020/yr

Listing history 16 events

1. 2026-06-18
   days on market $525,000 Active 233 DOM
2. 2026-06-17
   days on market $525,000 Active 232 DOM
3. 2026-06-16
   days on market $525,000 Active 231 DOM
4. 2026-06-15
   days on market $525,000 Active 230 DOM
5. 2026-06-14
   days on market $525,000 Active 228 DOM
6. 2026-06-13
   days on market $525,000 Active 227 DOM
7. 2026-06-10
   days on market $525,000 Active 225 DOM
8. 2026-06-08
   days on market $525,000 Active 223 DOM
9. 2026-06-07
   days on market $525,000 Active 222 DOM
10. 2026-06-03
    days on market $525,000 Active 218 DOM
11. 2026-06-02
    days on market $525,000 Active 217 DOM
12. 2026-06-01
    days on market $525,000 Active 216 DOM
13. 2026-05-31
    days on market $525,000 Active 215 DOM
14. 2026-05-31
    days on market $525,000 Active 214 DOM
15. 2025-10-27
    listed $525,000 Active 556-char remark

    Show marketing remark (544 chars)

    Discover modern living and investment potential in this brand-new 4-plex featuring side by side, beautifully designed buildings! Each unit showcases spacious open-concept layouts, contemporary finishes, and premium craftsmanship throughout. Enjoy ample parking, private patios, and a prime McAllen location close to shopping, dining, and top-rated schools. Whether you're an investor seeking excellent rental income or a homeowner looking to live in one unit and lease the rest, this property delivers unmatched value and style. Don't miss out!

16. 2025-10-27
    listed $525,000 Active 544-char remark

    Show marketing remark (544 chars)

    Discover modern living and investment potential in this brand-new 4-plex featuring side by side, beautifully designed buildings! Each unit showcases spacious open-concept layouts, contemporary finishes, and premium craftsmanship throughout. Enjoy ample parking, private patios, and a prime McAllen location close to shopping, dining, and top-rated schools. Whether you're an investor seeking excellent rental income or a homeowner looking to live in one unit and lease the rest, this property delivers unmatched value and style. Don't miss out!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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: $64,896
• − Mortgage interest: −$29,408
• − Property taxes: −$7,875
• − Insurance: −$3,422
• − Repairs & maintenance: −$5,192
• − Management: −$5,192
• − HOA: −$1,020
• − Depreciation: −$15,273
• Taxable loss: −$2,486
• Est. tax savings @ 24.0%: +$597
• After-tax cash flow: $6,509/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 · 12 photos

Excellent 100/100 None rehab

This modern 4-plex is move-in ready with excellent condition and high potential for both resale and rental value.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance the home's appearance and value.
• Both Install smart home devices — Smart home devices can increase convenience and appeal to potential buyers/renters.
• Both Add outdoor lighting — Outdoor lighting can improve safety and curb appeal.
• Both Install a smart thermostat — A smart thermostat can improve energy efficiency and appeal to potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance the home's appearance and value. ↑
• Both Install smart home devices — Smart home devices can increase convenience and appeal to potential buyers/renters. ↑
• Both Add outdoor lighting — Outdoor lighting can improve safety and curb appeal. ↑
• Both Install a smart thermostat — A smart thermostat can improve energy efficiency and appeal to potential buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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

+0.0% since first listed

2 events — show timeline

• 2025-10-27 Listed $525,000 RGVMLS
• 2025-10-27 Listed $525,000 MCALLENMLS