2211 W Hackberry Ave · McAllen, TX 78501

$189,900

3 bd · 2.0 ba · 2,432 sqft · SingleFamily public records · 78 Days on market

Built 1989 7,000 sqft lot $78/sqft · at area comps Est $197k · at est. ↓ 5% since listing

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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 +10.0/30.0
• ARV discount +9.0/15.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• DSCR +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bank-owned property located in McAllen! This spacious home offers 2,432 sq ft of living space and sits on a 7,000 sq ft lot. Features include 4 bedrooms, 3.5 bathrooms, and a covered rear-entry carport with room for 4+ vehicles. Built in 1989. Property is being sold strictly as-is. Cash or conventional financing only.

Key facts

• 7,000 sq ft lot
• Garage
• Built 1989

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (11.1% below list).
• Recommended offer: $169k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• 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; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• This rent runs 42% of the median local income ($48k/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 78 days — a 6% lower offer ($179k) 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 $168,788 (11.1% 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 78 days. Have you received any prior offers? Is the seller open to a 11% 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: 0.89% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.57%
• DSCR: 0.89
• GRM: 9.4

CMA / ARV

• ARV (median comp): $196,505
• List price: $189,900
• Delta: -3.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 N 16th St	0.46mi	4/2.0 (+1)	2,521 (+4%)	15mo	$180,000	$71	55
902 N 15th St	0.54mi	3/2.5	2,555 (+5%)	22mo	$295,000	$115	46
1312 N 29th St	0.71mi	3/2.0	2,146 (-12%)	5mo	$349,000	$163	43

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: -22.0%
• Equity multiple: 0.25×
• Total profit: $-39,959
• Equity at exit: $28,315

10-year hold

• IRR: -19.4%
• Equity multiple: 0.02×
• Total profit: $-51,884
• Equity at exit: $16,419

Cash invested: $53,172 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$996
• Tax from tax record: −$372 /mo · $4,467/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-114

Break-even live

Break-even rent $1,832

Max offer price $169,797

Occupancy floor —

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 N 17th St Unit 2 McAllen, TX	3.0	2.5	1600	$1,500	$0.94	21d	1	0.37mi
609 N 15th St McAllen, TX	2.0	1.0	1900	$1,700	$0.89	43d	1	0.47mi
914 N 15th St McAllen, TX	3.0	2.0	2422	$1,900	$0.78	14d	1	0.51mi
914 N 15th St McAllen, TX	3.0	2.0	2422	$1,900	$0.78	43d	1	0.51mi
920 N 15th St McAllen, TX	2.0	2.0	3000	$1,800	$0.60	23d	1	0.52mi
1203 Jasmine Ave McAllen, TX	3.0	2.0	1588	$1,500	$0.94	43d	1	0.69mi
2604 Quince Ln McAllen, TX	3.0	2.0	1800	$1,450	$0.81	43d	1	0.71mi
1920 N 25th St Unit C McAllen, TX	3.0	1.0	2707	$850	$0.31	43d	1	0.86mi
1808 N Broadway St McAllen, TX	4.0	3.0	1800	$2,400	$1.33	43d	1	0.94mi
1516 Walnut Ave McAllen, TX	4.0	2.0	2188	$1,495	$0.68	43d	1	1.07mi
3600 Cedar Ave McAllen, TX	3.0	2.5	1854	$1,700	$0.92	43d	1	1.12mi
407 Cedar Ave McAllen, TX	2.0	2.0	2967	$950	$0.32	23d	1	1.27mi
405 Cedar Ave McAllen, TX	3.0	3.0	1935	$2,000	$1.03	43d	1	1.28mi
600 S 8th St McAllen, TX	4.0	2.0	2112	$1,800	$0.85	19d	1	1.32mi
2900 N 24th St McAllen, TX	4.0	2.0	2009	$1,900	$0.95	43d	1	1.37mi

Listing history 19 events

1. 2026-06-18
   days on market $189,900 Active 78 DOM
2. 2026-06-17
   days on market $189,900 Active 77 DOM
3. 2026-06-16
   days on market $189,900 Active 76 DOM
4. 2026-06-15
   days on market $189,900 Active 75 DOM
5. 2026-06-14
   remarks 333-char remark
6. 2026-06-14
   pricedays on market $189,900 Active 73 DOM
7. 2026-06-10
   days on market $199,900 Active 70 DOM
8. 2026-06-09
   days on market $199,900 Active 69 DOM
9. 2026-06-08
   days on market $199,900 Active 68 DOM
10. 2026-06-07
    days on market $199,900 Active 67 DOM
11. 2026-06-05
    days on market $199,900 Active 64 DOM
12. 2026-06-03
    days on market $199,900 Active 63 DOM
13. 2026-06-02
    days on market $199,900 Active 62 DOM
14. 2026-06-01
    days on market $199,900 Active 61 DOM
15. 2026-05-31
    days on market $199,900 Active 60 DOM
16. 2026-05-31
    days on market $199,900 Active 59 DOM
17. 2026-05-08
    price $199,900 319-char remark

    Show marketing remark (319 chars)

    Bank-owned property located in McAllen! This spacious home offers 2,432 sq ft of living space and sits on a 7,000 sq ft lot. Features include 4 bedrooms, 3.5 bathrooms, and a covered rear-entry carport with room for 4+ vehicles. Built in 1989. Property is being sold strictly as-is. Cash or conventional financing only.

18. 2026-04-01
    listed $209,900 Active 319-char remark

    Show marketing remark (319 chars)

    Bank-owned property located in McAllen! This spacious home offers 2,432 sq ft of living space and sits on a 7,000 sq ft lot. Features include 4 bedrooms, 3.5 bathrooms, and a covered rear-entry carport with room for 4+ vehicles. Built in 1989. Property is being sold strictly as-is. Cash or conventional financing only.

19. 2005-10-25
    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: $4,467 · $372/mo
• Projected year-2 tax: $4,467 · $372/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 (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: $20,255
• − Mortgage interest: −$10,637
• − Property taxes: −$4,467
• − Insurance: −$950
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$5,524
• Taxable loss: −$4,564
• Est. tax savings @ 24.0%: +$1,095
• After-tax cash flow: $-270/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

-4.8% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $199,900 MCALLENMLS
• 2026-04-01 Listed $209,900 MCALLENMLS
• 2005-10-25 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $4,467 · +7.0% YoY. Source: county tax records.