8010 Rattler Ln · McAllen, TX 78573

$180,000

3 bd · 3.0 ba · 2,665 sqft · SingleFamily public records · 221 Days on market

Built 1977 Fair condition 0.34 ac lot $68/sqft · 57% below area Est $348k · 48% under ↓ 25% since listing

---

Why this score? — see what drove the A- 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 +26.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.1/10.0
• 1% rule +7.1/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Your Chance to Customize in Sharyland! Escape to the peace of the Sharyland county area with this spacious three-bedroom home, ideally located just a short drive from shopping centers. Inside, you'll find a spacious kitchen grounded by handsome granite countertops and a naturally bright living area. It features a valuable, fully functional bonus private suite with its own bedroom and full bathroom, offering a great space for guests or a live-in arrangement. While the home requires specific repairs and maintenance, the desirable features and quiet location make it a unique home. Address the needed work and immediately enjoy a beautiful, personalized home in a nice neighborhood. Seller is open to look at Owner Financing Offers.

Key facts

• Bonus private suite
• Full bathroom
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• GRANITE COUNTERTOPS
• BONUS PRIVATE SUITE
• FULL BATHROOM
• QUIET LOCATION
• NICE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $180k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.9% 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.
• Sharyland ISD (urban): math 34% / reading 44% proficiency, ranked #406 of 826 in TX (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Olivero Garza Sr El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 587 students, 82% FRL); Sharyland North J H (math 46% / reading 42%, grade D, #512 of 1,662 statewide, top 32%, 806 students, 74% FRL); Sharyland Pioneer H S (math 31% / reading 51%, grade F, #774 of 1,632 statewide, top 49%, 1,471 students, 68% FRL) — zoned schools average 75% FRL vs 55% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 763 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• At $2,186/mo this rent would consume 48% of the median local household income ($55k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 2.5% rent growth), your $50k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $49k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.21% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.50%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $348,343
• List price: $180,000
• Delta: -48.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8003 N 55th Ln	0.05mi	4/4.0 (+1)	2,304 (-14%)	4mo	$425,000	$184	63
7508 N 54th St	0.44mi	4/2.5 (+1)	2,449 (-8%)	2mo	$349,900	$143	57
7509 N 54th St	0.42mi	4/2.5 (+1)	2,489 (-7%)	11mo	$359,000	$144	53
7303 Umar Ave	0.52mi	4/2.0 (+1)	2,382 (-11%)	12mo	$370,000	$155	40
7504 55th Ln	0.43mi	4/2.5 (+1)	2,326 (-13%)	16mo	$299,000	$129	38
5200 Umar Ave	0.56mi	4/2.5 (+1)	2,326 (-13%)	12mo	$299,999	$129	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.45% rent growth · sell at horizon

5-year hold

• IRR: 32.5%
• Equity multiple: 3.53×
• Total profit: $127,626
• Equity at exit: $162,158

10-year hold

• IRR: 27.9%
• Equity multiple: 7.93×
• Total profit: $349,324
• Equity at exit: $349,700

Cash invested: $50,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 7 under contract
• Months of supply: 12.8 mo (8%/mo absorbed)
• Median asking: $388,990 ($170/sqft)
• Median days on market: 81 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -23.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78573

• Home prices YoY: 8.0%
• Rents YoY: 2.5%
• Active inventory: 763
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,186 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $483

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 73%

Sensitivity live

Price	-10% $607	-5% $545	+0% $483	+5% $421	+10% $359
Rent	-10% $310	-5% $397	+0% $483	+5% $569	+10% $656
Rate	-1.0pp $574	-0.5pp $529	base $483	+0.5pp $436	+1.0pp $389

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: $45,000
• Closing costs: $5,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5508 Cornell Ave Mission, TX	3.0	2.5	1900	$2,600	$1.37	15d	1	0.14mi
5201 Umar Ave Mission, TX	3.0	2.0	1893	$2,100	$1.11	15d	1	0.55mi
6802 N 56th Ln Unit 3 Mission, TX	3.0	2.0	3666	$1,100	$0.30	15d	1	0.76mi
4416 Thunderbird Ave McAllen, TX	4.0	2.5	2076	$2,000	$0.96	15d	1	0.89mi
209 N Bluebonnet St Alton, TX	2.0	2.0	1800	$850	$0.47	15d	1	0.97mi
3004 E Diamondhead Ave Unit C Alton, TX	2.0	2.0	3449	$885	$0.26	15d	1	1.04mi
4012 Auburn Ave McAllen, TX	3.0	2.0	1843	$1,900	$1.03	63d	1	1.06mi
4012 Auburn Ave McAllen, TX	3.0	2.0	1843	$2,000	$1.09	93d	1	1.06mi
4012 Auburn Ave McAllen, TX	4.0	2.0	1843	$1,900	$1.03	15d	1	1.06mi
3908 Zenker Ave McAllen, TX	4.0	2.5	1946	$3,500	$1.80	93d	1	1.11mi
8015 N 48th Ln McAllen, TX	4.0	3.0	2080	$2,500	$1.20	63d	1	1.18mi
3100 E Zinnia Ave Alton, TX	3.0	2.5	1808	$2,100	$1.16	15d	1	1.28mi
3908 Redbird Ave McAllen, TX	3.0	2.5	2676	$2,700	$1.01	15d	1	1.33mi
4923 N 35th Ln McAllen, TX	2.0–4.0	2.0–2.5	1373	$2,070	$1.51	15d	26	1.43mi
4923 N 35th Ln McAllen, TX	2.0–4.0	2.0–2.5	1373	$2,062	$1.50	63d	11	1.43mi
2710 E Bella Vista Ave Alton, TX	4.0	2.0	1763	$2,200	$1.25	15d	1	1.44mi

Listing history 18 events

1. 2026-06-03
   days on market $180,000 Active 221 DOM
2. 2026-06-02
   days on market $180,000 Active 220 DOM
3. 2026-06-01
   days on market $180,000 Active 219 DOM
4. 2026-05-31
   days on market $180,000 Active 218 DOM
5. 2026-05-31
   days on market $180,000 Active 217 DOM
6. 2026-05-20
   status Pending 736-char remark

   Show marketing remark (736 chars)

   Your Chance to Customize in Sharyland! Escape to the peace of the Sharyland county area with this spacious three-bedroom home, ideally located just a short drive from shopping centers. Inside, you'll find a spacious kitchen grounded by handsome granite countertops and a naturally bright living area. It features a valuable, fully functional bonus private suite with its own bedroom and full bathroom, offering a great space for guests or a live-in arrangement. While the home requires specific repairs and maintenance, the desirable features and quiet location make it a unique home. Address the needed work and immediately enjoy a beautiful, personalized home in a nice neighborhood. Seller is open to look at Owner Financing Offers.

7. 2026-04-23
   status Active 736-char remark

   Show marketing remark (736 chars)

   Your Chance to Customize in Sharyland! Escape to the peace of the Sharyland county area with this spacious three-bedroom home, ideally located just a short drive from shopping centers. Inside, you'll find a spacious kitchen grounded by handsome granite countertops and a naturally bright living area. It features a valuable, fully functional bonus private suite with its own bedroom and full bathroom, offering a great space for guests or a live-in arrangement. While the home requires specific repairs and maintenance, the desirable features and quiet location make it a unique home. Address the needed work and immediately enjoy a beautiful, personalized home in a nice neighborhood. Seller is open to look at Owner Financing Offers.

8. 2026-04-11
   price $180,000 736-char remark

   Show marketing remark (736 chars)

   Your Chance to Customize in Sharyland! Escape to the peace of the Sharyland county area with this spacious three-bedroom home, ideally located just a short drive from shopping centers. Inside, you'll find a spacious kitchen grounded by handsome granite countertops and a naturally bright living area. It features a valuable, fully functional bonus private suite with its own bedroom and full bathroom, offering a great space for guests or a live-in arrangement. While the home requires specific repairs and maintenance, the desirable features and quiet location make it a unique home. Address the needed work and immediately enjoy a beautiful, personalized home in a nice neighborhood. Seller is open to look at Owner Financing Offers.

9. 2026-03-13
   price $200,000 736-char remark

   Show marketing remark (736 chars)

   Your Chance to Customize in Sharyland! Escape to the peace of the Sharyland county area with this spacious three-bedroom home, ideally located just a short drive from shopping centers. Inside, you'll find a spacious kitchen grounded by handsome granite countertops and a naturally bright living area. It features a valuable, fully functional bonus private suite with its own bedroom and full bathroom, offering a great space for guests or a live-in arrangement. While the home requires specific repairs and maintenance, the desirable features and quiet location make it a unique home. Address the needed work and immediately enjoy a beautiful, personalized home in a nice neighborhood. Seller is open to look at Owner Financing Offers.

10. 2025-11-23
    price $209,000 736-char remark

    Show marketing remark (736 chars)

    Your Chance to Customize in Sharyland! Escape to the peace of the Sharyland county area with this spacious three-bedroom home, ideally located just a short drive from shopping centers. Inside, you'll find a spacious kitchen grounded by handsome granite countertops and a naturally bright living area. It features a valuable, fully functional bonus private suite with its own bedroom and full bathroom, offering a great space for guests or a live-in arrangement. While the home requires specific repairs and maintenance, the desirable features and quiet location make it a unique home. Address the needed work and immediately enjoy a beautiful, personalized home in a nice neighborhood. Seller is open to look at Owner Financing Offers.

11. 2025-10-18
    price $219,000 736-char remark

    Show marketing remark (736 chars)

    Your Chance to Customize in Sharyland! Escape to the peace of the Sharyland county area with this spacious three-bedroom home, ideally located just a short drive from shopping centers. Inside, you'll find a spacious kitchen grounded by handsome granite countertops and a naturally bright living area. It features a valuable, fully functional bonus private suite with its own bedroom and full bathroom, offering a great space for guests or a live-in arrangement. While the home requires specific repairs and maintenance, the desirable features and quiet location make it a unique home. Address the needed work and immediately enjoy a beautiful, personalized home in a nice neighborhood. Seller is open to look at Owner Financing Offers.

12. 2025-10-14
    listed $229,000 Active 736-char remark

    Show marketing remark (736 chars)

    Your Chance to Customize in Sharyland! Escape to the peace of the Sharyland county area with this spacious three-bedroom home, ideally located just a short drive from shopping centers. Inside, you'll find a spacious kitchen grounded by handsome granite countertops and a naturally bright living area. It features a valuable, fully functional bonus private suite with its own bedroom and full bathroom, offering a great space for guests or a live-in arrangement. While the home requires specific repairs and maintenance, the desirable features and quiet location make it a unique home. Address the needed work and immediately enjoy a beautiful, personalized home in a nice neighborhood. Seller is open to look at Owner Financing Offers.

13. 2025-08-08
    status Active
14. 2025-05-23
    price $229,000
15. 2025-04-14
    listed $239,500 Active
16. 2023-07-14
    soldstatus
17. 2017-03-07
    soldstatus
18. 2017-03-03
    soldstatus

ⓘ 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 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: $26,232
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − Depreciation: −$5,236
• Taxable income: $3,116
• Est. tax owed @ 24.0%: −$748
• After-tax cash flow: $5,048/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $66,625–$119,925 screening

This home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include exterior siding, flooring, and interior walls. Painting and updating these areas can significantly enhance its appeal and marketability.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — The roof appears to be missing shingles and has visible damage.
• Major Windows (windows) — The windows appear to be old and possibly not functioning properly.
• Major Electrical (electrical) — The electrical panel appears to be old and possibly not functioning properly.
• Major Plumbing (plumbing) — The plumbing appears to be old and possibly not functioning properly.
• Major Exterior (exterior) — The exterior of the house appears to be in poor condition and possibly not functioning properly.

Repairs flagged

• Minor Kitchen cabinets — Slight wear
• Minor Bathroom fixtures — Standard fixtures
• Moderate Exterior siding — Some discoloration
• Moderate Carpeted floors — Worn appearance
• Moderate Interior walls — Painted walls with wear

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal ↑
• Rental Replace carpeted floors — Improves tenant satisfaction ↑
• Both Paint interior walls — Enhances interior appearance and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Olivero Garza Sr El F TX #4,048/4,322 Nat'l #36,758/41,679 Middle Sharyland North J H D TX #512/1,662 Nat'l #4,963/14,009 High Sharyland Pioneer H S F TX #774/1,632 Nat'l #7,961/17,239

Schools (NCES district)

• District: Sharyland ISD
• NCES district ID: 4839930
• Math proficiency: 34% ▼ -35.00%
• Reading proficiency: 44% ▼ -15.00%
• Median HH income: $57,792
• Composite: 34.38/100
• National rank: #5214
• State rank: #406 of 826 in TX

B Composite livability gradescore 76/100

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

• County: Hidalgo County · 955,232 people
• City population: 144,650
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 44,809
• Household income: $55,000
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 6% of renters

---

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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 63% White 3%
• Hispanic origin (detail): Mexican 94%
• Foreign-born: 28% · Canada
• Languages at home: 12% English-only · Spanish 88%

---

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: ▲ 17.95%
• Current HPI: 242.0711
• Rent YoY: ▲ 2.45%
• 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

-24.8% since first listed

13 events — show timeline

• 2026-05-20 Pending — SPIBOR
• 2026-04-23 Relisted — SPIBOR
• 2026-04-11 Price Changed $180,000 SPIBOR
• 2026-03-13 Price Changed $200,000 SPIBOR
• 2025-11-23 Price Changed $209,000 SPIBOR
• 2025-10-18 Price Changed $219,000 SPIBOR
• 2025-10-14 Listed $229,000 SPIBOR
• 2025-08-08 Relisted — SPIBOR
• 2025-05-23 Price Changed $229,000 SPIBOR
• 2025-04-14 Listed $239,500 SPIBOR
• 2023-07-14 Sold (Public Records) — Public Records
• 2017-03-07 Sold (Public Records) — Public Records
• 2017-03-03 Sold (MLS) — SPIBOR

Property tax history

+5.7%/yr

Latest (2025): $9,821 · +1.0% YoY. Source: county tax records.