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

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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 +26.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

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.

Deal economics

• At list price, monthly cash flow is $465 ($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 9.4% 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.
• 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.
• Market conditions: Rents rising (+2.5%/yr); 623 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• At $2,163/mo this rent would consume 47% of the median local household income ($55k/yr) (locally 855% of renters already pay >50% of income on rent) — 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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.20% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.06%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (median comp): $347,975
• List price: $180,000
• Delta: -48.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 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%)	2mo	$425,000	$184	64
7508 N 54th St	0.44mi	4/2.5 (+1)	2,449 (-8%)	1mo	$349,900	$143	58
7509 N 54th St	0.42mi	4/2.5 (+1)	2,489 (-7%)	10mo	$359,000	$144	54
8116 N 55th St	0.15mi	4/2.5 (+1)	2,385 (-10%)	24mo	$328,000	$138	49
7303 Umar Ave	0.52mi	4/2.0 (+1)	2,382 (-11%)	10mo	$370,000	$155	41
7504 55th Ln	0.43mi	4/2.5 (+1)	2,326 (-13%)	14mo	$299,000	$129	40
5200 Umar Ave	0.56mi	4/2.5 (+1)	2,326 (-13%)	10mo	$299,999	$129	37

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: 32.1%
• Equity multiple: 3.51×
• Total profit: $126,460
• Equity at exit: $162,158

10-year hold

• IRR: 27.6%
• Equity multiple: 7.88×
• Total profit: $346,841
• 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 →

ZIP-level market 78573

• Home prices YoY: 8.0%
• Rents YoY: 2.5%
• Active inventory: 623
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,163 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $465

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 74%

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
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5508 Cornell Ave Mission, TX	3.0	2.5	1900	$2,600	$1.37	14d	1	0.14mi
4416 Thunderbird Ave McAllen, TX	4.0	2.5	2076	$2,200	$1.06	14d	1	0.89mi
4012 Auburn Ave McAllen, TX	3.0	2.0	1843	$1,900	$1.03	14d	1	1.06mi
4012 Auburn Ave McAllen, TX	3.0	2.0	1843	$2,000	$1.09	43d	1	1.06mi
3908 Zenker Ave McAllen, TX	4.0	2.5	1946	$3,500	$1.80	43d	1	1.11mi
8015 N 48th Ln McAllen, TX	4.0	3.0	2080	$2,500	$1.20	14d	1	1.18mi
4923 N 35th Ln McAllen, TX	2.0–4.0	2.0–2.5	1373	$2,062	$1.50	14d	11	1.43mi

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: $25,951
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − Depreciation: −$5,236
• Taxable income: $2,880
• Est. tax owed @ 24.0%: −$691
• After-tax cash flow: $4,883/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: 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

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 · 623,128 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: 855.0

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 (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.