2000 Grambling Ave · McAllen, TX 78504

$235,000

3 bd · 2.0 ba · 1,207 sqft · SingleFamily public records · 323 Days on market

Built 2001 4,525 sqft lot $195/sqft · 25% above area Est $239k · at est.

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Why this score? — see what drove the F 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).

• ARV discount +8.3/15.0
• Cash flow +7.2/30.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2000 Grambling Avenue in McAllen offers a rare combination of space, versatility, and move-in ready condition. Featuring 4 bedrooms and 3 full baths, this beautifully kept property also includes a large bonus TV room and offers the flexibility to convert into a 5-bedroom layout. The interior showcases thoughtful design and tasteful finishes throughout, while the private, fully fenced backyard with a low-maintenance patio creates a comfortable space to relax or entertain. Previously operated as a successful short-term rental, it carries strong investment potential but is equally suited as a full-time residence. Conveniently located near city amenities, shopping, and dining, this home is being sold fully furnished, as is—presenting a seamless opportunity for a new owner to enjoy or lease right away. Don’t miss out on this exceptional property in one of McAllen’s established neighborhoods.

Key facts

• 4,525 sq ft lot
• Built 2001
• Listed 323 days

Tags

• PRIVATE FULLY FENCED BACKYARD
• LOW MAINTENANCE PATIO
• STRONG INVESTMENT POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-323 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (24.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (30.6% below list).
• Recommended offer: $163k (30.6% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.7% in McAllen — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Dr Pablo Perez (math 52% / reading 57%, grade C, #621 of 4,322 statewide, top 15%, 560 students, 50% FRL); Morris Middle (math 59% / reading 61%, grade B, #158 of 1,662 statewide, top 10%, 1,016 students, 52% FRL); Mcallen H S (math 30% / reading 57%, grade F, #704 of 1,632 statewide, top 43%, 2,133 students, 63% FRL) — zoned schools at 55% FRL track the district average.
• Zoned-school proficiency averages 53% at this address vs 40% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Mcallen ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.6%/yr); 898 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 323 days — a 12% lower offer ($207k) 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

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

Recommended offer $163,065 (30.6% 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 323 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.89%
• DSCR: 0.74
• GRM: 12.0

CMA / ARV

• ARV (median comp): $239,308
• List price: $235,000
• Delta: -1.80%
• 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
2017 Grambling Ave	0.05mi	4/2.0 (+1)	1,207 (0%)	3mo	$199,450	$165	90
2120 Grambling Ave	0.13mi	4/2.0 (+1)	1,212 (+0%)	11mo	$210,000	$173	79
2100 Fullerton Ave	0.10mi	4/2.0 (+1)	1,212 (+0%)	12mo	$180,000	$149	79
2005 Fairmont Ave	0.06mi	3/2.0	1,042 (-14%)	4mo	$187,000	$179	71
2013 Baylor Ave	0.37mi	3/2.0	1,282 (+6%)	14mo	$225,000	$176	61
2121 Fullerton Ave	0.15mi	3/2.0	1,047 (-13%)	16mo	$178,000	$170	58
2016 Baylor Ave	0.35mi	3/2.0	1,292 (+7%)	17mo	$199,000	$154	58
2712 Indian Hill Ave	0.65mi	3/2.0	1,200 (-1%)	14mo	$219,000	$183	57
2108 Zenaida Ave	0.43mi	3/2.0	1,282 (+6%)	15mo	$215,000	$168	57
2720 Indian Hill Ave	0.67mi	3/2.0	1,215 (+1%)	15mo	$219,000	$180	55
2812 Indian Hill Ave	0.71mi	3/2.0	1,321 (+9%)	4mo	$259,000	$196	47
2010 Verdin Ave	0.66mi	2/2.0 (-1)	1,063 (-12%)	12mo	$190,000	$179	34

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: -26.9%
• Equity multiple: 0.10×
• Total profit: $-59,351
• Equity at exit: $35,039

10-year hold

• IRR: -26.0%
• Equity multiple: -0.23×
• Total profit: $-80,979
• Equity at exit: $20,319

Cash invested: $65,800 (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: 898
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,631 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$281 /mo · $3,374/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-323

Break-even live

Break-even rent $2,040

Max offer price $177,903

Occupancy floor —

Sensitivity live

Price	-10% $-190	-5% $-257	+0% $-323	+5% $-390	+10% $-456
Rent	-10% $-452	-5% $-388	+0% $-323	+5% $-259	+10% $-194
Rate	-1.0pp $-205	-0.5pp $-263	base $-323	+0.5pp $-384	+1.0pp $-446

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5813 Northwestern Ave Unit 2 McAllen, TX	3.0	2.0	1000	$1,400	$1.40	45d	1	0.62mi
8914 N 29th Ln McAllen, TX	3.0	2.0	1165	$1,325	$1.14	45d	1	0.86mi
2900 Kilgore Ave McAllen, TX	3.0	2.0	1144	$1,400	$1.22	25d	1	0.87mi
2629 Warbler Ave McAllen, TX	3.0	2.5	1420	$2,100	$1.48	45d	1	0.90mi
7008 N 23rd St Unit 117 McAllen, TX	2.0	2.0	1327	$1,275	$0.96	46d	1	1.02mi
8406 N 33rd Ln McAllen, TX	3.0	2.0	1448	$2,000	$1.38	16d	1	1.06mi
8330 N 34th Ln McAllen, TX	2.0	3.0	1458	$2,250	$1.54	25d	1	1.11mi
1409 Xavier Ave McAllen, TX	2.0	2.0	1178	$1,750	$1.49	45d	1	1.12mi
3317 Duke Ave Unit 1 McAllen, TX	2.0	2.0	980	$1,200	$1.22	45d	1	1.13mi
3401 Duke Ave Unit 3401 McAllen, TX	2.0	2.0	980	$1,250	$1.28	45d	1	1.14mi
10201 N 14th St McAllen, TX	2.0	2.0	1249	$2,300	$1.84	45d	1	1.14mi
6720 N 23rd St Unit 3 McAllen, TX	2.0	2.0	1000	$980	$0.98	45d	1	1.15mi
3401 Duke Ave Unit 2 McAllen, TX	2.0	2.0	980	$1,200	$1.22	45d	1	1.16mi
10221 N 15th St McAllen, TX	3.0	2.0	1418	$2,200	$1.55	45d	1	1.18mi
3412 Duke Ave Unit 2 McAllen, TX	2.0	2.0	975	$1,800	$1.85	16d	1	1.18mi
3416 Duke Ave Unit 1 McAllen, TX	2.0	2.0	980	$1,250	$1.28	45d	1	1.20mi
3500 Duke Ave Unit 4 McAllen, TX	3.0	2.0	1180	$1,600	$1.36	45d	1	1.21mi
3509 Duke Ave Unit 3509 McAllen, TX	2.0	2.0	980	$1,200	$1.22	45d	1	1.25mi
4923 N 35th Ln McAllen, TX	2.0–4.0	2.0–2.5	1373	$2,062	$1.50	16d	11	1.26mi
10333 N 15th St McAllen, TX	3.0	2.0	1414	$2,100	$1.49	16d	1	1.27mi
11502 N 24th Ln McAllen, TX	2.0	2.0	1025	$1,200	$1.17	45d	1	1.28mi
11502 N 24th Ln Apt 1 McAllen, TX	2.0	2.0	1050	$1,195	$1.14	45d	1	1.28mi
11507 N 24th Ln Unit 1 McAllen, TX	2.0	2.0	918	$1,195	$1.30	45d	1	1.29mi
11403 N 24th Ln Unit 4 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	45d	1	1.29mi
11507 N 24th Ln Unit 3 McAllen, TX	3.0	2.0	1080	$1,300	$1.20	45d	1	1.29mi
11403 N 24th Ln Unit 1 McAllen, TX	2.0	2.0	917	$1,200	$1.31	45d	1	1.29mi
701 Sandpiper Ave Unit 1 McAllen, TX	3.0	2.0	1162	$1,175	$1.01	25d	1	1.32mi
6313 N 20th St McAllen, TX	3.0	2.0	1326	$1,550	$1.17	16d	1	1.43mi
6820 N 5th St McAllen, TX	3.0	2.0	1316	$1,650	$1.25	45d	1	1.49mi

Listing history 23 events

1. 2026-06-21
   days on market $235,000 Active 323 DOM
2. 2026-06-18
   days on market $235,000 Active 320 DOM
3. 2026-06-17
   days on market $235,000 Active 319 DOM
4. 2026-06-16
   days on market $235,000 Active 318 DOM
5. 2026-06-15
   days on market $235,000 Active 317 DOM
6. 2026-06-14
   days on market $235,000 Active 315 DOM
7. 2026-06-10
   days on market $235,000 Active 312 DOM
8. 2026-06-09
   days on market $235,000 Active 311 DOM
9. 2026-06-08
   days on market $235,000 Active 310 DOM
10. 2026-06-07
    days on market $235,000 Active 309 DOM
11. 2026-06-05
    days on market $235,000 Active 306 DOM
12. 2026-06-03
    days on market $235,000 Active 305 DOM
13. 2026-06-02
    days on market $235,000 Active 304 DOM
14. 2026-06-01
    days on market $235,000 Active 303 DOM
15. 2026-05-31
    days on market $235,000 Active 302 DOM
16. 2026-05-31
    days on market $235,000 Active 301 DOM
17. 2025-09-29
    price $235,000 922-char remark

    Show marketing remark (922 chars)

    2000 Grambling Avenue in McAllen offers a rare combination of space, versatility, and move-in ready condition. Featuring 4 bedrooms and 3 full baths, this beautifully kept property also includes a large bonus TV room and offers the flexibility to convert into a 5-bedroom layout. The interior showcases thoughtful design and tasteful finishes throughout, while the private, fully fenced backyard with a low-maintenance patio creates a comfortable space to relax or entertain. Previously operated as a successful short-term rental, it carries strong investment potential but is equally suited as a full-time residence. Conveniently located near city amenities, shopping, and dining, this home is being sold fully furnished, as is—presenting a seamless opportunity for a new owner to enjoy or lease right away. Don’t miss out on this exceptional property in one of McAllen’s established neighborhoods.

18. 2025-08-02
    listed $243,000 Active 922-char remark

    Show marketing remark (922 chars)

    2000 Grambling Avenue in McAllen offers a rare combination of space, versatility, and move-in ready condition. Featuring 4 bedrooms and 3 full baths, this beautifully kept property also includes a large bonus TV room and offers the flexibility to convert into a 5-bedroom layout. The interior showcases thoughtful design and tasteful finishes throughout, while the private, fully fenced backyard with a low-maintenance patio creates a comfortable space to relax or entertain. Previously operated as a successful short-term rental, it carries strong investment potential but is equally suited as a full-time residence. Conveniently located near city amenities, shopping, and dining, this home is being sold fully furnished, as is—presenting a seamless opportunity for a new owner to enjoy or lease right away. Don’t miss out on this exceptional property in one of McAllen’s established neighborhoods.

19. 2025-07-07
    soldstatus Sold 666-char remark

    Show marketing remark (666 chars)

    Fully updated and incredibly charming, this 4-bedroom, 3-bath home in McAllen offers the flexibility to be converted into a 5-bedroom, adding even more value. Currently operating as a highly successful short-term rental, it stays booked almost every week, making it a fantastic income-producing investment. With modern updates throughout, an extra TV room, and a private fenced backyard with a super cute, low-maintenance patio, this home is perfect for both personal living and rental income. It can also be sold fully furnished with a separate bill of sale, allowing for a seamless transition for investors. Don't miss out on this rare opportunity, priced to sell!

20. 2025-07-03
    soldstatus
21. 2025-05-31
    status Pending 666-char remark

    Show marketing remark (666 chars)

    Fully updated and incredibly charming, this 4-bedroom, 3-bath home in McAllen offers the flexibility to be converted into a 5-bedroom, adding even more value. Currently operating as a highly successful short-term rental, it stays booked almost every week, making it a fantastic income-producing investment. With modern updates throughout, an extra TV room, and a private fenced backyard with a super cute, low-maintenance patio, this home is perfect for both personal living and rental income. It can also be sold fully furnished with a separate bill of sale, allowing for a seamless transition for investors. Don't miss out on this rare opportunity, priced to sell!

22. 2025-05-23
    historical Option 666-char remark

    Show marketing remark (666 chars)

    Fully updated and incredibly charming, this 4-bedroom, 3-bath home in McAllen offers the flexibility to be converted into a 5-bedroom, adding even more value. Currently operating as a highly successful short-term rental, it stays booked almost every week, making it a fantastic income-producing investment. With modern updates throughout, an extra TV room, and a private fenced backyard with a super cute, low-maintenance patio, this home is perfect for both personal living and rental income. It can also be sold fully furnished with a separate bill of sale, allowing for a seamless transition for investors. Don't miss out on this rare opportunity, priced to sell!

23. 2025-02-25
    listed $225,000 Active 666-char remark

    Show marketing remark (666 chars)

    Fully updated and incredibly charming, this 4-bedroom, 3-bath home in McAllen offers the flexibility to be converted into a 5-bedroom, adding even more value. Currently operating as a highly successful short-term rental, it stays booked almost every week, making it a fantastic income-producing investment. With modern updates throughout, an extra TV room, and a private fenced backyard with a super cute, low-maintenance patio, this home is perfect for both personal living and rental income. It can also be sold fully furnished with a separate bill of sale, allowing for a seamless transition for investors. Don't miss out on this rare opportunity, priced to sell!

ⓘ 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: $3,374 · $281/mo
• Projected year-2 tax: $4,300 · $358/mo
• Expected delta: +$927/yr (+$77/mo · 27.5%)

ⓘ 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 2/10 Low
• 🌡 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: $19,568
• − Mortgage interest: −$13,164
• − Property taxes: −$3,374
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$6,836
• Taxable loss: −$8,112
• Est. tax savings @ 24.0%: +$1,947
• After-tax cash flow: $-1,932/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

+4.4% since first listed

7 events — show timeline

• 2025-09-29 Price Changed $235,000 MCALLENMLS
• 2025-08-02 Listed $243,000 MCALLENMLS
• 2025-07-07 Sold (MLS) — MCALLENMLS
• 2025-07-03 Sold (Public Records) — Public Records
• 2025-05-31 Pending — MCALLENMLS
• 2025-05-23 Contingent — MCALLENMLS
• 2025-02-25 Listed $225,000 MCALLENMLS

Property tax history

+4.8%/yr

Latest (2025): $3,374 · -4.8% YoY. Source: county tax records.