5601 Ozark Ave · McAllen, TX 78504

$550,000

10 bd · 8.0 ba · — sqft · MultiFamily · 31 Days on market

Built 2023 Excellent condition $42/mo HOA · 1% of rent ↓ 8% since listing

---

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 +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.2/10.0
• Condition / age +5.0/5.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Excellent investment opportunity in the highly desirable The Hills at Sharyland subdivision! Built in 2023, this modern four-unit property features a contemporary design and is fully leased, offering immediate rental income. Two units offer 3 bedrooms and 2 bathrooms, while the other two units feature 2 bedrooms and 2 bathrooms, all thoughtfully designed with open-concept layouts. Each unit boasts a spacious kitchen with a breakfast bar, ample cabinetry, and quartz countertops, along with generously sized bedrooms and large closets. Tenants enjoy two covered carport spaces per unit and a fenced backyard for added privacy. Appliances included in each unit are an electric stove/range, refrigerator, and washer/dryer. Property is move-in ready, pending final light connection. Don't miss this exceptional, turnkey investment-schedule your showing today!

Key facts

• Fully leased
• Quartz countertops
• Ample cabinetry

Tags

• INVESTMENT OPPORTUNITY
• FULLY LEASED
• SPACIOUS KITCHEN
• BREAKFAST BAR
• AMPLE CABINETRY
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2 × 5-bed/?-bath units multifamily listed at $550k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive. Per door: $293/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $550k).
• Recommended offer: $534k (3.0% 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.
• 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 (+2.6%/yr); 888 active listings in the ZIP; solid renter incomes; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• At $5,605/mo this rent would consume 82% 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 31 days — a 3% lower offer ($534k) 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.

Recommended offer $533,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.02% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.57% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.65×
• Total profit: $-54,168
• Equity at exit: $82,007

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-8,564
• Equity at exit: $47,554

Cash invested: $154,000 (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: 16.4×

Monthly cashflow live

• Estimated rent: $5,605 medium
• Mortgage (P&I): −$2,884
• Tax est. 1.5%: −$688 /mo · $8,250/yr
• Insurance: −$229
• HOA: −$42
• Vacancy / Maint / Mgmt: −$1,177
• Net cashflow: $585

Break-even live

Break-even rent $4,864

Max offer price $550,000

Occupancy floor 85%

Sensitivity live

Price	-10% $965	-5% $775	+0% $585	+5% $395	+10% $205
Rent	-10% $142	-5% $364	+0% $585	+5% $806	+10% $1,028
Rate	-1.0pp $862	-0.5pp $725	base $585	+0.5pp $443	+1.0pp $298

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

Units	Beds	Baths	Est. rent
▸ 2× units	5	—	$5,604
Total (2 units)			$5,605

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: electric

Listing history 18 events

1. 2026-06-18
   days on market $550,000 Active 31 DOM
2. 2026-06-17
   days on market $550,000 Active 30 DOM
3. 2026-06-16
   days on market $550,000 Active 29 DOM
4. 2026-06-15
   days on market $550,000 Active 28 DOM
5. 2026-06-14
   days on market $550,000 Active 26 DOM
6. 2026-06-10
   days on market $550,000 Active 23 DOM
7. 2026-06-09
   days on market $550,000 Active 22 DOM
8. 2026-06-08
   days on market $550,000 Active 21 DOM
9. 2026-06-07
   days on market $550,000 Active 20 DOM
10. 2026-06-03
    days on market $550,000 Active 16 DOM
11. 2026-06-02
    days on market $550,000 Active 15 DOM
12. 2026-06-01
    days on market $550,000 Active 14 DOM
13. 2026-05-31
    days on market $550,000 Active 13 DOM
14. 2026-05-31
    days on market $550,000 Active 12 DOM
15. 2026-05-18
    listed $550,000 New 859-char remark

    Show marketing remark (859 chars)

    Excellent investment opportunity in the highly desirable The Hills at Sharyland subdivision! Built in 2023, this modern four-unit property features a contemporary design and is fully leased, offering immediate rental income. Two units offer 3 bedrooms and 2 bathrooms, while the other two units feature 2 bedrooms and 2 bathrooms, all thoughtfully designed with open-concept layouts. Each unit boasts a spacious kitchen with a breakfast bar, ample cabinetry, and quartz countertops, along with generously sized bedrooms and large closets. Tenants enjoy two covered carport spaces per unit and a fenced backyard for added privacy. Appliances included in each unit are an electric stove/range, refrigerator, and washer/dryer. Property is move-in ready, pending final light connection. Don't miss this exceptional, turnkey investment-schedule your showing today!

16. 2026-02-23
    price $550,000 871-char remark

    Show marketing remark (871 chars)

    Excellent investment opportunity in the highly desirable The Hills at Sharyland subdivision! Built in 2023, this modern four-unit property features a contemporary design and is fully leased, offering immediate rental income. Two units offer 3 bedrooms and 2 bathrooms, while the other two units feature 2 bedrooms and 2 bathrooms, all thoughtfully designed with open-concept layouts. Each unit boasts a spacious kitchen with a breakfast bar, ample cabinetry, and quartz countertops, along with generously sized bedrooms and large closets. Tenants enjoy two covered carport spaces per unit and a fenced backyard for added privacy. Appliances included in each unit are an electric stove/range, refrigerator, and washer/dryer. Property is move-in ready, pending final light connection. Don’t miss this exceptional, turnkey investment—schedule your showing today!

17. 2026-01-19
    price $570,000 871-char remark

    Show marketing remark (871 chars)

    Excellent investment opportunity in the highly desirable The Hills at Sharyland subdivision! Built in 2023, this modern four-unit property features a contemporary design and is fully leased, offering immediate rental income. Two units offer 3 bedrooms and 2 bathrooms, while the other two units feature 2 bedrooms and 2 bathrooms, all thoughtfully designed with open-concept layouts. Each unit boasts a spacious kitchen with a breakfast bar, ample cabinetry, and quartz countertops, along with generously sized bedrooms and large closets. Tenants enjoy two covered carport spaces per unit and a fenced backyard for added privacy. Appliances included in each unit are an electric stove/range, refrigerator, and washer/dryer. Property is move-in ready, pending final light connection. Don’t miss this exceptional, turnkey investment—schedule your showing today!

18. 2026-01-17
    listed $599,000 Active 871-char remark

    Show marketing remark (871 chars)

    Excellent investment opportunity in the highly desirable The Hills at Sharyland subdivision! Built in 2023, this modern four-unit property features a contemporary design and is fully leased, offering immediate rental income. Two units offer 3 bedrooms and 2 bathrooms, while the other two units feature 2 bedrooms and 2 bathrooms, all thoughtfully designed with open-concept layouts. Each unit boasts a spacious kitchen with a breakfast bar, ample cabinetry, and quartz countertops, along with generously sized bedrooms and large closets. Tenants enjoy two covered carport spaces per unit and a fenced backyard for added privacy. Appliances included in each unit are an electric stove/range, refrigerator, and washer/dryer. Property is move-in ready, pending final light connection. Don’t miss this exceptional, turnkey investment—schedule your showing today!

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

Taxation est. · year 1

• Rental income: $67,260
• − Mortgage interest: −$30,809
• − Property taxes: −$8,250
• − Insurance: −$2,750
• − Repairs & maintenance: −$5,381
• − Management: −$5,381
• − HOA: −$504
• − Depreciation: −$16,000
• Taxable loss: −$1,814
• Est. tax savings @ 24.0%: +$435
• After-tax cash flow: $7,456/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 · 6 photos

Excellent 100/100 None rehab

This modern four-unit property in The Hills at Sharyland subdivision is in excellent condition with no visible repairs or maintenance needed. It offers immediate rental income and is thoughtfully designed with open-concept layouts and modern amenities.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more tenants.
• Both Addition of smart home features — Improves convenience and can be marketed as a modern, tech-savvy property.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more tenants. ↑
• Both Addition of smart home features — Improves convenience and can be marketed as a modern, tech-savvy property. ↑

ⓘ 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: 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): 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

-8.2% since first listed

4 events — show timeline

• 2026-05-18 Listed $550,000 LERA
• 2026-02-23 Price Changed $550,000 MCALLENMLS
• 2026-01-19 Price Changed $570,000 MCALLENMLS
• 2026-01-17 Listed $599,000 MCALLENMLS