2024 Rice Ave · McAllen, TX 78504

$320,000

4 bd · 3.0 ba · 1,872 sqft · SingleFamily public records · 13 Days on market

Built 2011 6,713 sqft lot Est $326k · at est.

---

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 +11.8/30.0
• ARV discount +8.3/15.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• DSCR +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Great home in an amazing location! Conveniently located near schools, shopping, restaurants, entertainment, and the university. Enjoy your own private pool, beautiful window shutters, and a front fence that adds extra privacy. Located in a beautiful neighborhood win NO HOA. Opportunities like this don’t last long — schedule your showing today and come see everything this home has to offer!

Key facts

• Private pool
• Window shutters
• Front fence

Tags

• PRIVATE POOL
• WINDOW SHUTTERS
• FRONT FENCE
• BEAUTIFUL NEIGHBORHOOD

Property features AI

Finance

• Other: Living area source: HidalgoCAD
• HOA & community: No association; Sidewalks in the community; Community features: Other

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Security: Smoke detectors
• Utilities: City sewer
• Home design: Stucco construction; Shingle roof; Slab foundation
• Construction: Stucco exterior; Slab foundation; Shingle roof
• Exterior features: Private outdoor pool; Pool (outdoor); Wood fencing; Sprinkler system; Gravel road surface

Interior

• Kitchen: Electric range / stove; Microwave; Refrigerator
• Bedrooms: Primary bedroom with walk-in closet(s)
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Attic fans
• Interior features: Entrance foyer; Granite countertops; Ceiling fans; Decorative / high ceilings; Plantation shutters
• Laundry & utility: Laundry room with washer/dryer connections; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (12.7% below list).
• Recommended offer: $279k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Edinburg CISD (urban): math 20% / reading 34% proficiency, ranked #699 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cavazos El (math 37% / reading 42%, grade F, #1,545 of 4,322 statewide, top 38%, 409 students, 83% FRL); South Middle (math 23% / reading 46%, grade F, #858 of 1,662 statewide, top 54%, 1,309 students, 66% FRL); Robert R Vela H S (math 27% / reading 48%, grade F, #888 of 1,632 statewide, top 55%, 2,189 students, 62% FRL).
• Market conditions: Rents rising (+2.6%/yr); 888 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 41% of the median local income ($82k/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 $2k of loan paydown is wiped out by about $10k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

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 $279,335 (12.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $325,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2005 Queens Ave	0.10mi	3/2.5 (-1)	1,846 (-1%)	2mo	$285,000	$154	84
2020 Queens Ave	0.05mi	3/2.0 (-1)	1,812 (-3%)	1mo	$310,000	$171	82
1821 Stanford Ave	0.16mi	3/2.0 (-1)	1,869 (-0%)	2mo	$280,000	$150	82
1804 Ozark Ave	0.26mi	3/2.5 (-1)	1,872 (0%)	0mo	$325,000	$174	80
2208 Providence Ave	0.12mi	3/2.5 (-1)	1,804 (-4%)	3mo	$289,000	$160	79
9904 N 24th St	0.27mi	3/2.5 (-1)	2,012 (+8%)	4mo	$422,500	$210	64
9102 N 25th Ln	0.56mi	4/2.5	1,920 (+3%)	4mo	$354,000	$184	64
9119 N 25th St	0.52mi	3/2.5 (-1)	1,768 (-6%)	0mo	$315,000	$178	59
9106 N 25th Ln	0.56mi	3/2.5 (-1)	1,785 (-5%)	1mo	$319,000	$179	59
9903 N 25th Ln	0.40mi	4/3.5	2,100 (+12%)	1mo	$399,000	$190	58
9101 N 28th St	0.74mi	3/2.0 (-1)	1,954 (+4%)	1mo	$255,000	$131	48
2901 Providence Ave	0.70mi	4/2.5	2,088 (+12%)	3mo	$265,000	$127	44

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-58,734
• Equity at exit: $47,713

10-year hold

• IRR: -12.1%
• Equity multiple: 0.30×
• Total profit: $-63,087
• Equity at exit: $27,668

Cash invested: $89,600 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,793 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$486 /mo · $5,831/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $-91

Break-even live

Break-even rent $2,908

Max offer price $303,990

Occupancy floor 98%

Sensitivity live

Price	-10% $91	-5% $0	+0% $-91	+5% $-181	+10% $-272
Rent	-10% $-311	-5% $-201	+0% $-91	+5% $20	+10% $130
Rate	-1.0pp $71	-0.5pp $-9	base $-91	+0.5pp $-174	+1.0pp $-258

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9809 N 24th St McAllen, TX	4.0	3.5	2300	$4,500	$1.96	44d	1	0.20mi
9805 N 24th St McAllen, TX	4.0	3.5	2300	$3,700	$1.61	44d	1	0.21mi
9813 N 24th St McAllen, TX	4.0	3.5	2300	$3,700	$1.61	44d	1	0.21mi
9806 N 24th Ln McAllen, TX	4.0	3.5	2300	$3,700	$1.61	44d	1	0.23mi
9807 N 24th Ln McAllen, TX	4.0	3.5	2300	$3,700	$1.61	15d	1	0.24mi
10338 N 23rd Ln McAllen, TX	4.0	3.5	2563	$2,700	$1.05	45d	1	0.52mi
1800 Kingsborough Ave McAllen, TX	3.0	2.0	2027	$2,200	$1.09	24d	1	0.53mi
10315 N 26th Ln McAllen, TX	3.0	2.5	2124	$2,300	$1.08	15d	1	0.60mi
10221 N 15th St McAllen, TX	3.0	2.0	1418	$2,200	$1.55	44d	1	0.60mi
1304 Providence Ave McAllen, TX	3.0	2.5	2029	$3,750	$1.85	44d	1	0.62mi
10218 N 15th St McAllen, TX	3.0	2.5	1768	$3,150	$1.78	44d	1	0.62mi
10321 N 15th St McAllen, TX	3.0	2.0	1502	$2,000	$1.33	15d	1	0.65mi
10321 N 15th St McAllen, TX	3.0	2.0	1502	$2,200	$1.46	44d	1	0.65mi
10333 N 15th St McAllen, TX	3.0	2.0	1414	$2,100	$1.49	15d	1	0.66mi
2908 Providence Ave McAllen, TX	3.0	2.5	1646	$1,750	$1.06	44d	1	0.67mi
1205 Ozark Ave McAllen, TX	3.0	3.0	1955	$2,800	$1.43	24d	1	0.68mi
9104 N 28th St McAllen, TX	3.0	2.0	1747	$1,900	$1.09	15d	1	0.69mi
2920 Providence Ave McAllen, TX	3.0	2.5	1848	$1,600	$0.87	24d	1	0.71mi
10328 N 13th St McAllen, TX	3.0	2.0	1963	$2,100	$1.07	19d	1	0.78mi
3213 Princeton Ave McAllen, TX	3.0	2.5	1868	$1,850	$0.99	15d	1	0.90mi
2613 Fairmont Ave McAllen, TX	3.0	2.0	1735	$2,000	$1.15	44d	1	1.02mi
2809 Grambling Ave McAllen, TX	3.0	2.5	2152	$2,500	$1.16	44d	1	1.02mi
3132 Zurich Ave McAllen, TX	3.0	2.0	1400	$1,900	$1.36	19d	1	1.04mi
8101 N 23rd St Unit 29 McAllen, TX	3.0	2.5	1600	$1,900	$1.19	44d	1	1.04mi
8101 N 23rd St Unit 27 McAllen, TX	3.0	2.5	1600	$1,900	$1.19	24d	1	1.04mi
2909 Fuerte Ave McAllen, TX	3.0	2.0	1440	$1,600	$1.11	44d	1	1.15mi
8406 N 33rd Ln McAllen, TX	3.0	2.0	1448	$2,000	$1.38	15d	1	1.25mi
4923 N 35th Ln McAllen, TX	2.0–4.0	2.0–2.5	1373	$2,435	$1.77	15d	11	1.27mi
3200 Guadalupe McAllen, TX	4.0	3.0	2136	$2,800	$1.31	15d	1	1.31mi
7601 N 21st St McAllen, TX	3.0	2.5	1888	$2,600	$1.38	44d	1	1.32mi
7504 N 21st St McAllen, TX	3.0	2.0	1746	$1,800	$1.03	15d	1	1.33mi
2629 Warbler Ave McAllen, TX	3.0	2.5	1420	$2,100	$1.48	44d	1	1.49mi

Listing history 11 events

1. 2026-06-18
   days on market $320,000 Active 13 DOM
2. 2026-06-17
   days on market $320,000 Active 12 DOM
3. 2026-06-16
   days on market $320,000 Active 11 DOM
4. 2026-06-15
   days on market $320,000 Active 10 DOM
5. 2026-06-14
   days on market $320,000 Active 8 DOM
6. 2026-06-13
   days on market $320,000 Active 7 DOM
7. 2026-06-10
   days on market $320,000 Active 5 DOM
8. 2026-06-09
   days on market $320,000 Active 4 DOM
9. 2026-06-08
   days on market $320,000 Active 3 DOM
10. 2026-06-07
    remarks 392-char remark
11. 2026-06-07
    listed $320,000 Active 2 DOM

ⓘ 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: $5,831 · $486/mo
• Projected year-2 tax: $5,856 · $488/mo
• Expected delta: +$25/yr (+$2/mo · 0.4%)

ⓘ 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 3/10 Moderate
• 🌡 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: $33,520
• − Mortgage interest: −$17,925
• − Property taxes: −$5,831
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,682
• − Management: −$2,682
• − Depreciation: −$9,309
• Taxable loss: −$6,508
• Est. tax savings @ 24.0%: +$1,562
• After-tax cash flow: $474/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: Edinburg CISD
• NCES district ID: 4818180
• Math proficiency: 20% ▼ -34.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $36,985
• Composite: 22.42/100
• National rank: #8114
• State rank: #699 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

1 event — show timeline

• 2026-06-05 Listed $320,000 MCALLENMLS

Property tax history

+2.4%/yr

Latest (2025): $5,831 · -4.5% YoY. Source: county tax records.