501 W Esperanza Ave · McAllen, TX 78501

$288,000

5 bd · 3.0 ba · 2,858 sqft · SingleFamily public records · 401 Days on market

Built 1985 0.25 ac lot $101/sqft · 12% above area Est $257k · 12% over

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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).

• Cash flow +6.8/30.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• ARV discount +2.1/15.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Moving to McAllen,Tx? Take a look at this peaceful cul-de-sac home in a sought-after central McAllen neighborhood offers 4 bedrooms, 3 baths, and a 2-car garage. The kitchen includes all appliances. The primary bedroom features a garden tub, double vanity, an additional closet, two walk-in closets, and direct patio access. Upstairs, the fourth bedroom is ideal for a home office. Enjoy outdoor living with a gazebo, back patio, and three exterior storage buildings. Located near acclaimed McAllen ISD schools, shopping, dining, Jackson Park, and 2nd St. Hike and Bike Trails. Includes a Home Warranty through 2/14/2027. This McAllen home offers space, a great location, and unique character. Call today to schedule your tour (24-hour notice requested).Home Warranty included expires 2/14/27 - 2023:Roof replaced- 2025 New A/C

Key facts

• Double vanity
• Cul-de-sac home
• Two walk-in closets

Tags

• CUL-DE-SAC HOME
• GARDEN TUB
• DOUBLE VANITY
• TWO WALK-IN CLOSETS
• DIRECT PATIO ACCESS
• OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $288k.

Deal economics

• At list price, monthly cash flow is $-451 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (27.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (27.1% below list).
• Recommended offer: $208k (27.7% below list) — sets the bar for cash-flow.

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.
• Market conditions: Rents rising (+1.8%/yr); 385 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• At $2,099/mo this rent would consume 52% of the median local household income ($48k/yr) (locally 3043% 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 $2k of loan paydown is wiped out by about $9k 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 401 days — a 12% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $62k (18%) 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 $208,273 (27.7% 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. It's been on market 401 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.73% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.72%
• DSCR: 0.70
• GRM: 11.4

CMA / ARV

• ARV (median comp): $257,165
• List price: $288,000
• Delta: 11.99%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 W La Vista Ave	0.44mi	4/3.0 (-1)	3,016 (+6%)	9mo	$399,000	$132	58
2704 N 6th St	0.21mi	6/4.5 (+1)	3,017 (+6%)	19mo	$273,000	$90	54
2909 Royal Palm Cir	0.49mi	4/3.0 (-1)	2,620 (-8%)	10mo	$420,000	$160	50
201 W Jonquil Ave	0.36mi	4/3.0 (-1)	2,464 (-14%)	6mo	$199,900	$81	50
413 W Jonquil Ave	0.31mi	4/2.5 (-1)	2,462 (-14%)	8mo	$355,000	$144	49
3005 Royal Palm Cir	0.48mi	5/3.0	2,614 (-8%)	19mo	$440,000	$168	47
801 W Jonquil Ave	0.39mi	4/3.0 (-1)	3,248 (+14%)	10mo	$399,000	$123	46
1411 Daffodil Ave	0.70mi	4/3.5 (-1)	2,576 (-10%)	7mo	$379,960	$148	38

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 · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -29.3%
• Equity multiple: 0.03×
• Total profit: $-77,854
• Equity at exit: $42,942

10-year hold

• IRR: -36.0%
• Equity multiple: -0.42×
• Total profit: $-114,572
• Equity at exit: $24,901

Cash invested: $80,640 (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 78501

• Home prices YoY: -23.3%
• Rents YoY: 1.8%
• Active inventory: 385
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,099 high
• Mortgage (P&I): −$1,510
• Tax from tax record: −$479 /mo · $5,747/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-451

Break-even live

Break-even rent $2,670

Max offer price $208,273

Occupancy floor —

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: $72,000
• Closing costs: $8,640
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 E Iris Ave McAllen, TX	4.0	2.5	2070	$1,800	$0.87	23d	1	0.51mi
121 E Jonquil Ave McAllen, TX	4.0	3.5	2792	$1,985	$0.71	23d	1	0.59mi
1516 Walnut Ave McAllen, TX	4.0	2.0	2188	$1,495	$0.68	43d	1	0.88mi
105 Sunflower Ave McAllen, TX	4.0	4.0	3003	$2,950	$0.98	43d	1	1.03mi
2900 N 24th St McAllen, TX	4.0	2.0	2009	$1,900	$0.95	43d	1	1.40mi
304 Bluebird Ave McAllen, TX	4.0	3.0	2536	$3,800	$1.50	23d	1	1.45mi

Listing history 27 events

1. 2026-06-18
   days on market $288,000 Active 401 DOM
2. 2026-06-17
   days on market $288,000 Active 400 DOM
3. 2026-06-16
   days on market $288,000 Active 399 DOM
4. 2026-06-15
   days on market $288,000 Active 398 DOM
5. 2026-06-14
   pricedays on market $288,000 Active 396 DOM
6. 2026-06-10
   days on market $299,000 Active 393 DOM
7. 2026-06-09
   days on market $299,000 Active 392 DOM
8. 2026-06-08
   days on market $299,000 Active 391 DOM
9. 2026-06-07
   days on market $299,000 Active 390 DOM
10. 2026-06-05
    days on market $299,000 Active 387 DOM
11. 2026-06-03
    days on market $299,000 Active 386 DOM
12. 2026-06-02
    days on market $299,000 Active 385 DOM
13. 2026-06-01
    days on market $299,000 Active 384 DOM
14. 2026-05-31
    days on market $299,000 Active 383 DOM
15. 2026-05-31
    days on market $299,000 Active 382 DOM
16. 2026-04-24
    price $299,000 831-char remark

    Show marketing remark (831 chars)

    Moving to McAllen,Tx? Take a look at this peaceful cul-de-sac home in a sought-after central McAllen neighborhood offers 4 bedrooms, 3 baths, and a 2-car garage. The kitchen includes all appliances. The primary bedroom features a garden tub, double vanity, an additional closet, two walk-in closets, and direct patio access. Upstairs, the fourth bedroom is ideal for a home office. Enjoy outdoor living with a gazebo, back patio, and three exterior storage buildings. Located near acclaimed McAllen ISD schools, shopping, dining, Jackson Park, and 2nd St. Hike and Bike Trails. Includes a Home Warranty through 2/14/2027. This McAllen home offers space, a great location, and unique character. Call today to schedule your tour (24-hour notice requested).Home Warranty included expires 2/14/27 - 2023:Roof replaced- 2025 New A/C

17. 2026-02-21
    price $308,000 831-char remark

    Show marketing remark (831 chars)

    Moving to McAllen,Tx? Take a look at this peaceful cul-de-sac home in a sought-after central McAllen neighborhood offers 4 bedrooms, 3 baths, and a 2-car garage. The kitchen includes all appliances. The primary bedroom features a garden tub, double vanity, an additional closet, two walk-in closets, and direct patio access. Upstairs, the fourth bedroom is ideal for a home office. Enjoy outdoor living with a gazebo, back patio, and three exterior storage buildings. Located near acclaimed McAllen ISD schools, shopping, dining, Jackson Park, and 2nd St. Hike and Bike Trails. Includes a Home Warranty through 2/14/2027. This McAllen home offers space, a great location, and unique character. Call today to schedule your tour (24-hour notice requested).Home Warranty included expires 2/14/27 - 2023:Roof replaced- 2025 New A/C

18. 2026-02-06
    price $315,000 831-char remark

    Show marketing remark (831 chars)

    Moving to McAllen,Tx? Take a look at this peaceful cul-de-sac home in a sought-after central McAllen neighborhood offers 4 bedrooms, 3 baths, and a 2-car garage. The kitchen includes all appliances. The primary bedroom features a garden tub, double vanity, an additional closet, two walk-in closets, and direct patio access. Upstairs, the fourth bedroom is ideal for a home office. Enjoy outdoor living with a gazebo, back patio, and three exterior storage buildings. Located near acclaimed McAllen ISD schools, shopping, dining, Jackson Park, and 2nd St. Hike and Bike Trails. Includes a Home Warranty through 2/14/2027. This McAllen home offers space, a great location, and unique character. Call today to schedule your tour (24-hour notice requested).Home Warranty included expires 2/14/27 - 2023:Roof replaced- 2025 New A/C

19. 2025-12-16
    price $320,000 831-char remark

    Show marketing remark (831 chars)

    Moving to McAllen,Tx? Take a look at this peaceful cul-de-sac home in a sought-after central McAllen neighborhood offers 4 bedrooms, 3 baths, and a 2-car garage. The kitchen includes all appliances. The primary bedroom features a garden tub, double vanity, an additional closet, two walk-in closets, and direct patio access. Upstairs, the fourth bedroom is ideal for a home office. Enjoy outdoor living with a gazebo, back patio, and three exterior storage buildings. Located near acclaimed McAllen ISD schools, shopping, dining, Jackson Park, and 2nd St. Hike and Bike Trails. Includes a Home Warranty through 2/14/2027. This McAllen home offers space, a great location, and unique character. Call today to schedule your tour (24-hour notice requested).Home Warranty included expires 2/14/27 - 2023:Roof replaced- 2025 New A/C

20. 2025-11-06
    price $330,000 831-char remark

    Show marketing remark (831 chars)

    Moving to McAllen,Tx? Take a look at this peaceful cul-de-sac home in a sought-after central McAllen neighborhood offers 4 bedrooms, 3 baths, and a 2-car garage. The kitchen includes all appliances. The primary bedroom features a garden tub, double vanity, an additional closet, two walk-in closets, and direct patio access. Upstairs, the fourth bedroom is ideal for a home office. Enjoy outdoor living with a gazebo, back patio, and three exterior storage buildings. Located near acclaimed McAllen ISD schools, shopping, dining, Jackson Park, and 2nd St. Hike and Bike Trails. Includes a Home Warranty through 2/14/2027. This McAllen home offers space, a great location, and unique character. Call today to schedule your tour (24-hour notice requested).Home Warranty included expires 2/14/27 - 2023:Roof replaced- 2025 New A/C

21. 2025-08-30
    price $340,000 831-char remark

    Show marketing remark (831 chars)

    Moving to McAllen,Tx? Take a look at this peaceful cul-de-sac home in a sought-after central McAllen neighborhood offers 4 bedrooms, 3 baths, and a 2-car garage. The kitchen includes all appliances. The primary bedroom features a garden tub, double vanity, an additional closet, two walk-in closets, and direct patio access. Upstairs, the fourth bedroom is ideal for a home office. Enjoy outdoor living with a gazebo, back patio, and three exterior storage buildings. Located near acclaimed McAllen ISD schools, shopping, dining, Jackson Park, and 2nd St. Hike and Bike Trails. Includes a Home Warranty through 2/14/2027. This McAllen home offers space, a great location, and unique character. Call today to schedule your tour (24-hour notice requested).Home Warranty included expires 2/14/27 - 2023:Roof replaced- 2025 New A/C

22. 2025-05-13
    listed $350,000 Active 831-char remark

    Show marketing remark (831 chars)

    Moving to McAllen,Tx? Take a look at this peaceful cul-de-sac home in a sought-after central McAllen neighborhood offers 4 bedrooms, 3 baths, and a 2-car garage. The kitchen includes all appliances. The primary bedroom features a garden tub, double vanity, an additional closet, two walk-in closets, and direct patio access. Upstairs, the fourth bedroom is ideal for a home office. Enjoy outdoor living with a gazebo, back patio, and three exterior storage buildings. Located near acclaimed McAllen ISD schools, shopping, dining, Jackson Park, and 2nd St. Hike and Bike Trails. Includes a Home Warranty through 2/14/2027. This McAllen home offers space, a great location, and unique character. Call today to schedule your tour (24-hour notice requested).Home Warranty included expires 2/14/27 - 2023:Roof replaced- 2025 New A/C

23. 2022-07-14
    soldstatus
24. 2022-07-13
    soldstatus Sold 663-char remark

    Show marketing remark (663 chars)

    Beautiful home in desirable subdivision. Four bedrooms and three full bathrooms. The 4th bedroom is upstairs and can be a bonus room. Located on quiet cul-de-sac in central McAllen. Elegant foyer with brick floor, and three living areas. Kitchen has two pantries! Third living room has brick floors and outside access. Nice amount of storage in the home plus three storage buildings outside. The largest storage building was used as a workshop. Master bedroom is very large with additional closet. The master bath has a large garden tub, two walk-in closets, double vanity, and private commode. Second bedroom has a full bath. This one owner home is a true find.

25. 2022-06-18
    status Pending 663-char remark

    Show marketing remark (663 chars)

    Beautiful home in desirable subdivision. Four bedrooms and three full bathrooms. The 4th bedroom is upstairs and can be a bonus room. Located on quiet cul-de-sac in central McAllen. Elegant foyer with brick floor, and three living areas. Kitchen has two pantries! Third living room has brick floors and outside access. Nice amount of storage in the home plus three storage buildings outside. The largest storage building was used as a workshop. Master bedroom is very large with additional closet. The master bath has a large garden tub, two walk-in closets, double vanity, and private commode. Second bedroom has a full bath. This one owner home is a true find.

26. 2022-06-07
    historical Option 663-char remark

    Show marketing remark (663 chars)

    Beautiful home in desirable subdivision. Four bedrooms and three full bathrooms. The 4th bedroom is upstairs and can be a bonus room. Located on quiet cul-de-sac in central McAllen. Elegant foyer with brick floor, and three living areas. Kitchen has two pantries! Third living room has brick floors and outside access. Nice amount of storage in the home plus three storage buildings outside. The largest storage building was used as a workshop. Master bedroom is very large with additional closet. The master bath has a large garden tub, two walk-in closets, double vanity, and private commode. Second bedroom has a full bath. This one owner home is a true find.

27. 2022-06-02
    listed $260,000 Active 663-char remark

    Show marketing remark (663 chars)

    Beautiful home in desirable subdivision. Four bedrooms and three full bathrooms. The 4th bedroom is upstairs and can be a bonus room. Located on quiet cul-de-sac in central McAllen. Elegant foyer with brick floor, and three living areas. Kitchen has two pantries! Third living room has brick floors and outside access. Nice amount of storage in the home plus three storage buildings outside. The largest storage building was used as a workshop. Master bedroom is very large with additional closet. The master bath has a large garden tub, two walk-in closets, double vanity, and private commode. Second bedroom has a full bath. This one owner home is a true find.

ⓘ 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: $5,747 · $479/mo
• Projected year-2 tax: $5,747 · $479/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,184
• − Mortgage interest: −$16,132
• − Property taxes: −$5,747
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − Depreciation: −$8,378
• Taxable loss: −$10,544
• Est. tax savings @ 24.0%: +$2,530
• After-tax cash flow: $-2,885/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): 58,935
• Household income: $48,071
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 3043.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 32% White 8% Asian 2%
• Hispanic origin (detail): Mexican 85%
• Foreign-born: 28% · Canada, Vietnam
• Languages at home: 22% English-only · Spanish 76%

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: ▼ -69.99%
• Current HPI: 230.0213
• Rent YoY: ▲ 1.78%
• 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

+15.0% since first listed

12 events — show timeline

• 2026-04-24 Price Changed $299,000 MCALLENMLS
• 2026-02-21 Price Changed $308,000 MCALLENMLS
• 2026-02-06 Price Changed $315,000 MCALLENMLS
• 2025-12-16 Price Changed $320,000 MCALLENMLS
• 2025-11-06 Price Changed $330,000 MCALLENMLS
• 2025-08-30 Price Changed $340,000 MCALLENMLS
• 2025-05-13 Listed $350,000 MCALLENMLS
• 2022-07-14 Sold (Public Records) — Public Records
• 2022-07-13 Sold (MLS) — MCALLENMLS
• 2022-06-18 Pending — MCALLENMLS
• 2022-06-07 Contingent — MCALLENMLS
• 2022-06-02 Listed $260,000 MCALLENMLS

Property tax history

+5.3%/yr

Latest (2025): $5,747 · -3.7% YoY. Source: county tax records.