9401 N 10th St Unit 3 · McAllen, TX 78504

$187,000

3 bd · 3.0 ba · 840 sqft · Manufactured public records · 73 Days on market

Built 1991 4,556 sqft lot

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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 +10.8/30.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• DSCR +3.1/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in the peaceful 50+ Timberhill Villa community in N. McAllen, fully remodeled home offers comfort, style, and versatility. This spacious layout features three generously sized bedrooms and two full bathrooms, including a master suite with his and her closets, dual vanities, and modern finishes. The open-concept living area flows seamlessly into a dedicated dining space, while the updated kitchen includes ample cabinet space with moveable island for added functionality. The home also includes a dedicated laundry room for additional convenience. An attached studio/apartment—with its own kitchen and restroom—offers an excellent income-producing opportunity or a private gues

Key facts

• Moveable island
• Fully remodeled home
• Updated kitchen

Tags

• FULLY REMODELED HOME
• OPEN-CONCEPT LIVING AREA
• DEDICATED DINING SPACE
• UPDATED KITCHEN
• MOVEABLE ISLAND
• DEDICATED LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $187k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (29.2% below list).
• Recommended offer: $132k (29.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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); Elias Longoria Sr Middle (math 16% / reading 35%, grade F, #1,236 of 1,662 statewide, top 76%, 804 students, 82% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $1k of loan paydown is wiped out by about $6k 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 73 days — a 6% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 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 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,303 (29.2% 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 73 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.71% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.92%
• DSCR: 0.91
• GRM: 11.8

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: -20.0%
• Equity multiple: 0.31×
• Total profit: $-36,302
• Equity at exit: $27,882

10-year hold

• IRR: -13.8%
• Equity multiple: 0.21×
• Total profit: $-41,144
• Equity at exit: $16,168

Cash invested: $52,360 (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: 11.8×

Monthly cashflow live

• Estimated rent: $1,323 high
• Mortgage (P&I): −$981
• Tax from tax record: −$71 /mo · $847/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-84

Break-even live

Break-even rent $1,429

Max offer price $172,162

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	44d	1	0.82mi
2901 W Highway 107 Unit 743 McAllen, TX	2.0	1.0	624	$775	$1.24	44d	1	0.82mi
716 S Dfw Dr Edinburg, TX	2.0	2.0	1050	$850	$0.81	19d	1	0.94mi
710 S Dfw Dr Edinburg, TX	2.0	2.0	1050	$850	$0.81	44d	1	0.96mi
11502 N 24th Ln McAllen, TX	2.0	2.0	1025	$1,200	$1.17	44d	1	0.96mi
11502 N 24th Ln Apt 1 McAllen, TX	2.0	2.0	1050	$1,195	$1.14	44d	1	0.96mi
11403 N 24th Ln Unit 1 McAllen, TX	2.0	2.0	917	$1,200	$1.31	44d	1	0.98mi
11507 N 24th Ln Unit 1 McAllen, TX	2.0	2.0	918	$1,195	$1.30	44d	1	0.98mi
11507 N 24th Ln Unit 3 McAllen, TX	3.0	2.0	1080	$1,300	$1.20	44d	1	0.98mi
11403 N 24th Ln Unit 4 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	44d	1	0.98mi
604 S Logan Dr Unit 1 Edinburg, TX	2.0	2.0	898	$800	$0.89	44d	1	1.05mi
530 State Highway 336 Edinburg, TX	2.0	2.0	992	$1,700	$1.71	44d	1	1.05mi
11403 N 24th St Unit 2 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	44d	1	1.09mi
11403 N 24th St McAllen, TX	2.0	2.0	917	$1,200	$1.31	44d	1	1.09mi
530 S State Highway 336 Unit 39B Edinburg, TX	2.0	2.0	992	$1,700	$1.71	21d	1	1.10mi
3151 Regal Dr Unit B Edinburg, TX	2.0	2.0	988	$1,195	$1.21	44d	1	1.14mi
3151 Regal Dr Apt A Edinburg, TX	2.0	2.0	988	$875	$0.89	44d	1	1.15mi
3708 Whitewing Ave Unit 3 Edinburg, TX	3.0	2.0	985	$1,050	$1.07	14d	1	1.15mi
11309 N 25th St Unit 2 McAllen, TX	3.0	2.0	1001	$1,300	$1.30	44d	1	1.15mi
11304 N 25th St Unit 4 McAllen, TX	3.0	2.0	1050	$1,350	$1.29	44d	1	1.15mi
11400 N 25th St Unit 4 McAllen, TX	3.0	2.0	1001	$1,350	$1.35	44d	1	1.15mi
11309 N 25th St Unit 3 McAllen, TX	3.0	2.0	1001	$1,350	$1.35	44d	1	1.15mi
11308 N 25th St Unit 4 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	44d	1	1.15mi
11400 N 25th St Unit 2 McAllen, TX	3.0	2.0	1001	$1,300	$1.30	44d	1	1.15mi
11501 N 25th St Unit 1 McAllen, TX	2.0	2.0	896	$1,250	$1.40	44d	1	1.15mi
11308 N 25th St Unit 2 McAllen, TX	2.0	2.0	917	$1,200	$1.31	44d	1	1.15mi
11500 N 25th St Unit 1 McAllen, TX	2.0	2.0	891	$1,200	$1.35	44d	1	1.15mi
11412 N 25th St McAllen, TX	3.0	2.0	1109	$1,350	$1.22	23d	1	1.15mi
11405 N 25th St Unit 1 McAllen, TX	3.0	2.0	1001	$1,300	$1.30	14d	1	1.15mi
3713 Whitewing Ave Unit 2 Edinburg, TX	2.0	2.0	975	$800	$0.82	23d	1	1.17mi
3713 Whitewing Ave Unit 4 Edinburg, TX	2.0	2.0	980	$850	$0.87	23d	1	1.17mi
11412 N 25th Ln Unit 1 McAllen, TX	2.0	2.0	891	$1,200	$1.35	44d	1	1.17mi
11412 N 25th Ln Unit 3 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	44d	1	1.17mi
506 Peabody Ave Unit 4 Edinburg, TX	2.0	2.0	990	$895	$0.90	44d	1	1.18mi
511 Downing Ave Unit 1 Edinburg, TX	3.0	2.0	1050	$1,195	$1.14	14d	1	1.21mi
414 Peabody Ave Apt 2 Edinburg, TX	2.0	2.0	990	$895	$0.90	23d	1	1.22mi
3036 Regal Dr Apt A Edinburg, TX	2.0	2.0	680	$950	$1.40	44d	1	1.23mi
Apt 2 Edinburg, TX	2.0	2.0	950	$895	$0.94	23d	1	1.23mi
415 Teague Ave Unit 4 Edinburg, TX	2.0	2.0	990	$895	$0.90	44d	1	1.23mi
420 Teague Ave Unit 4 Edinburg, TX	2.0	2.0	900	$950	$1.06	44d	1	1.24mi

Listing history 8 events

1. 2026-03-26
   status Active
2. 2026-03-04
   status Pending
3. 2026-03-03
   status Pending
4. 2025-12-20
   listed $187,000 Active
5. 2025-12-09
   listed $187,000 Active
6. 2025-06-23
   listed $187,000 Active
7. 2012-10-04
   soldstatus
8. 2000-06-22
   soldstatus

ⓘ 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: $847 · $71/mo
• Projected year-2 tax: $3,422 · $285/mo
• Expected delta: +$2,575/yr (+$215/mo · 303.8%)

ⓘ 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 8/10 Severe 5 d/yr ≥111°F today · 16 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: $15,876
• − Mortgage interest: −$10,475
• − Property taxes: −$847
• − Insurance: −$935
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$5,440
• Taxable loss: −$4,361
• Est. tax savings @ 24.0%: +$1,047
• After-tax cash flow: $39/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

+0.0% since first listed

8 events — show timeline

• 2026-03-26 Relisted — MCALLENMLS
• 2026-03-04 Pending — RGVMLS
• 2026-03-03 Pending — MCALLENMLS
• 2025-12-20 Listed $187,000 RGVMLS
• 2025-12-09 Listed $187,000 MCALLENMLS
• 2025-06-23 Listed $187,000 MCALLENMLS
• 2012-10-04 Sold (Public Records) — Public Records
• 2000-06-22 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $847 · +9.4% YoY. Source: county tax records.