520 W Upas Ave · McAllen, TX 78501

$195,000

4 bd · 2.0 ba · 2,000 sqft · SingleFamily public records · 396 Days on market

Built 1978 7,849 sqft lot $98/sqft · 10% below area Est $216k · 10% under ↓ 21% 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 +16.2/30.0
• ARV discount +12.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.7/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This corner lot home offers two primary bedrooms for a total of four spacious bedrooms and 3 bathrooms. Two bathrooms have just been remodeled! All tile throughout, bonus room added, McAllen dog park in walking distance, located near schools and shopping centers. Motivated Seller!

Key facts

• Tile throughout
• Close to schools
• Close to restaurants

Tags

• CORNER LOT
• TILE THROUGHOUT
• CLOSE TO DOG PARK
• WALKING TRAILS
• CLOSE TO SCHOOLS
• CLOSE TO RESTAURANTS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (3.1% below list).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• 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: Jackson El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 535 students, 86% FRL); Cathey Middle (math 46% / reading 47%, grade D+, #443 of 1,662 statewide, top 28%, 821 students, 69% FRL); Memorial H S (math 34% / reading 54%, grade F, #697 of 1,632 statewide, top 43%, 2,080 students, 67% FRL) — zoned schools average 74% FRL vs 50% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 390 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $1,890/mo this rent would consume 47% 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 $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 396 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $40k (17%) 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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 396 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 8.6

CMA / ARV

• ARV (median comp): $216,437
• List price: $195,000
• Delta: -9.90%
• 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
608 Upas Ave	0.06mi	4/2.5	1,880 (-6%)	1mo	$255,000	$136	85
609 Upas Ave	0.06mi	3/2.0 (-1)	1,946 (-3%)	4mo	$299,000	$154	84
417 W Westway Ave	0.24mi	3/3.5 (-1)	1,960 (-2%)	5mo	$235,000	$120	70
701 W Daffodil St	0.55mi	4/3.0	1,977 (-1%)	8mo	$319,000	$161	62
313 W Highland Ave W	0.34mi	3/2.0 (-1)	1,797 (-10%)	3mo	$249,000	$139	60
720 Westway Ave	0.29mi	4/2.5	1,784 (-11%)	8mo	$235,000	$132	60
107 E Camellia Ave	0.66mi	4/2.0	2,036 (+2%)	8mo	$307,000	$151	59
1105 W Maple Ave	0.65mi	3/2.0 (-1)	1,942 (-3%)	3mo	$200,000	$103	58
305 W Maple Ave	0.55mi	4/2.0	1,844 (-8%)	5mo	$183,000	$99	57
2336 N Peking St	0.51mi	3/2.5 (-1)	2,100 (+5%)	7mo	$336,000	$160	55
1601 Walnut Ave	0.74mi	3/2.5 (-1)	1,962 (-2%)	5mo	$379,500	$193	52
2325 N Peking St	0.46mi	3/2.5 (-1)	1,774 (-11%)	5mo	$289,000	$163	48

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-27,140
• Equity at exit: $29,075

10-year hold

• IRR: -7.3%
• Equity multiple: 0.56×
• Total profit: $-23,972
• Equity at exit: $16,860

Cash invested: $54,600 (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 78501

• Home prices YoY: -23.3%
• Rents YoY: 1.8%
• Active inventory: 390
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,890 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$284 /mo · $3,413/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $105

Break-even live

Break-even rent $1,757

Max offer price $195,000

Occupancy floor 89%

Sensitivity live

Price	-10% $216	-5% $160	+0% $105	+5% $50	+10% $-5
Rent	-10% $-44	-5% $30	+0% $105	+5% $180	+10% $255
Rate	-1.0pp $203	-0.5pp $155	base $105	+0.5pp $55	+1.0pp $3

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
619 Highland Ave McAllen, TX	3.0	2.0	1511	$1,500	$0.99	23d	1	0.28mi
2325 N Peking St McAllen, TX	3.0	2.5	1774	$2,100	$1.18	45d	1	0.44mi
1808 N Broadway St McAllen, TX	4.0	3.0	1800	$2,400	$1.33	45d	1	0.52mi
505 W Esperanza Ave McAllen, TX	3.0	3.0	2660	$4,250	$1.60	25d	1	0.58mi
301 E La Vista Ave Unit 49 McAllen, TX	3.0	3.0	1716	$1,450	$0.84	23d	1	0.65mi
1024 Laurel Ave McAllen, TX	3.0	2.0	1466	$1,600	$1.09	45d	1	0.68mi
1516 Walnut Ave McAllen, TX	4.0	2.0	2188	$1,495	$0.68	45d	1	0.73mi
701 Hibiscus Ave #12 McAllen, TX	3.0	2.0	1685	$1,800	$1.07	46d	1	0.76mi
1203 Jasmine Ave McAllen, TX	3.0	2.0	1588	$1,500	$0.94	45d	1	0.83mi
1900 La Vista Ave McAllen, TX	4.0	2.0	1410	$2,400	$1.70	45d	1	0.94mi
914 N 15th St McAllen, TX	3.0	2.0	2422	$1,900	$0.78	45d	1	0.97mi
914 N 15th St McAllen, TX	3.0	2.0	2422	$1,900	$0.78	16d	1	0.97mi
118 E Iris Ave McAllen, TX	4.0	2.5	2070	$1,800	$0.87	25d	1	0.97mi
512 E Gardenia Ave McAllen, TX	3.0	2.0	1717	$1,900	$1.11	45d	1	0.99mi
3400 N Cynthia St McAllen, TX	3.0	2.0	1708	$1,600	$0.94	25d	1	1.01mi
705 Kerry Ln McAllen, TX	3.0	2.0	2326	$1,650	$0.71	25d	1	1.01mi
1101 Kerria Ave McAllen, TX	3.0	2.0	1920	$2,350	$1.22	23d	1	1.03mi
1021 E La Vista Ave Unit 4 McAllen, TX	3.0	2.5	1500	$1,800	$1.20	45d	1	1.04mi
1210 W Jonquil Ave McAllen, TX	4.0	3.0	1628	$1,525	$0.94	45d	1	1.05mi
121 E Jonquil Ave McAllen, TX	4.0	3.5	2792	$1,985	$0.71	25d	1	1.07mi
405 Cedar Ave McAllen, TX	3.0	3.0	1935	$2,000	$1.03	45d	1	1.20mi
3207 N 20th St McAllen, TX	3.0	2.0	1627	$2,200	$1.35	45d	1	1.20mi
419 N 17th St Unit 2 McAllen, TX	3.0	2.5	1600	$1,500	$0.94	23d	1	1.33mi
1920 N 25th St Unit C McAllen, TX	3.0	1.0	2707	$850	$0.31	45d	1	1.41mi
2900 N 24th St McAllen, TX	4.0	2.0	2009	$1,900	$0.95	45d	1	1.44mi
1524 Primrose Ave McAllen, TX	3.0	2.0	2002	$1,750	$0.87	25d	1	1.48mi

Listing history 29 events

1. 2026-06-21
   days on market $195,000 Active 396 DOM
2. 2026-06-18
   days on market $195,000 Active 393 DOM
3. 2026-06-17
   days on market $195,000 Active 392 DOM
4. 2026-06-16
   days on market $195,000 Active 391 DOM
5. 2026-06-15
   days on market $195,000 Active 390 DOM
6. 2026-06-14
   days on market $195,000 Active 388 DOM
7. 2026-06-10
   days on market $195,000 Active 385 DOM
8. 2026-06-09
   days on market $195,000 Active 384 DOM
9. 2026-06-08
   days on market $195,000 Active 383 DOM
10. 2026-06-07
    days on market $195,000 Active 382 DOM
11. 2026-06-05
    days on market $195,000 Active 379 DOM
12. 2026-06-03
    days on market $195,000 Active 378 DOM
13. 2026-06-02
    days on market $195,000 Active 377 DOM
14. 2026-06-01
    days on market $195,000 Active 376 DOM
15. 2026-05-31
    days on market $195,000 Active 375 DOM
16. 2026-05-31
    days on market $195,000 Active 374 DOM
17. 2025-11-18
    price $205,000 281-char remark

    Show marketing remark (281 chars)

    This corner lot home offers two primary bedrooms for a total of four spacious bedrooms and 3 bathrooms. Two bathrooms have just been remodeled! All tile throughout, bonus room added, McAllen dog park in walking distance, located near schools and shopping centers. Motivated Seller!

18. 2025-11-11
    price $210,000 281-char remark

    Show marketing remark (281 chars)

    This corner lot home offers two primary bedrooms for a total of four spacious bedrooms and 3 bathrooms. Two bathrooms have just been remodeled! All tile throughout, bonus room added, McAllen dog park in walking distance, located near schools and shopping centers. Motivated Seller!

19. 2025-10-18
    price $215,000 281-char remark

    Show marketing remark (281 chars)

    This corner lot home offers two primary bedrooms for a total of four spacious bedrooms and 3 bathrooms. Two bathrooms have just been remodeled! All tile throughout, bonus room added, McAllen dog park in walking distance, located near schools and shopping centers. Motivated Seller!

20. 2025-08-16
    price $225,000 281-char remark

    Show marketing remark (281 chars)

    This corner lot home offers two primary bedrooms for a total of four spacious bedrooms and 3 bathrooms. Two bathrooms have just been remodeled! All tile throughout, bonus room added, McAllen dog park in walking distance, located near schools and shopping centers. Motivated Seller!

21. 2025-05-21
    listed $235,000 Active 281-char remark

    Show marketing remark (281 chars)

    This corner lot home offers two primary bedrooms for a total of four spacious bedrooms and 3 bathrooms. Two bathrooms have just been remodeled! All tile throughout, bonus room added, McAllen dog park in walking distance, located near schools and shopping centers. Motivated Seller!

22. 2024-11-10
    price $240,000
23. 2024-10-28
    price $245,000
24. 2024-09-17
    price $250,000
25. 2024-08-29
    price $254,000
26. 2024-06-30
    listed $255,000 Active
27. 2024-01-09
    listed $259,000 Active
28. 2010-12-30
    soldstatus
29. 2005-04-18
    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: $3,413 · $284/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$155/yr (+$13/mo · 4.5%)

ⓘ 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 (shaded) · 0% 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: $22,685
• − Mortgage interest: −$10,923
• − Property taxes: −$3,413
• − Insurance: −$975
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − Depreciation: −$5,673
• Taxable loss: −$1,928
• Est. tax savings @ 24.0%: +$463
• After-tax cash flow: $1,725/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

-20.8% since first listed

13 events — show timeline

• 2025-11-18 Price Changed $205,000 MCALLENMLS
• 2025-11-11 Price Changed $210,000 MCALLENMLS
• 2025-10-18 Price Changed $215,000 MCALLENMLS
• 2025-08-16 Price Changed $225,000 MCALLENMLS
• 2025-05-21 Listed $235,000 MCALLENMLS
• 2024-11-10 Price Changed $240,000 MCALLENMLS
• 2024-10-28 Price Changed $245,000 MCALLENMLS
• 2024-09-17 Price Changed $250,000 MCALLENMLS
• 2024-08-29 Price Changed $254,000 MCALLENMLS
• 2024-06-30 Listed $255,000 MCALLENMLS
• 2024-01-09 Listed $259,000 MCALLENMLS
• 2010-12-30 Sold (Public Records) — Public Records
• 2005-04-18 Sold (Public Records) — Public Records

Property tax history

+8.5%/yr

Latest (2025): $3,413 · -7.0% YoY. Source: county tax records.