15400 N Brisas St · McAllen, TX 78504

$280,990

3 bd · 2.0 ba · 1,539 sqft · SingleFamily · 9 Days on market

Built 2026 Excellent condition 7,449 sqft lot Est $294k · at est.

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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 +13.2/30.0
• ARV discount +9.5/15.0
• Condition / age +4.8/5.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +3.1/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful new construction home featuring 3 bedrooms and 2 full bathrooms with a thoughtfully designed open-concept layout. The modern kitchen showcases elegant quartz countertops, ample cabinet space, and a spacious island perfect for meal preparation and entertaining. The private primary suite offers comfort and functionality, while the additional bedrooms provide flexibility for family, guests, or a home office. Stylish finishes and quality craftsmanship can be found throughout the home. Enjoy a bright and inviting living area, energy-efficient features, and a layout designed for today's lifestyle. This move-in-ready home combines modern design, comfort, and value, making it an excellent

Key facts

• Spacious island
• Quartz countertops
• Ample cabinet space

Tags

• NEW CONSTRUCTION HOME
• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• QUARTZ COUNTERTOPS
• AMPLE CABINET SPACE
• SPACIOUS ISLAND

Property features AI

Finance

• Financial info: List price $280,990

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family property; Address: 15400 N Brisas St, McAllen, TX 78504
• Exterior features: Living area approximately 1,539

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (Bluebonnet plan)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $281k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-7 ($-81/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (12.8% below list).
• Recommended offer: $245k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: R C Flores-Mark A Zapata El (math 38% / reading 38%, grade F, #1,709 of 4,322 statewide, top 40%, 521 students, 80% 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); 898 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 36% 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 $8k 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 9 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,952 (12.8% 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: 6.26%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $293,949
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15428 N Brisas St	0.07mi	3/2.0	1,418 (-8%)	6mo	$272,990	$193	78
15604 N Brisas St	0.15mi	3/2.0	1,438 (-7%)	6mo	$263,990	$184	77
15512 N Brisas St	0.12mi	3/2.0	1,417 (-8%)	6mo	$269,990	$191	76

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-46,980
• Equity at exit: $41,897

10-year hold

• IRR: -9.6%
• Equity multiple: 0.42×
• Total profit: $-45,605
• Equity at exit: $24,295

Cash invested: $78,677 (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: 898
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,450 medium
• Mortgage (P&I): −$1,474
• Tax est. 1.5%: −$351 /mo · $4,215/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-7

Break-even live

Break-even rent $2,458

Max offer price $280,015

Occupancy floor 95%

Sensitivity live

Price	-10% $187	-5% $90	+0% $-7	+5% $-104	+10% $-201
Rent	-10% $-200	-5% $-103	+0% $-7	+5% $90	+10% $187
Rate	-1.0pp $135	-0.5pp $65	base $-7	+0.5pp $-80	+1.0pp $-154

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: $70,248
• Closing costs: $8,430
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13921 N 36th St McAllen, TX	4.0	2.5	2084	$2,450	$1.18	45d	1	0.96mi
4400 Caddo Ln McAllen, TX	4.0	2.5	2069	$3,000	$1.45	45d	1	1.08mi
13904 N 39th St Edinburg, TX	3.0	2.0	2020	$2,500	$1.24	46d	1	1.10mi

Listing history 7 events

1. 2026-06-21
   days on market $280,990 Active 9 DOM
2. 2026-06-18
   days on market $280,990 Active 6 DOM
3. 2026-06-17
   days on market $280,990 Active 5 DOM
4. 2026-06-16
   days on market $280,990 Active 4 DOM
5. 2026-06-15
   days on market $280,990 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $280,990 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 22 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: $29,394
• − Mortgage interest: −$15,740
• − Property taxes: −$4,215
• − Insurance: −$1,405
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − Depreciation: −$8,174
• Taxable loss: −$4,843
• Est. tax savings @ 24.0%: +$1,162
• After-tax cash flow: $1,081/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 · 2 photos

Excellent 95/100 None rehab

This move-in-ready home features modern design and quality craftsmanship, with no visible repairs or maintenance needed. The highest-ROI updates include painting and landscaping to enhance curb appeal, and kitchen and bathroom updates to improve functionality and aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale Kitchen backsplash — Improves kitchen functionality and aesthetics
• Resale Bathroom vanity and fixtures — Enhances bathroom functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen backsplash — Improves kitchen functionality and aesthetics ↑
• Resale Bathroom vanity and fixtures — Enhances bathroom functionality and aesthetics ↑

ⓘ 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: 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