2201 Fullerton Ave · McAllen, TX 78504

$210,000

3 bd · 2.0 ba · 1,212 sqft · SingleFamily public records · 9 Days on market

Built 2000 4,609 sqft lot Est $213k · at est.

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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 +8.7/30.0
• ARV discount +8.2/15.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +3.1/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 4 bed 2 bath starter home, in an established neighborhood. Driving distance from shopping, schools, short distance from 107. Sofa, love seat, 1 end table, coffee table conveying with the property.

Key facts

• 4,609 sq ft lot
• Garage
• Built 2000

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached garage (1 car); 1 covered parking space; Total of 1 parking space
• Utilities: Public water; City sewer; Electric service
• Home design: Single-family property; Front-facing attached garage; Entry facing front
• Construction: Slab foundation; Composition shingle roof; No construction materials specified; Built on a 0.1058-acre lot
• Exterior features: Mature trees; Sidewalks; Storage structure on property; Paved road access

Interior

• Kitchen: Electric water heater; Other appliance(s)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Laminate countertops; Ceiling fan(s); No window coverings
• Laundry & utility: Washer/Dryer connection; Laundry area located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (22.6% below list).
• Recommended offer: $163k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• 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: Dr Pablo Perez (math 52% / reading 57%, grade C, #621 of 4,322 statewide, top 15%, 560 students, 50% FRL); Morris Middle (math 59% / reading 61%, grade B, #158 of 1,662 statewide, top 10%, 1,016 students, 52% FRL); Mcallen H S (math 30% / reading 57%, grade F, #704 of 1,632 statewide, top 43%, 2,133 students, 63% FRL) — zoned schools at 55% FRL track the district average.
• Zoned-school proficiency averages 53% at this address vs 40% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Mcallen ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.6%/yr); 888 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago 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: major flood risk; 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 $162,640 (22.6% 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: 0.77% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.63%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $213,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2017 Grambling Ave	0.14mi	4/2.0 (+1)	1,207 (-0%)	3mo	$199,450	$165	85
2120 Grambling Ave	0.11mi	4/2.0 (+1)	1,212 (0%)	11mo	$210,000	$173	81
2100 Fullerton Ave	0.10mi	4/2.0 (+1)	1,212 (0%)	12mo	$180,000	$149	80
2013 Baylor Ave	0.26mi	3/2.0	1,282 (+6%)	13mo	$225,000	$176	67
2005 Fairmont Ave	0.16mi	3/2.0	1,042 (-14%)	4mo	$187,000	$179	66
2108 Zenaida Ave	0.30mi	3/2.0	1,282 (+6%)	15mo	$215,000	$168	64
2121 Fullerton Ave	0.05mi	3/2.0	1,047 (-14%)	16mo	$178,000	$170	62
2712 Indian Hill Ave	0.54mi	3/2.0	1,200 (-1%)	14mo	$219,000	$183	62
2720 Indian Hill Ave	0.56mi	3/2.0	1,215 (+0%)	15mo	$219,000	$180	62
2812 Indian Hill Ave	0.59mi	3/2.0	1,321 (+9%)	4mo	$259,000	$196	54
8802 N 29th Ln	0.70mi	3/2.0	1,144 (-6%)	7mo	$179,000	$156	52
2010 Verdin Ave	0.58mi	2/2.0 (-1)	1,063 (-12%)	12mo	$190,000	$179	37

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: -22.9%
• Equity multiple: 0.22×
• Total profit: $-46,036
• Equity at exit: $31,312

10-year hold

• IRR: -18.4%
• Equity multiple: 0.02×
• Total profit: $-57,408
• Equity at exit: $18,157

Cash invested: $58,800 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,626 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$274 /mo · $3,289/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-178

Break-even live

Break-even rent $1,852

Max offer price $178,553

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 29 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	43d	1	0.64mi
2629 Warbler Ave McAllen, TX	3.0	2.5	1420	$2,100	$1.48	43d	1	0.72mi
8914 N 29th Ln McAllen, TX	3.0	2.0	1165	$1,325	$1.14	43d	1	0.73mi
2900 Kilgore Ave McAllen, TX	3.0	2.0	1144	$1,400	$1.22	23d	1	0.74mi
8406 N 33rd Ln McAllen, TX	3.0	2.0	1448	$2,000	$1.38	14d	1	0.88mi
7008 N 23rd St Unit 117 McAllen, TX	2.0	2.0	1327	$1,275	$0.96	44d	1	0.89mi
8330 N 34th Ln McAllen, TX	2.0	3.0	1458	$2,250	$1.54	23d	1	0.94mi
3317 Duke Ave Unit 1 McAllen, TX	2.0	2.0	980	$1,200	$1.22	43d	1	0.94mi
3401 Duke Ave Unit 3401 McAllen, TX	2.0	2.0	980	$1,250	$1.28	43d	1	0.96mi
3401 Duke Ave Unit 2 McAllen, TX	2.0	2.0	980	$1,200	$1.22	43d	1	0.97mi
3412 Duke Ave Unit 2 McAllen, TX	2.0	2.0	975	$1,800	$1.85	14d	1	1.00mi
3416 Duke Ave Unit 1 McAllen, TX	2.0	2.0	980	$1,250	$1.28	43d	1	1.01mi
3500 Duke Ave Unit 4 McAllen, TX	3.0	2.0	1180	$1,600	$1.36	43d	1	1.03mi
6720 N 23rd St Unit 3 McAllen, TX	2.0	2.0	1000	$980	$0.98	43d	1	1.03mi
3509 Duke Ave Unit 3509 McAllen, TX	2.0	2.0	980	$1,200	$1.22	43d	1	1.06mi
4923 N 35th Ln McAllen, TX	2.0–4.0	2.0–2.5	1373	$2,062	$1.50	14d	11	1.11mi
1409 Xavier Ave McAllen, TX	2.0	2.0	1178	$1,750	$1.49	43d	1	1.28mi
10201 N 14th St McAllen, TX	2.0	2.0	1249	$2,300	$1.84	43d	1	1.30mi
10221 N 15th St McAllen, TX	3.0	2.0	1418	$2,200	$1.55	43d	1	1.33mi
11502 N 24th Ln Apt 1 McAllen, TX	2.0	2.0	1050	$1,195	$1.14	43d	1	1.34mi
11502 N 24th Ln McAllen, TX	2.0	2.0	1025	$1,200	$1.17	43d	1	1.34mi
6313 N 20th St McAllen, TX	3.0	2.0	1326	$1,550	$1.17	14d	1	1.34mi
11403 N 24th Ln Unit 1 McAllen, TX	2.0	2.0	917	$1,200	$1.31	43d	1	1.34mi
11507 N 24th Ln Unit 1 McAllen, TX	2.0	2.0	918	$1,195	$1.30	43d	1	1.34mi
11507 N 24th Ln Unit 3 McAllen, TX	3.0	2.0	1080	$1,300	$1.20	43d	1	1.34mi
11403 N 24th Ln Unit 4 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	43d	1	1.34mi
701 Sandpiper Ave Unit 1 McAllen, TX	3.0	2.0	1162	$1,175	$1.01	23d	1	1.39mi
10333 N 15th St McAllen, TX	3.0	2.0	1414	$2,100	$1.49	14d	1	1.41mi
6220 N 11th St McAllen, TX	1.0–2.0	1.0	20493	$875	$0.04	21d	3	1.50mi

Listing history 7 events

1. 2026-06-18
   days on market $210,000 Active 9 DOM
2. 2026-06-17
   days on market $210,000 Active 8 DOM
3. 2026-06-16
   days on market $210,000 Active 7 DOM
4. 2026-06-15
   days on market $210,000 Active 6 DOM
5. 2026-06-14
   days on market $210,000 Active 4 DOM
6. 2026-06-10
   remarks 249-char remark
7. 2026-06-10
   listed $210,000 Active 1 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: $3,289 · $274/mo
• Projected year-2 tax: $3,843 · $320/mo
• Expected delta: +$554/yr (+$46/mo · 16.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 73% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $19,517
• − Mortgage interest: −$11,763
• − Property taxes: −$3,289
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$6,109
• Taxable loss: −$5,818
• Est. tax savings @ 24.0%: +$1,396
• After-tax cash flow: $-740/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): 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

+31.2% since first listed

5 events — show timeline

• 2026-06-08 Listed $210,000 MCALLENMLS
• 2022-04-19 Sold (MLS) — MCALLENMLS
• 2022-03-16 Pending — MCALLENMLS
• 2022-02-19 Contingent — MCALLENMLS
• 2022-02-14 Listed $160,000 MCALLENMLS

Property tax history

+4.7%/yr

Latest (2025): $3,289 · +16.7% YoY. Source: county tax records.