2612 Helena Ave · McAllen, TX 78503

$130,000

3 bd · 2.0 ba · 1,725 sqft · SingleFamily public records · 70 Days on market

Built 1993 9,675 sqft lot $75/sqft · 29% below area Est $182k · 29% under ↓ 13% since listing

---

Why this score? — see what drove the B- 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +7.8/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.4/10.0

Listing remarks MLS

Investor opportunity in McAllen, TX! This 3 bedroom, 2 bathroom property offers great potential. With a functional layout and solid structure, this property is ready for improvements and finishing touches to bring it to its full potential. Conveniently located near shopping, schools, restaurants, and major roads, the location adds strong value for future resale or rental income. Property sold as-is. Come take a look at what this property has to offer today!

Key facts

• Near schools
• Near shopping
• Near restaurants

Tags

• FUNCTIONAL LAYOUT
• SOLID STRUCTURE
• CONVENIENTLY LOCATED
• NEAR SHOPPING
• NEAR SCHOOLS
• NEAR RESTAURANTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• Market conditions: Rents falling (-4.2%/yr); 215 active listings in the ZIP; 4 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).
• This rent runs 37% of the median local income ($53k/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 $899 of loan paydown is wiped out by about $4k 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 70 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.28% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.59%
• DSCR: 1.47
• GRM: 6.5

CMA / ARV

• ARV (median comp): $182,296
• List price: $130,000
• Delta: -28.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3109 Daytona Ave	0.39mi	3/2.5	1,729 (+0%)	1mo	$255,000	$147	79
2807 Covina Ave	0.30mi	3/2.5	1,521 (-12%)	11mo	$235,000	$155	55
2908 Tanya Ave	0.63mi	3/2.0	1,609 (-7%)	6mo	$235,000	$146	54
3200 Elmira Ave	0.40mi	3/2.0	1,837 (+6%)	21mo	$215,000	$117	53
3051 Norma Ave	0.49mi	3/1.5	1,978 (+15%)	20mo	$143,900	$73	34
4912 S 36th St	0.71mi	4/2.0 (+1)	1,938 (+12%)	19mo	$110,000	$57	25

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.59×
• Total profit: $-14,999
• Equity at exit: $19,383

10-year hold

• IRR: -9.3%
• Equity multiple: 0.52×
• Total profit: $-17,338
• Equity at exit: $11,240

Cash invested: $36,400 (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 78503

• Home prices YoY: -4.2%
• Rents YoY: -4.2%
• Active inventory: 215
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,666 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$259 /mo · $3,110/yr
• Insurance: −$54
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $169

Break-even live

Break-even rent $1,452

Max offer price $130,000

Occupancy floor 85%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2401 Lucille Ave McAllen, TX	3.0	2.0	1137	$1,550	$1.36	43d	1	0.33mi
3200 Elmira Ave McAllen, TX	3.0	2.0	1837	$1,750	$0.95	23d	1	0.38mi
3409 Elmira Ave McAllen, TX	3.0	2.0	1180	$1,650	$1.40	14d	1	0.53mi
3411 Elmira Ave McAllen, TX	3.0	2.0	1180	$1,650	$1.40	43d	1	0.53mi

Listing history 9 events

1. 2026-06-03
   days on market $130,000 Active 70 DOM
2. 2026-06-02
   days on market $130,000 Active 69 DOM
3. 2026-06-01
   days on market $130,000 Active 68 DOM
4. 2026-05-31
   days on market $130,000 Active 67 DOM
5. 2026-05-31
   days on market $130,000 Active 66 DOM
6. 2026-04-21
   price $130,000 461-char remark

   Show marketing remark (461 chars)

   Investor opportunity in McAllen, TX! This 3 bedroom, 2 bathroom property offers great potential. With a functional layout and solid structure, this property is ready for improvements and finishing touches to bring it to its full potential. Conveniently located near shopping, schools, restaurants, and major roads, the location adds strong value for future resale or rental income. Property sold as-is. Come take a look at what this property has to offer today!

7. 2026-04-09
   price $140,000 461-char remark

   Show marketing remark (461 chars)

   Investor opportunity in McAllen, TX! This 3 bedroom, 2 bathroom property offers great potential. With a functional layout and solid structure, this property is ready for improvements and finishing touches to bring it to its full potential. Conveniently located near shopping, schools, restaurants, and major roads, the location adds strong value for future resale or rental income. Property sold as-is. Come take a look at what this property has to offer today!

8. 2026-03-25
   listed $150,000 Active 461-char remark

   Show marketing remark (461 chars)

   Investor opportunity in McAllen, TX! This 3 bedroom, 2 bathroom property offers great potential. With a functional layout and solid structure, this property is ready for improvements and finishing touches to bring it to its full potential. Conveniently located near shopping, schools, restaurants, and major roads, the location adds strong value for future resale or rental income. Property sold as-is. Come take a look at what this property has to offer today!

9. 1993-03-03
   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: $3,110 · $259/mo
• Projected year-2 tax: $3,110 · $259/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 6/10 Major FEMA zone AH · 73% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,994
• − Mortgage interest: −$7,282
• − Property taxes: −$3,110
• − Insurance: −$2,474
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$3,782
• Taxable income: $146
• Est. tax owed @ 24.0%: −$35
• After-tax cash flow: $1,994/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): 22,621
• Household income: $53,322
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 762.0

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 34% White 3% Asian 1%
• Hispanic origin (detail): Mexican 88%
• Common ancestry: Lithuanian 2%
• Foreign-born: 29% · Canada
• Languages at home: 13% English-only · Spanish 86%

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: ▼ -9.15%
• Current HPI: 208.4757
• Rent YoY: ▼ -4.21%
• 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

-13.3% since first listed

4 events — show timeline

• 2026-04-21 Price Changed $130,000 MCALLENMLS
• 2026-04-09 Price Changed $140,000 MCALLENMLS
• 2026-03-25 Listed $150,000 MCALLENMLS
• 1993-03-03 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $3,110 · +16.6% YoY. Source: county tax records.