601 W J-k Ave · McAllen, TX 78504

$175,000

3 bd · 2.0 ba · 2,090 sqft · SingleFamily · 19 Days on market

Built 1976 Poor condition 3,659 sqft lot $84/sqft · 35% below area Est $270k · 35% under

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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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Amazing remodel opportunity with this centrally located courtyard style home in an established mid-McAllen neighborhood. This property has 3 bedrooms and 2 baths, a 2 car garage and a courtyard in the middle of the home. The property has been cleared and is ready for it's makeover.

Key facts

• Centrally located
• Courtyard style home
• Cleared and ready

Tags

• COURTYARD STYLE HOME
• CENTRALLY LOCATED
• CLEARED AND READY

Property features AI

Finance

• HOA & community: No homeowners association; Community features include curbs and sidewalks

Exterior

• Parking: Attached garage facing front; Two covered parking spaces (two garage spaces total)
• Utilities: Public water; City sewer
• Home design: Brick construction; Flat roof
• Construction: Brick exterior; Slab foundation; Total building area 2,090
• Exterior features: Mature trees; Corner lot; Curbs and gutters; Sidewalks; Paved road access

Interior

• Kitchen: No conveying appliances
• Flooring: Concrete; Other
• Bathrooms: Two full bathrooms
• Interior features: Entrance foyer; Tile countertops; No window coverings
• Laundry & utility: Laundry area in garage; No water heater specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Milam El (math 62% / reading 72%, grade B+, #199 of 4,322 statewide, top 5%, 755 students, 60% 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 66% FRL vs 50% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 52% 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; 35 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 $5k 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 19 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $172,375 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.13% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.48%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $270,079
• List price: $175,000
• Delta: -35.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 W J-k Ave	0.00mi	3/2.0	2,090 (0%)	0mo	$175,000	$84	100
508 Hibiscus Ave	0.16mi	3/2.0	2,054 (-2%)	1mo	$279,000	$136	89
408 W Iris Ave	0.13mi	3/2.0	1,984 (-5%)	7mo	$266,000	$134	80
508 W Iris Ave	0.09mi	3/2.0	1,859 (-11%)	5mo	$294,000	$158	73
309 Marigold Ave	0.22mi	3/2.0	2,337 (+12%)	1mo	$307,000	$131	69
1216 W Iris Ave	0.48mi	3/3.0	2,173 (+4%)	1mo	$375,000	$173	66
1418 Marigold Ave	0.64mi	3/2.5	2,071 (-1%)	2mo	$339,900	$164	65
701 W Daffodil St	0.41mi	4/3.0 (+1)	1,977 (-5%)	8mo	$319,000	$161	56
417 W Westway Ave	0.73mi	3/3.5	1,960 (-6%)	5mo	$235,000	$120	45
116 W Kerria Ave	0.51mi	4/3.0 (+1)	2,385 (+14%)	0mo	$330,000	$138	43
313 W Highland Ave W	0.69mi	3/2.0	1,797 (-14%)	3mo	$249,000	$139	42
720 Westway Ave	0.71mi	4/2.5 (+1)	1,784 (-15%)	8mo	$235,000	$132	29

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-7,120
• Equity at exit: $26,093

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $18,870
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $346

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 77%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 Kerry Ln McAllen, TX	3.0	2.0	2326	$1,650	$0.71	23d	1	0.13mi
701 Hibiscus Ave #12 McAllen, TX	3.0	2.0	1685	$1,800	$1.07	44d	1	0.19mi
700 W Fern Ave #5 McAllen, TX	2.0	2.0	1517	$1,350	$0.89	44d	1	0.23mi
3112 N 6th St McAllen, TX	2.0	2.0	1610	$1,750	$1.09	44d	1	0.25mi
505 W Esperanza Ave McAllen, TX	3.0	3.0	2660	$4,250	$1.60	23d	1	0.32mi
1101 Kerria Ave McAllen, TX	3.0	2.0	1920	$2,350	$1.22	21d	1	0.37mi
118 E Iris Ave McAllen, TX	4.0	2.5	2070	$1,800	$0.87	23d	1	0.47mi
1210 W Jonquil Ave McAllen, TX	4.0	3.0	1628	$1,525	$0.94	44d	1	0.49mi
121 E Jonquil Ave McAllen, TX	4.0	3.5	2792	$1,985	$0.71	23d	1	0.50mi
3400 N Cynthia St McAllen, TX	3.0	2.0	1708	$1,600	$0.94	23d	1	0.56mi
4120 N 12th St Apt 14 McAllen, TX	2.0	1.5	1514	$1,250	$0.83	19d	1	0.59mi
619 Highland Ave McAllen, TX	3.0	2.0	1511	$1,500	$0.99	21d	1	0.64mi
1209 Harvey St McAllen, TX	2.0	1.0	1408	$1,350	$0.96	14d	1	0.69mi
1508 W Nolana Ave McAllen, TX	2.0	2.0	2296	$750	$0.33	44d	1	0.72mi
4712 N 6th St McAllen, TX	3.0	2.0	1891	$2,200	$1.16	23d	1	0.73mi
512 E Gardenia Ave McAllen, TX	3.0	2.0	1717	$1,900	$1.11	44d	1	0.75mi
1524 Primrose Ave McAllen, TX	3.0	2.0	2002	$1,750	$0.87	23d	1	0.80mi
2325 N Peking St McAllen, TX	3.0	2.5	1774	$2,100	$1.18	44d	1	0.88mi
301 E La Vista Ave Unit 49 McAllen, TX	3.0	3.0	1716	$1,450	$0.84	21d	1	0.92mi
3207 N 20th St McAllen, TX	3.0	2.0	1627	$2,200	$1.35	44d	1	1.02mi
1516 Walnut Ave McAllen, TX	4.0	2.0	2188	$1,495	$0.68	44d	1	1.06mi
413 E Wisteria Ave McAllen, TX	3.0	2.0	1900	$2,200	$1.16	14d	1	1.06mi
113 E Yucca Ave McAllen, TX	2.0	2.0	1782	$1,850	$1.04	21d	1	1.09mi
1313 Yz Ave McAllen, TX	3.0	3.0	2062	$2,600	$1.26	23d	1	1.11mi
304 Bluebird Ave McAllen, TX	4.0	3.0	2536	$3,800	$1.50	23d	1	1.12mi
1900 La Vista Ave McAllen, TX	4.0	2.0	1410	$2,400	$1.70	44d	1	1.13mi
512 E Yarrow Ave McAllen, TX	3.0	2.0	1764	$1,800	$1.02	44d	1	1.15mi
1808 N Broadway St McAllen, TX	4.0	3.0	1800	$2,400	$1.33	44d	1	1.17mi
1206 Bluebird Ave McAllen, TX	2.0	2.0	1544	$1,600	$1.04	44d	1	1.24mi
1021 E La Vista Ave Unit 4 McAllen, TX	3.0	2.5	1500	$1,800	$1.20	44d	1	1.25mi
204 Canary Ave McAllen, TX	3.0	2.5	1705	$2,800	$1.64	44d	1	1.28mi
513 E Bluebird Ave McAllen, TX	4.0	3.0	2210	$2,800	$1.27	44d	1	1.33mi
1612 Cardinal Ave McAllen, TX	3.0	2.0	1793	$1,750	$0.98	44d	1	1.38mi
2900 N 24th St McAllen, TX	4.0	2.0	2009	$1,900	$0.95	44d	1	1.41mi
1008 E Dove Ave McAllen, TX	3.0	2.0	2049	$1,800	$0.88	44d	1	1.46mi

Listing history 4 events

1. 2026-06-01
   status $175,000 Pending 19 DOM
2. 2026-05-31
   days on market $175,000 Option 19 DOM
3. 2026-05-31
   days on market $175,000 Option 18 DOM
4. 2026-05-12
   listed $175,000 Active 282-char remark

ⓘ 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 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 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 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,631
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$5,091
• Taxable income: $1,456
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $3,806/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 · 15 photos

Poor 20/100 Extensive rehab

This property presents a significant renovation opportunity with extensive repairs and updates needed to bring it up to modern standards and increase its value.

Repairs flagged

• Major roof — visible wear on roof structure
• Major exterior siding — brick facade in need of repair
• Major windows — broken glass
• Major HVAC/mechanicals — outdated and worn

Value-add opportunities

• Resale new roof — major structural issue
• Resale exterior siding repair — aesthetic improvement
• Resale new windows — safety and energy efficiency
• Resale HVAC system replacement — energy efficiency and comfort
• Both paint and tile flooring — aesthetic improvement and increased value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible wear on roof structure	Major	$15,000–50,000
exterior siding · brick facade in need of repair	Major	$15,000–50,000
windows · broken glass	Major	$15,000–50,000
HVAC/mechanicals · outdated and worn	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale new roof — major structural issue ↑
• Resale exterior siding repair — aesthetic improvement ↑
• Resale new windows — safety and energy efficiency ↑
• Resale HVAC system replacement — energy efficiency and comfort ↑
• Both paint and tile flooring — aesthetic improvement and increased value ↑

ⓘ 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: 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

4 events — show timeline

• 2026-06-08 Sold (MLS) — MCALLENMLS
• 2026-06-01 Pending — MCALLENMLS
• 2026-05-21 Contingent — MCALLENMLS
• 2026-05-12 Listed $175,000 MCALLENMLS