921 N 27 1/2 St · McAllen, TX 78501

$169,000

3 bd · 2.0 ba · 1,695 sqft · SingleFamily public records · 172 Days on market

Built 1972 6,760 sqft lot $100/sqft · at area comps Est $185k · 8% under ↓ 6% since listing

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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 +13.5/30.0
• ARV discount +11.3/15.0
• DSCR +4.1/10.0
• 1% rule +4.0/10.0
• 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 charming 3 bedroom 1 bathroom property is located in a prime location, close to Schools, Restaurants, HEB and South Texas College. Excellent opportunity to own a great home in a well established neighborhood. Home is in solid condition featuring a functional layout, spacious bedrooms and living area, granite countertop in both kitchen and restroom. New AC unit installed in 2025. The large sized fenced backyard is great for outdoor gatherings with family or friends. There is also a 12x8 concrete slab for an AUD, perfect to build or install a shed. Property Selling "as is".

Key facts

• Granite countertop
• Fenced backyard
• 6,760 sq ft lot

Tags

• FENCED BACKYARD
• GRANITE COUNTERTOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $6 ($68/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 $152k (9.8% below list).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• 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.
• 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 rising (+1.8%/yr); 385 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 38% of the median local income ($48k/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 $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 172 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 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 1972 — 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. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 9.2

CMA / ARV

• ARV (median comp): $184,606
• List price: $169,000
• Delta: -8.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 N 35th St	0.60mi	4/2.5 (+1)	1,733 (+2%)	3mo	$215,000	$124	59
5109 Pecan Ave	0.47mi	3/3.0	1,927 (+14%)	0mo	$461,000	$239	51
317 N 35th Ln	0.70mi	3/2.0	1,744 (+3%)	14mo	$235,000	$135	51
2524 Fir Ave	0.28mi	4/2.0 (+1)	1,872 (+10%)	19mo	$159,900	$85	49
1120 N 27 1/2 St	0.12mi	3/1.0	1,464 (-14%)	23mo	$185,000	$126	49
1600 N 29th St	0.42mi	3/2.5	1,443 (-15%)	6mo	$230,000	$159	49
1107 N 19th St	0.69mi	3/2.0	1,872 (+10%)	4mo	$110,000	$59	47
2901 Gumwood Ave	0.29mi	2/2.0 (-1)	1,483 (-12%)	18mo	$240,000	$162	46
3620 Gumwood Ave #18	0.67mi	2/2.0 (-1)	1,522 (-10%)	20mo	$189,900	$125	30
2712 Upas Ave	0.74mi	4/2.0 (+1)	1,914 (+13%)	21mo	$195,000	$102	22

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: -17.5%
• Equity multiple: 0.39×
• Total profit: $-28,831
• Equity at exit: $25,198

10-year hold

• IRR: -12.0%
• Equity multiple: 0.33×
• Total profit: $-31,871
• Equity at exit: $14,612

Cash invested: $47,320 (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: 385
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,524 high
• Mortgage (P&I): −$886
• Tax from tax record: −$241 /mo · $2,897/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $6

Break-even live

Break-even rent $1,517

Max offer price $169,000

Occupancy floor 95%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2604 Quince Ln McAllen, TX	3.0	2.0	1800	$1,450	$0.81	43d	1	0.44mi
2616 Quince Ave McAllen, TX	3.0	2.0	1134	$1,450	$1.28	23d	1	0.50mi
2120 Date Palm Ave Unit B McAllen, TX	3.0	2.0	1150	$1,250	$1.09	18d	1	0.60mi
3501 N 23rd Ln McAllen, TX	2.0–3.0	1.5–2.0	1179	$1,100	$0.93	43d	2	0.63mi
3600 Cedar Ave McAllen, TX	3.0	2.5	1854	$1,700	$0.92	43d	1	0.75mi
2421 Vine Ave Unit C McAllen, TX	2.0	1.0	1050	$800	$0.76	14d	1	0.81mi
419 N 17th St Unit 2 McAllen, TX	3.0	2.5	1600	$1,500	$0.94	21d	1	0.84mi
609 N 15th St McAllen, TX	2.0	1.0	1900	$1,700	$0.89	43d	1	0.94mi
2419 N 28th Ln McAllen, TX	3.0	2.0	1510	$1,250	$0.83	43d	1	0.99mi
2419 N 28th Ln McAllen, TX	3.0	2.0	1510	$1,250	$0.83	23d	1	0.99mi
2419 N 28th Ln McAllen, TX	3.0	2.0	1510	$1,250	$0.83	14d	1	0.99mi
1601 Redwood Ave McAllen, TX	2.0	1.0	1292	$1,100	$0.85	43d	1	1.00mi
3501 Westway Ave McAllen, TX	3.0	2.0	1364	$1,500	$1.10	23d	1	1.10mi
2716 N 27th Ln McAllen, TX	3.0	2.5	1458	$1,750	$1.20	14d	1	1.10mi
1203 Jasmine Ave McAllen, TX	3.0	2.0	1588	$1,500	$0.94	43d	1	1.13mi
2114 Galveston Ave W Unit 3 McAllen, TX	3.0	2.5	1064	$1,350	$1.27	43d	1	1.15mi
2108 Galveston Ave W Unit 5 McAllen, TX	3.0	2.5	1064	$1,350	$1.27	43d	1	1.16mi
2108 Galveston Ave W Unit 4 McAllen, TX	3.0	2.5	1064	$1,500	$1.41	43d	1	1.16mi
1900 La Vista Ave McAllen, TX	4.0	2.0	1410	$2,400	$1.70	43d	1	1.16mi
1516 Walnut Ave McAllen, TX	4.0	2.0	2188	$1,495	$0.68	43d	1	1.21mi
1024 Laurel Ave McAllen, TX	3.0	2.0	1466	$1,600	$1.09	43d	1	1.22mi
1808 N Broadway St McAllen, TX	4.0	3.0	1800	$2,400	$1.33	43d	1	1.23mi
2900 N 24th St McAllen, TX	4.0	2.0	2009	$1,900	$0.95	43d	1	1.23mi
1016 Laurel Ave McAllen, TX	2.0	1.0	1124	$1,425	$1.27	14d	1	1.24mi
3800 Westway Ave McAllen, TX	3.0	2.0	1443	$1,950	$1.35	14d	1	1.28mi
3800 Westway Ave McAllen, TX	3.0	2.0	1443	$1,775	$1.23	43d	1	1.28mi
1013 N 47th St McAllen, TX	4.0	2.0	1663	$1,650	$0.99	21d	1	1.33mi
3101 N 25 1/2 St McAllen, TX	3.0	2.0	1462	$1,600	$1.09	23d	1	1.35mi
2912 N 36th St McAllen, TX	3.0	2.0	1850	$2,200	$1.19	23d	1	1.35mi
4608 W Ivy Ave McAllen, TX	3.0	2.0	1655	$1,900	$1.15	14d	1	1.35mi
813 S Bicentennial Blvd McAllen, TX	3.0	2.5	1429	$2,000	$1.40	43d	1	1.37mi
4704 Date Palm Ave McAllen, TX	3.0	2.0	2120	$2,200	$1.04	23d	1	1.41mi
4305 Walnut Ave Unit 1 McAllen, TX	3.0	2.0	1148	$1,250	$1.09	23d	1	1.41mi
1515 W Houston Ave McAllen, TX	2.0	1.0	1050	$1,800	$1.71	43d	1	1.44mi
1515 S 16th St McAllen, TX	2.0	1.0	1050	$975	$0.93	43d	1	1.44mi
2816 Gardenia Cir McAllen, TX	3.0	2.0	1365	$3,600	$2.64	43d	1	1.45mi
1313 N 48th St Unit 4 McAllen, TX	4.0	2.5	1172	$1,295	$1.10	43d	1	1.46mi

Listing history 24 events

1. 2026-06-18
   days on market $169,000 Active 172 DOM
2. 2026-06-17
   days on market $169,000 Active 171 DOM
3. 2026-06-16
   days on market $169,000 Active 170 DOM
4. 2026-06-15
   days on market $169,000 Active 169 DOM
5. 2026-06-14
   days on market $169,000 Active 167 DOM
6. 2026-06-10
   days on market $169,000 Active 164 DOM
7. 2026-06-09
   days on market $169,000 Active 163 DOM
8. 2026-06-08
   days on market $169,000 Active 162 DOM
9. 2026-06-07
   days on market $169,000 Active 161 DOM
10. 2026-06-05
    days on market $169,000 Active 158 DOM
11. 2026-06-03
    days on market $169,000 Active 157 DOM
12. 2026-06-02
    days on market $169,000 Active 156 DOM
13. 2026-06-01
    days on market $169,000 Active 155 DOM
14. 2026-05-31
    days on market $169,000 Active 154 DOM
15. 2026-05-31
    days on market $169,000 Active 153 DOM
16. 2026-03-24
    price $169,000 594-char remark

    Show marketing remark (594 chars)

    This charming 3 bedroom 1 bathroom property is located in a prime location, close to Schools, Restaurants, HEB and South Texas College. Excellent opportunity to own a great home in a well established neighborhood. Home is in solid condition featuring a functional layout, spacious bedrooms and living area, granite countertop in both kitchen and restroom. New AC unit installed in 2025. The large sized fenced backyard is great for outdoor gatherings with family or friends. There is also a 12x8 concrete slab for an AUD, perfect to build or install a shed. Property Selling "as is".

17. 2026-01-08
    price $174,500 594-char remark

    Show marketing remark (594 chars)

    This charming 3 bedroom 1 bathroom property is located in a prime location, close to Schools, Restaurants, HEB and South Texas College. Excellent opportunity to own a great home in a well established neighborhood. Home is in solid condition featuring a functional layout, spacious bedrooms and living area, granite countertop in both kitchen and restroom. New AC unit installed in 2025. The large sized fenced backyard is great for outdoor gatherings with family or friends. There is also a 12x8 concrete slab for an AUD, perfect to build or install a shed. Property Selling "as is".

18. 2025-12-28
    listed $179,000 Active 594-char remark

    Show marketing remark (594 chars)

    This charming 3 bedroom 1 bathroom property is located in a prime location, close to Schools, Restaurants, HEB and South Texas College. Excellent opportunity to own a great home in a well established neighborhood. Home is in solid condition featuring a functional layout, spacious bedrooms and living area, granite countertop in both kitchen and restroom. New AC unit installed in 2025. The large sized fenced backyard is great for outdoor gatherings with family or friends. There is also a 12x8 concrete slab for an AUD, perfect to build or install a shed. Property Selling "as is".

19. 2025-11-18
    soldstatus
20. 2025-09-05
    soldstatus
21. 2025-06-06
    soldstatus
22. 2025-06-06
    soldstatus
23. 2020-03-23
    soldstatus
24. 1992-11-30
    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: $2,897 · $241/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$196/yr (+$16/mo · 6.8%)

ⓘ 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 (shaded) · 74% 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: $18,285
• − Mortgage interest: −$9,467
• − Property taxes: −$2,897
• − Insurance: −$845
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$4,916
• Taxable loss: −$2,766
• Est. tax savings @ 24.0%: +$664
• After-tax cash flow: $732/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

-5.6% since first listed

9 events — show timeline

• 2026-03-24 Price Changed $169,000 MCALLENMLS
• 2026-01-08 Price Changed $174,500 MCALLENMLS
• 2025-12-28 Listed $179,000 MCALLENMLS
• 2025-11-18 Sold (Public Records) — Public Records
• 2025-09-05 Sold (Public Records) — Public Records
• 2025-06-06 Sold (Public Records) — Public Records
• 2025-06-06 Sold (Public Records) — Public Records
• 2020-03-23 Sold (Public Records) — Public Records
• 1992-11-30 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,897 · +7.0% YoY. Source: county tax records.