2716 Duke Ave · McAllen, TX 78504

$249,999

4 bd · 2.0 ba · 2,019 sqft · SingleFamily public records · 87 Days on market

Built 2005 7,819 sqft lot $124/sqft · 6% below area Est $265k · 6% under ↓ 19% 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 +11.2/30.0
• ARV discount +10.1/15.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• Schools +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready and ideally located, this inviting home offers a flexible layout designed for both comfort and everyday living. A versatile fourth room can easily serve as a home office or guest space. The interior features a spacious design with a separate dining area, breakfast nook, and a split-bedroom arrangement for added privacy. All bedrooms include walk-in closets, providing ample storage throughout. The primary suite offers dual closets, a relaxing jacuzzi tub, and a separate walk-in shower. Step outside to a generously sized backyard perfect for gatherings, complete with a covered patio ideal for entertaining or enjoying warm South Texas evenings. The property also features a separate dog run, making it perfect for pet owners. A storage shed adds extra space for tools and outdoor equipment. Conveniently located near schools, parks, and shopping, this home offers both functionality and convenience. Schedule your showing today!

Key facts

• 7,819 sq ft lot
• 2 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (8.2% below list).
• Recommended offer: $230k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Blanca E Sanchez (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 515 students, 61% FRL); Michael E Fossum Middle (math 40% / reading 45%, grade D-, #553 of 1,662 statewide, top 34%, 780 students, 59% FRL); Mcallen H S (math 30% / reading 57%, grade F, #704 of 1,632 statewide, top 43%, 2,133 students, 63% FRL).
• Market conditions: Rents rising (+2.6%/yr); 898 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 51% 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 34% 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

• It's been on market 87 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y 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: 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 $229,615 (8.2% 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. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
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: 0.92% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.66%
• DSCR: 0.93
• GRM: 9.1

CMA / ARV

• ARV (median comp): $265,340
• List price: $249,999
• Delta: -5.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8107 N 27th Ln	0.04mi	4/2.5	2,209 (+9%)	4mo	$269,000	$122	77
2809 Verdin Ave	0.55mi	4/2.0	1,961 (-3%)	3mo	$300,000	$153	67
9101 N 28th St	0.52mi	3/2.0 (-1)	1,954 (-3%)	1mo	$255,000	$131	64
3705 Zenker Ave	0.73mi	3/2.5 (-1)	2,093 (+4%)	0mo	$345,000	$165	52
3413 Emory Ave	0.50mi	4/3.0	1,784 (-12%)	4mo	$245,000	$137	50
9106 N 25th Ln	0.54mi	3/2.5 (-1)	1,785 (-12%)	1mo	$319,000	$179	48
3205 Northgate Ln	0.59mi	4/2.0	1,716 (-15%)	1mo	$325,000	$189	47
3317 Kingsborough Ave	0.60mi	3/2.0 (-1)	1,778 (-12%)	1mo	$262,500	$148	46
9119 N 25th St	0.58mi	3/2.5 (-1)	1,768 (-12%)	0mo	$315,000	$178	45
3501 Harvard Ave	0.57mi	4/3.0	1,716 (-15%)	1mo	$285,000	$166	44
7820 N 38th St	0.73mi	4/3.0	2,238 (+11%)	3mo	$435,000	$194	41
3100 Toucan Ave	0.72mi	3/2.0 (-1)	2,237 (+11%)	3mo	$272,900	$122	41

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: -19.5%
• Equity multiple: 0.32×
• Total profit: $-47,506
• Equity at exit: $37,276

10-year hold

• IRR: -13.1%
• Equity multiple: 0.25×
• Total profit: $-52,718
• Equity at exit: $21,615

Cash invested: $70,000 (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: 898
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,296 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$495 /mo · $5,945/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-97

Break-even live

Break-even rent $2,418

Max offer price $232,931

Occupancy floor 99%

Sensitivity live

Price	-10% $45	-5% $-26	+0% $-97	+5% $-167	+10% $-238
Rent	-10% $-278	-5% $-187	+0% $-97	+5% $-6	+10% $85
Rate	-1.0pp $29	-0.5pp $-33	base $-97	+0.5pp $-161	+1.0pp $-227

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2613 Fairmont Ave McAllen, TX	3.0	2.0	1735	$2,000	$1.15	45d	1	0.05mi
2809 Grambling Ave McAllen, TX	3.0	2.5	2152	$2,500	$1.16	45d	1	0.12mi
8101 N 23rd St Unit 29 McAllen, TX	3.0	2.5	1600	$1,900	$1.19	45d	1	0.29mi
8101 N 23rd St Unit 27 McAllen, TX	3.0	2.5	1600	$1,900	$1.19	25d	1	0.29mi
8406 N 33rd Ln McAllen, TX	3.0	2.0	1448	$2,000	$1.38	16d	1	0.41mi
2629 Warbler Ave McAllen, TX	3.0	2.5	1420	$2,100	$1.48	45d	1	0.49mi
9104 N 28th St McAllen, TX	3.0	2.0	1747	$1,900	$1.09	16d	1	0.53mi
2717 Umbrellabird Ave McAllen, TX	3.0	2.0	1521	$1,695	$1.11	45d	1	0.60mi
7601 N 21st St McAllen, TX	3.0	2.5	1888	$2,600	$1.38	45d	1	0.65mi
4923 N 35th Ln McAllen, TX	2.0–4.0	2.0–2.5	1373	$2,435	$1.77	16d	11	0.68mi
7504 N 21st St McAllen, TX	3.0	2.0	1746	$1,800	$1.03	16d	1	0.70mi
1901 Duke Ave McAllen, TX	4.0	3.0	2702	$2,400	$0.89	45d	1	0.73mi
3213 Princeton Ave McAllen, TX	3.0	2.5	1868	$1,850	$0.99	16d	1	0.78mi
2908 Providence Ave McAllen, TX	3.0	2.5	1646	$1,750	$1.06	45d	1	0.78mi
2920 Providence Ave McAllen, TX	3.0	2.5	1848	$1,600	$0.87	25d	1	0.79mi
3601 Warbler Ave McAllen, TX	3.0	2.0	1568	$1,500	$0.96	25d	1	0.80mi
3908 Zenker Ave McAllen, TX	4.0	2.5	1946	$3,500	$1.80	45d	1	0.87mi
4012 Auburn Ave McAllen, TX	3.0	2.0	1843	$2,000	$1.09	45d	1	0.89mi
4012 Auburn Ave McAllen, TX	3.0	2.0	1843	$1,900	$1.03	16d	1	0.89mi
1800 Kingsborough Ave McAllen, TX	3.0	2.0	2027	$2,200	$1.09	25d	1	0.90mi
3509 Robin Ave McAllen, TX	3.0	2.0	1827	$1,795	$0.98	16d	1	1.00mi
3212 Oriole Ave McAllen, TX	3.0	2.0	1543	$1,850	$1.20	21d	1	1.03mi
9807 N 24th Ln McAllen, TX	4.0	3.5	2300	$3,700	$1.61	16d	1	1.06mi
9806 N 24th Ln McAllen, TX	4.0	3.5	2300	$3,700	$1.61	45d	1	1.07mi
2625 Mynah Ave McAllen, TX	3.0	2.0	1506	$2,150	$1.43	45d	1	1.08mi
9805 N 24th St McAllen, TX	4.0	3.5	2300	$3,700	$1.61	45d	1	1.09mi
9809 N 24th St McAllen, TX	4.0	3.5	2300	$4,500	$1.96	45d	1	1.10mi
9813 N 24th St McAllen, TX	4.0	3.5	2300	$3,700	$1.61	45d	1	1.11mi
3409 Martin Ave McAllen, TX	4.0	2.0	1958	$1,895	$0.97	16d	1	1.28mi
10315 N 26th Ln McAllen, TX	3.0	2.5	2124	$2,300	$1.08	16d	1	1.34mi
1304 Providence Ave McAllen, TX	3.0	2.5	2029	$3,750	$1.85	45d	1	1.38mi
1205 Ozark Ave McAllen, TX	3.0	3.0	1955	$2,800	$1.43	25d	1	1.38mi
4416 Thunderbird Ave McAllen, TX	4.0	2.5	2076	$2,200	$1.06	16d	1	1.39mi
1216 Quail Ave McAllen, TX	3.0	2.0	1842	$1,700	$0.92	45d	1	1.46mi
10338 N 23rd Ln McAllen, TX	4.0	3.5	2563	$2,700	$1.05	46d	1	1.50mi

Listing history 37 events

1. 2026-06-21
   days on market $249,999 Active 87 DOM
2. 2026-06-18
   days on market $249,999 Active 84 DOM
3. 2026-06-17
   days on market $249,999 Active 83 DOM
4. 2026-06-16
   days on market $249,999 Active 82 DOM
5. 2026-06-15
   days on market $249,999 Active 81 DOM
6. 2026-06-14
   days on market $249,999 Active 79 DOM
7. 2026-06-10
   days on market $249,999 Active 76 DOM
8. 2026-06-09
   days on market $249,999 Active 75 DOM
9. 2026-06-08
   days on market $249,999 Active 74 DOM
10. 2026-06-07
    days on market $249,999 Active 73 DOM
11. 2026-06-05
    days on market $249,999 Active 70 DOM
12. 2026-06-03
    days on market $249,999 Active 69 DOM
13. 2026-06-02
    days on market $249,999 Active 68 DOM
14. 2026-06-01
    days on market $249,999 Active 67 DOM
15. 2026-05-31
    days on market $249,999 Active 66 DOM
16. 2026-05-31
    days on market $249,999 Active 65 DOM
17. 2026-03-26
    listed $249,999 Active 947-char remark

    Show marketing remark (947 chars)

    Move-in ready and ideally located, this inviting home offers a flexible layout designed for both comfort and everyday living. A versatile fourth room can easily serve as a home office or guest space. The interior features a spacious design with a separate dining area, breakfast nook, and a split-bedroom arrangement for added privacy. All bedrooms include walk-in closets, providing ample storage throughout. The primary suite offers dual closets, a relaxing jacuzzi tub, and a separate walk-in shower. Step outside to a generously sized backyard perfect for gatherings, complete with a covered patio ideal for entertaining or enjoying warm South Texas evenings. The property also features a separate dog run, making it perfect for pet owners. A storage shed adds extra space for tools and outdoor equipment. Conveniently located near schools, parks, and shopping, this home offers both functionality and convenience. Schedule your showing today!

18. 2026-02-16
    price $249,000
19. 2026-01-19
    status Active
20. 2026-01-19
    status Pending
21. 2026-01-12
    historical Option
22. 2025-12-15
    price $259,000
23. 2025-09-26
    price $269,000
24. 2025-07-31
    listed $275,000 Active
25. 2025-04-03
    listed $260,000 Active
26. 2025-02-25
    price $269,000
27. 2024-12-23
    listed $275,000 Active
28. 2024-11-07
    price $260,000
29. 2024-10-14
    listed $275,000 Active
30. 2024-06-18
    status Active
31. 2024-06-18
    status Pending
32. 2024-06-12
    historical Option
33. 2024-05-27
    price $275,000
34. 2024-04-13
    price $300,000
35. 2024-03-04
    listed $310,000 Active
36. 2005-08-15
    soldstatus
37. 2003-12-19
    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: $5,945 · $495/mo
• Projected year-2 tax: $5,945 · $495/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,554
• − Mortgage interest: −$14,004
• − Property taxes: −$5,945
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − Depreciation: −$7,273
• Taxable loss: −$5,326
• Est. tax savings @ 24.0%: +$1,278
• After-tax cash flow: $119/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

-19.4% since first listed

21 events — show timeline

• 2026-03-26 Listed $249,999 MCALLENMLS
• 2026-02-16 Price Changed $249,000 MCALLENMLS
• 2026-01-19 Relisted — MCALLENMLS
• 2026-01-19 Pending — MCALLENMLS
• 2026-01-12 Contingent — MCALLENMLS
• 2025-12-15 Price Changed $259,000 MCALLENMLS
• 2025-09-26 Price Changed $269,000 MCALLENMLS
• 2025-07-31 Listed $275,000 MCALLENMLS
• 2025-04-03 Listed $260,000 MCALLENMLS
• 2025-02-25 Price Changed $269,000 MCALLENMLS
• 2024-12-23 Listed $275,000 MCALLENMLS
• 2024-11-07 Price Changed $260,000 MCALLENMLS
• 2024-10-14 Listed $275,000 SPIBOR
• 2024-06-18 Relisted — MCALLENMLS
• 2024-06-18 Pending — MCALLENMLS
• 2024-06-12 Contingent — MCALLENMLS
• 2024-05-27 Price Changed $275,000 MCALLENMLS
• 2024-04-13 Price Changed $300,000 MCALLENMLS
• 2024-03-04 Listed $310,000 MCALLENMLS
• 2005-08-15 Sold (Public Records) — Public Records
• 2003-12-19 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $5,945 · +1.3% YoY. Source: county tax records.