5501 Baylor Ave · McAllen, TX 78573

$275,000

3 bd · 2.0 ba · 2,142 sqft · SingleFamily public records · 15 Days on market

Built 2021 Good condition 7,579 sqft lot Est $394k · 30% under $55/mo HOA · 2% of rent ↓ 12% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.7/30.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• 1% rule +3.0/10.0
• DSCR +1.0/10.0

Listing remarks

Priced to sell, great property in a cul de sac, practically new, featuring 4 bedrooms, 2 full bathrooms and a half bath on the outside, in a private gated neighborhood, looking at offers

Key facts

• Cul de sac
• 7,579 sq ft lot
• 2 garage spots

Tags

• CUL DE SAC
• PRIVATE GATED NEIGHBORHOOD

Property features AI

Finance

• Other: Lot size approximately 0.174 acre (about 7,579 sq ft); Green/energy-efficient features noted
• HOA & community: Mandatory association (Streamline); Annual association fee of $660; POA transfer fee applies

Exterior

• Parking: Attached 2-car garage; Two covered parking spaces (total 2 spaces)
• Security: Gated community
• Utilities: City sewer
• Home design: Single-family property; Entry on main level
• Construction: Stucco exterior; Shingle roof; Slab foundation; Building area approximately 2,142 square feet
• Exterior features: Wood fencing; Paved road access; Other exterior features

Interior

• Flooring: Tile
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Quartz countertops; Window coverings; Tile flooring; Living area
• Laundry & utility: Dedicated laundry area; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-435 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (28.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (19.8% below list).
• Recommended offer: $198k (28.0% below list) — sets the bar for cash-flow.

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.
• Sharyland ISD (urban): math 34% / reading 44% proficiency, ranked #406 of 826 in TX (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Olivero Garza Sr El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 587 students, 82% FRL); Sharyland North J H (math 46% / reading 42%, grade D, #512 of 1,662 statewide, top 32%, 806 students, 74% FRL); Sharyland Pioneer H S (math 31% / reading 51%, grade F, #774 of 1,632 statewide, top 49%, 1,471 students, 68% FRL) — zoned schools average 75% FRL vs 55% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 625 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• At $2,204/mo this rent would consume 48% of the median local household income ($55k/yr) (locally 855% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 3y ago; this cycle's ask has dropped $50k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,120 (28.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.80% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.78%
• DSCR: 0.70
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $394,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7304 N 55th Ln	0.42mi	4/2.5 (+1)	2,150 (+0%)	1mo	$392,500	$183	72
7305 N 55th Ln	0.42mi	4/2.5 (+1)	2,175 (+2%)	3mo	$386,500	$178	68
8003 N 55th Ln	0.09mi	4/4.0 (+1)	2,304 (+8%)	2mo	$425,000	$184	68
5104 Duke Ave	0.27mi	4/3.0 (+1)	1,990 (-7%)	4mo	$398,900	$200	63
7405 N 55th St	0.38mi	3/2.0	1,874 (-12%)	0mo	$309,000	$165	61
8019 N 48th Ln	0.34mi	4/2.5 (+1)	1,957 (-9%)	4mo	$375,000	$192	59
8003 N 49th Ln	0.27mi	3/2.5	1,883 (-12%)	7mo	$395,000	$210	59
4801 Baylor Ave	0.36mi	3/2.0	1,857 (-13%)	4mo	$355,000	$191	58
8034 N 48th Ln	0.34mi	3/3.0	1,863 (-13%)	4mo	$382,000	$205	55
7508 N 54th St	0.34mi	4/2.5 (+1)	2,449 (+14%)	1mo	$349,900	$143	53
4717 Thunderbird Ave	0.66mi	4/2.5 (+1)	1,994 (-7%)	1mo	$208,000	$104	50
7208 N 57th St	0.52mi	3/2.5	1,822 (-15%)	7mo	$285,000	$156	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.45% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.57×
• Total profit: $121,044
• Equity at exit: $247,742

10-year hold

• IRR: 17.7%
• Equity multiple: 5.89×
• Total profit: $376,248
• Equity at exit: $534,265

Cash invested: $77,000 (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 78573

• Home prices YoY: 8.0%
• Rents YoY: 2.5%
• Active inventory: 625
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,204 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$565 /mo · $6,778/yr
• Insurance: −$115
• HOA: −$55
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-435

Break-even live

Break-even rent $2,755

Max offer price $198,120

Occupancy floor —

Sensitivity live

Price	-10% $-280	-5% $-357	+0% $-435	+5% $-513	+10% $-591
Rent	-10% $-609	-5% $-522	+0% $-435	+5% $-348	+10% $-261
Rate	-1.0pp $-297	-0.5pp $-365	base $-435	+0.5pp $-506	+1.0pp $-579

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5508 Cornell Ave Mission, TX	3.0	2.5	1900	$2,600	$1.37	16d	1	0.17mi
4416 Thunderbird Ave McAllen, TX	4.0	2.5	2076	$2,200	$1.06	16d	1	0.75mi
4012 Auburn Ave McAllen, TX	3.0	2.0	1843	$1,900	$1.03	16d	1	0.92mi
4012 Auburn Ave McAllen, TX	3.0	2.0	1843	$2,000	$1.09	45d	1	0.92mi
3908 Zenker Ave McAllen, TX	4.0	2.5	1946	$3,500	$1.80	45d	1	0.98mi
8015 N 48th Ln McAllen, TX	4.0	3.0	2080	$2,500	$1.20	16d	1	1.09mi
3601 Warbler Ave McAllen, TX	3.0	2.0	1568	$1,500	$0.96	25d	1	1.29mi
4923 N 35th Ln McAllen, TX	2.0–4.0	2.0–2.5	1373	$2,062	$1.50	16d	11	1.33mi
4408 Heron Ct McAllen, TX	3.0	2.5	1738	$2,900	$1.67	45d	1	1.34mi
8330 N 34th Ln McAllen, TX	2.0	3.0	1458	$2,250	$1.54	25d	1	1.38mi
8406 N 33rd Ln McAllen, TX	3.0	2.0	1448	$2,000	$1.38	16d	1	1.43mi
3104 E Kennedy Ave Alton, TX	3.0	2.5	1642	$2,600	$1.58	45d	1	1.44mi
3509 Robin Ave McAllen, TX	3.0	2.0	1827	$1,795	$0.98	16d	1	1.47mi

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: security

Listing history 11 events

1. 2026-06-16
   statusdays on market $275,000 Pending 15 DOM
2. 2026-06-15
   days on market $275,000 Active 14 DOM
3. 2026-06-14
   days on market $275,000 Active 12 DOM
4. 2026-06-10
   days on market $275,000 Active 9 DOM
5. 2026-06-09
   days on market $275,000 Active 8 DOM
6. 2026-06-08
   days on market $275,000 Active 7 DOM
7. 2026-06-07
   pricedays on market $275,000 Active 6 DOM
8. 2026-06-03
   days on market $315,000 Active 2 DOM
9. 2026-06-03
   price $315,000 Active 1 DOM
10. 2026-06-02
    remarks 186-char remark
11. 2026-06-02
    listed $325,000 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: $6,778 · $565/mo
• Projected year-2 tax: $6,778 · $565/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 5/10 Major
• 🌡 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: $26,450
• − Mortgage interest: −$15,404
• − Property taxes: −$6,778
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − HOA: −$660
• − Depreciation: −$8,000
• Taxable loss: −$9,999
• Est. tax savings @ 24.0%: +$2,400
• After-tax cash flow: $-2,823/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 · 2 photos

Good 80/100 Cosmetic rehab

This single-family home in a private gated neighborhood is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for value increase through cosmetic updates and maintenance.

Value-add opportunities

• Both Painting — Fresh paint can enhance the curb appeal and interior aesthetics.
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Interior cleaning — A thorough cleaning can make the home look more inviting and well-maintained.
• Both Lighting — Upgrading lighting fixtures can improve the home's ambiance and increase its appeal.
• Both Kitchen appliances — Upgrading or replacing outdated appliances can increase the home's value and attract more buyers/tenants.
• Both Bathroom fixtures — Upgrading or replacing outdated bathroom fixtures can improve the home's functionality and appeal.
• Both HVAC maintenance — Regular HVAC maintenance can improve the home's comfort and energy efficiency, attracting more buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Interior cleaning — A thorough cleaning can make the home look more inviting and well-maintained. ↑
• Both Lighting — Upgrading lighting fixtures can improve the home's ambiance and increase its appeal. ↑
• Both Kitchen appliances — Upgrading or replacing outdated appliances can increase the home's value and attract more buyers/tenants. ↑
• Both Bathroom fixtures — Upgrading or replacing outdated bathroom fixtures can improve the home's functionality and appeal. ↑
• Both HVAC maintenance — Regular HVAC maintenance can improve the home's comfort and energy efficiency, attracting more buyers/tenants. ↑

ⓘ 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: Sharyland ISD
• NCES district ID: 4839930
• Math proficiency: 34% ▼ -35.00%
• Reading proficiency: 44% ▼ -15.00%
• Median HH income: $57,792
• Composite: 34.38/100
• National rank: #5214
• State rank: #406 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: 44,809
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 44,809
• Household income: $55,000
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 855.0

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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 63% White 3%
• Hispanic origin (detail): Mexican 94%
• Foreign-born: 28% · Canada
• Languages at home: 12% English-only · Spanish 88%

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: ▲ 17.95%
• Current HPI: 242.0711
• Rent YoY: ▲ 2.45%
• 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

-11.9% since first listed

19 events — show timeline

• 2026-06-01 Listed $325,000 MCALLENMLS
• 2026-04-01 Pending — MCALLENMLS
• 2026-03-22 Contingent — MCALLENMLS
• 2026-03-18 Price Changed $285,000 MCALLENMLS
• 2025-12-08 Listed $375,000 MCALLENMLS
• 2025-12-02 Rental Removed $2,800 MCALLENMLS
• 2025-09-14 Listed for Rent $2,800 MCALLENMLS
• 2025-09-01 Price Changed $375,000 MCALLENMLS
• 2025-08-04 Listed $390,000 MCALLENMLS
• 2025-06-06 Price Changed $379,900 MCALLENMLS
• 2025-04-04 Listed $389,900 MCALLENMLS
• 2024-09-10 Listed $395,000 MCALLENMLS
• 2024-04-25 Listed $385,000 MCALLENMLS
• 2024-03-07 Listed $385,000 MCALLENMLS
• 2024-02-24 Listed $385,000 MCALLENMLS
• 2024-01-17 Listed $385,000 MCALLENMLS
• 2023-04-25 Listed $369,000 MCALLENMLS
• 2022-12-28 Sold (Public Records) — Public Records
• 2021-09-23 Sold (Public Records) — Public Records

Property tax history

+43.3%/yr

Latest (2025): $6,778 · -6.6% YoY. Source: county tax records.