Cortono Plan · McAllen, TX 78504

$268,990

3 bd · 2.0 ba · 1,414 sqft · SingleFamily · 119 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Schools +3.1/10.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

From the spacious and open-concept living areas to the covered entertainer's patio and quality finishes throughout, there is just so much to love about this single-story villa. With 1,414 square feet of living space, the entry opens into a light-filled living area, dining room, and kitchen, with a private covered patio where you can start the day with your morning coffee. There's an island and a good-size pantry in the incredible kitchen which connects to the double garage for convenience. All three bedrooms are set at the rear of the floorplan including your luxe master haven with a walk-in closet and a private master bath. A second full bath services the guest bedrooms while the utility room is large and well-equipped. Upgrades to the kitchen and glass sliding doors to the patio would delight the avid entertainer and you can choose to upgrade the master bath and utility room. A Contemporary or Transitional elevation is also on offer in this stylish villa.

Key facts

• Good-size pantry
• Quality finishes
• 2 garage spots

Tags

• OPEN-CONCEPT LIVING AREAS
• COVERED ENTERTAINER'S PATIO
• QUALITY FINISHES
• LIGHT-FILLED LIVING AREA
• PRIVATE COVERED PATIO
• GOOD-SIZE PANTRY

🏗️ New construction. The $268,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $292,988.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $269k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-333 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (20.4% below list).
• Recommended offer: $214k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.9% in McAllen — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Edinburg CISD (urban): math 20% / reading 34% proficiency, ranked #699 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Anne L Magee El (math 22% / reading 37%, grade F, #2,525 of 4,322 statewide, top 62%, 450 students, 78% FRL); Elias Longoria Sr Middle (math 16% / reading 35%, grade F, #1,236 of 1,662 statewide, top 76%, 804 students, 82% FRL); Robert R Vela H S (math 27% / reading 48%, grade F, #888 of 1,632 statewide, top 55%, 2,189 students, 62% FRL).
• Market conditions: Rents rising (+2.6%/yr); 1064 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 31% 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 $9k 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 119 days — a 9% lower offer ($245k) is reasonable based on typical stale-listing flexibility.

Recommended offer $214,137 (20.4% 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 119 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.73% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.87%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $292,988
• List price: $268,990
• Delta: -8.19%
• 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
14411 Chalk Ridge Dr	0.14mi	3/2.0	1,560 (+10%)	21mo	$298,500	$191	59
6320 Cascada Bend Rd	0.19mi	3/2.5	1,641 (+16%)	9mo	$304,000	$185	57
6327 Cascada Bend Rd	0.20mi	3/2.5	1,696 (+20%)	11mo	$283,400	$167	55
14324 Chalk Ridge Dr	0.18mi	4/2.0 (+1)	1,674 (+18%)	11mo	$310,000	$185	53
14017 Boykin Creek Rd	0.34mi	3/2.5	1,687 (+19%)	13mo	$306,990	$182	46
14205 Chalk Ridge Dr	0.40mi	3/2.0	1,629 (+15%)	14mo	$282,990	$174	44
14222 Chalk Ridge Dr	0.34mi	4/3.0 (+1)	1,687 (+19%)	13mo	$295,000	$175	39
14208 Big Creek Rd	0.81mi	3/2.5	1,598 (+13%)	3mo	$305,900	$191	39
5229 Escondido Pass	0.91mi	3/2.0	1,587 (+12%)	13mo	$299,500	$189	34
5401 Escondido Pass	0.81mi	3/2.5	1,602 (+13%)	16mo	$299,000	$187	28
5417 Escondido Pass	0.77mi	3/2.0	1,651 (+17%)	18mo	$279,000	$169	25
5308 Escondido Pass	0.93mi	3/2.5	1,696 (+20%)	23mo	$290,000	$171	19

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: -25.0%
• Equity multiple: 0.15×
• Total profit: $-69,582
• Equity at exit: $43,685

10-year hold

• IRR: -22.3%
• Equity multiple: -0.12×
• Total profit: $-91,530
• Equity at exit: $25,332

Cash invested: $82,037 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 22 active · 2 under contract
• Months of supply: 66.0 mo (2%/mo absorbed)
• Median asking: $279,995 ($188/sqft)
• Median days on market: 85 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: +10.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78504

• Home prices YoY: -29.4%
• Rents YoY: 2.6%
• Active inventory: 1064
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,141 high
• Mortgage (P&I): −$1,536
• Tax est. 1.5%: −$366 /mo · $4,395/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-333

Break-even live

Break-even rent $2,563

Max offer price $244,789

Occupancy floor —

Sensitivity live

Price	-10% $-131	-5% $-232	+0% $-333	+5% $-434	+10% $-536
Rent	-10% $-502	-5% $-418	+0% $-333	+5% $-249	+10% $-164
Rate	-1.0pp $-186	-0.5pp $-259	base $-333	+0.5pp $-409	+1.0pp $-486

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: $73,247
• Closing costs: $8,790
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6336 Cascada Bend Rd McAllen, TX	3.0	2.5	1729	$2,050	$1.19	15d	1	0.13mi
14337 Chalk Ridge Dr McAllen, TX	3.0	2.0	1696	$2,000	$1.18	16d	1	0.18mi
14333 Chalk Ridge Dr McAllen, TX	4.0	2.0	1611	$2,100	$1.30	15d	1	0.19mi
14333 Chalk Ridge Dr McAllen, TX	4.0	2.0	1611	$2,200	$1.37	93d	1	0.19mi
14208 Boykin Creek Rd McAllen, TX	4.0	2.5	1644	$2,100	$1.28	93d	1	0.31mi
14219 Chalk Ridge Dr McAllen, TX	3.0	2.5	1630	$2,800	$1.72	93d	1	0.34mi
14013 Boykin Creek Rd McAllen, TX	3.0	2.5	1725	$2,500	$1.45	16d	1	0.38mi
13929 Westcave Falls Ln Edinburg, TX	3.0	2.0	1506	$2,300	$1.53	63d	1	0.48mi
13721 Belle Ct Edinburg, TX	4.0	3.0	1698	$2,300	$1.35	15d	1	0.52mi
14301 N Shary Rd McAllen, TX	3.0–4.0	2.0–2.5	1689	$2,080	$1.23	63d	9	0.60mi
14201 Mountain Ridge Ln McAllen, TX	3.0–4.0	2.0–2.5	1730	$2,080	$1.20	15d	20	0.61mi
5716 River Rd McAllen, TX	3.0	2.5	1666	$2,100	$1.26	16d	1	0.65mi
14612 Kurth Cv McAllen, TX	3.0	2.0	1688	$2,000	$1.18	16d	1	0.87mi
5261 Lost Creek Ln McAllen, TX	3.0	2.0	1824	$2,000	$1.10	16d	1	0.97mi

Listing history 6 events

1. 2026-06-03
   days on market $268,990 Active 119 DOM
2. 2026-06-02
   days on market $268,990 Active 118 DOM
3. 2026-06-01
   days on market $268,990 Active 117 DOM
4. 2026-05-31
   days on market $268,990 Active 116 DOM
5. 2026-05-31
   days on market $268,990 Active 115 DOM
6. 2026-02-04
   listed $268,990 Active 971-char remark

   Show marketing remark (971 chars)

   From the spacious and open-concept living areas to the covered entertainer's patio and quality finishes throughout, there is just so much to love about this single-story villa. With 1,414 square feet of living space, the entry opens into a light-filled living area, dining room, and kitchen, with a private covered patio where you can start the day with your morning coffee. There's an island and a good-size pantry in the incredible kitchen which connects to the double garage for convenience. All three bedrooms are set at the rear of the floorplan including your luxe master haven with a walk-in closet and a private master bath. A second full bath services the guest bedrooms while the utility room is large and well-equipped. Upgrades to the kitchen and glass sliding doors to the patio would delight the avid entertainer and you can choose to upgrade the master bath and utility room. A Contemporary or Transitional elevation is also on offer in this stylish villa.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,696
• − Mortgage interest: −$16,412
• − Property taxes: −$4,395
• − Insurance: −$1,465
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$8,523
• Taxable loss: −$9,210
• Est. tax savings @ 24.0%: +$2,210
• After-tax cash flow: $-1,787/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 · 12 photos

Good 80/100 None rehab

This single-story villa is in excellent condition with modern finishes and a spacious floor plan. It is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading appliances — Modern appliances can improve the home's functionality and appeal to potential buyers/tenants. ↑

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Anne L Magee El F TX #2,525/4,322 Nat'l #26,716/41,679 Middle Elias Longoria Sr Middle F TX #1,236/1,662 Nat'l #10,204/14,009 High Robert R Vela H S F TX #888/1,632 Nat'l #8,937/17,239

Schools (NCES district)

• District: Edinburg CISD
• NCES district ID: 4818180
• Math proficiency: 20% ▼ -34.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $36,985
• Composite: 22.42/100
• National rank: #8114
• State rank: #699 of 826 in TX

B Composite livability gradescore 76/100

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 · 955,232 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: 10% of renters

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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%

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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%

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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

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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

1 event — show timeline

• 2026-02-04 Listed $268,990 Zillow