11400 25th St · McAllen, TX 78504

$518,000

16 bd · 8.0 ba · 4,004 sqft · MultiFamily · 27 Days on market

Built 2025 Excellent condition 9,625 sqft lot $129/sqft · at area comps Est $525k · at est. $85/mo HOA · 7% of rent ↓ 4% 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 +14.6/30.0
• ARV discount +8.1/15.0
• Condition / age +5.0/5.0
• DSCR +4.5/10.0
• 1% rule +4.3/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

A new construction fourplex in the heart of North Mcallen Texas situated in the 78504 at the epicenter of it all of the valley's innovation......with all 3 bed units, appliances installed, fenced....this will be a turnkey ready masterpiece upon completion and will make for the perfect investment or residence. The numbers don't lie, the style is sophisticated and the "wow" factor of this property is through the roof ! This set of fourplexes are also the only all 3 bed unit apartments in the surrounding area making them a rare collector's gem and increasing the profit margin and resale potential. if you're looking to invest in Mcallen, you simply can't do better than this ! Construction just began and we are 4 months away from completion.

Key facts

• New construction
• Fenced
• Turnkey ready

Tags

• NEW CONSTRUCTION
• FENCED
• TURNKEY READY
• RARE COLLECTOR'S GEM

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/2-bath units multifamily listed at $518k. Condition is rated excellent.
• This rent per unit is only 18% of the median local income ($82k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive. Per door: $32/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $480k (7.3% below list).
• Recommended offer: $480k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.0% 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.
• 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: Cavazos El (math 37% / reading 42%, grade F, #1,545 of 4,322 statewide, top 38%, 409 students, 83% 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: 1251 active listings in the ZIP; 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 $4k of loan paydown is wiped out by about $16k 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 27 days — a 2% lower offer ($510k) 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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $480,000 (7.3% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 9.0

CMA / ARV

• ARV (median comp): $525,000
• List price: $518,000
• Delta: -1.33%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-75,711
• Equity at exit: $77,235

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-54,988
• Equity at exit: $44,787

Cash invested: $145,040 (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 →

Active competition Active MLS

• For sale now: 10 active
• Median asking: $520,000 ($130/sqft)
• Median days on market: 62 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +0.9% vs 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%
• Active inventory: 1251
• Price-to-rent: 36.0×

Monthly cashflow live

• Estimated rent: $4,800 high
• Mortgage (P&I): −$2,716
• Tax est. 1.5%: −$648 /mo · $7,770/yr
• Insurance: −$216
• HOA: −$85
• Vacancy / Maint / Mgmt: −$1,008
• Net cashflow: $127

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$4,800
Total (4 units)			$4,800

Break-even live

Break-even rent $4,639

Max offer price $518,000

Occupancy floor 92%

Sensitivity live

Price	-10% $485	-5% $306	+0% $127	+5% $-52	+10% $-231
Rent	-10% $-252	-5% $-62	+0% $127	+5% $317	+10% $506
Rate	-1.0pp $388	-0.5pp $259	base $127	+0.5pp $-7	+1.0pp $-144

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: $129,500
• Closing costs: $15,540
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11501 N 25th St Unit 3 McAllen, TX	3.0	2.0	1129	$1,375	$1.22	139d	1	0.03mi
11308 N 25th St Unit 3 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	62d	1	0.03mi
11304 N 25th St Unit 4 McAllen, TX	3.0	2.0	1050	$1,300	$1.24	3d	1	0.03mi
11308 N 25th St Unit 2 McAllen, TX	2.0	2.0	917	$1,200	$1.31	139d	1	0.03mi
11405 N 25th St Unit 1 McAllen, TX	3.0	2.0	1001	$1,200	$1.20	62d	1	0.03mi
11308 N 25th St Unit 4 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	139d	1	0.03mi
11304 N 25th St Unit 2 McAllen, TX	3.0	2.0	1050	$1,195	$1.14	6d	1	0.03mi
11309 N 25th St Unit 2 McAllen, TX	3.0	2.0	1001	$1,300	$1.30	139d	1	0.03mi
11401 N 25th St Unit 1 McAllen, TX	3.0	2.0	1001	$1,200	$1.20	6d	1	0.03mi
11304 N 25th St Unit 3 McAllen, TX	2.0	2.0	1050	$1,200	$1.14	62d	1	0.03mi
11412 N 25th St McAllen, TX	3.0	2.0	1109	$1,350	$1.22	119d	1	0.03mi
11501 N 25th St Unit 1 McAllen, TX	2.0	2.0	896	$1,250	$1.40	139d	1	0.03mi
11400 N 25th St Unit 3 McAllen, TX	3.0	2.0	1001	$1,200	$1.20	62d	1	0.03mi
11308 N 25th St Unit 3 McAllen, TX	2.0	2.0	917	$1,250	$1.36	6d	1	0.03mi
11400 N 25th St Unit 2 McAllen, TX	3.0	2.0	1001	$1,200	$1.20	6d	1	0.03mi
11400 N 25th St Unit 4 McAllen, TX	3.0	2.0	1001	$1,350	$1.35	139d	1	0.03mi
11500 N 25th St Unit 1 McAllen, TX	2.0	2.0	891	$1,200	$1.35	139d	1	0.03mi
11309 N 25th St Unit 3 McAllen, TX	3.0	2.0	1001	$1,200	$1.20	62d	1	0.03mi
11412 N 25th Ln Unit 3 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	139d	1	0.08mi
11412 N 25th Ln Unit 1 McAllen, TX	2.0	2.0	891	$1,200	$1.35	139d	1	0.08mi
11403 N 24th St Unit 2 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	139d	1	0.10mi
11403 N 24th St McAllen, TX	2.0	2.0	917	$1,200	$1.31	139d	1	0.10mi
11314 N 24th St Unit 2 McAllen, TX	3.0	2.0	1075	$1,250	$1.16	62d	1	0.12mi
2417 Indian Creek Ave Unit 1 McAllen, TX	2.0	2.0	961	$2,300	$2.39	109d	1	0.26mi
11507 N 24th Ln Unit 1 McAllen, TX	2.0	2.0	918	$1,195	$1.30	139d	1	0.31mi
11403 N 24th Ln Unit 1 McAllen, TX	2.0	2.0	917	$1,200	$1.31	139d	1	0.31mi
11507 N 24th Ln Unit 3 McAllen, TX	3.0	2.0	1080	$1,300	$1.20	139d	1	0.31mi
11403 N 24th Ln Unit 4 McAllen, TX	3.0	2.0	1083	$1,300	$1.20	139d	1	0.31mi
11502 N 24th Ln McAllen, TX	2.0	2.0	1025	$1,200	$1.17	139d	1	0.31mi
11502 N 24th Ln Apt 1 McAllen, TX	2.0	2.0	1050	$1,195	$1.14	139d	1	0.31mi
11505 N 25th St Unit 4 McAllen, TX	2.0	2.0	848	$1,250	$1.47	62d	1	0.41mi
11509 N 25th St Unit C McAllen, TX	3.0	2.0	1064	$1,350	$1.27	139d	1	0.41mi
11509 N 25th St Apt 4 McAllen, TX	2.0	2.0	1034	$1,250	$1.21	6d	1	0.42mi
2909 Fuerte Ave McAllen, TX	3.0	2.0	1440	$1,600	$1.11	139d	1	0.46mi
2901 Texas 107 Unit 1040 McAllen, TX	3.0	2.0	960	$899	$0.94	4d	1	0.61mi
2901 Texas 107 Unit 144 McAllen, TX	3.0	2.0	960	$825	$0.86	139d	1	0.61mi
2901 Texas 107 Unit 228 McAllen, TX	3.0	2.0	960	$899	$0.94	139d	1	0.62mi
2901 Texas 107 Unit 228 McAllen, TX	3.0	2.0	960	$899	$0.94	62d	1	0.62mi
3305 Frio Ave Unit 2 McAllen, TX	2.0	2.0	1026	$950	$0.93	116d	1	0.65mi
3305 Frio Ave Unit 4 McAllen, TX	3.0	2.0	1026	$1,050	$1.02	62d	1	0.65mi

Listing history 50 events

1. 2026-09-23
   days on market $518,000 Active 27 DOM
2. 2026-09-22
   days on market $518,000 Active 26 DOM
3. 2026-09-21
   days on market $518,000 Active 25 DOM
4. 2026-09-20
   days on market $518,000 Active 24 DOM
5. 2026-09-19
   days on market $518,000 Active 23 DOM
6. 2026-09-18
   days on market $518,000 Active 22 DOM
7. 2026-09-17
   days on market $518,000 Active 21 DOM
8. 2026-09-16
   days on market $518,000 Active 20 DOM
9. 2026-09-15
   days on market $518,000 Active 19 DOM
10. 2026-09-14
    days on market $518,000 Active 18 DOM
11. 2026-09-13
    days on market $518,000 Active 17 DOM
12. 2026-09-12
    days on market $518,000 Active 16 DOM
13. 2026-09-11
    days on market $518,000 Active 15 DOM
14. 2026-09-05
    days on market $518,000 Active 9 DOM
15. 2026-09-04
    days on market $518,000 Active 8 DOM
16. 2026-09-03
    days on market $518,000 Active 7 DOM
17. 2026-08-31
    days on market $518,000 Active 4 DOM
18. 2026-08-30
    days on market $518,000 Active 3 DOM
19. 2026-08-29
    days on market $518,000 Active 2 DOM
20. 2026-08-28
    pricedays on marketlisting id $518,000 Active 1 DOM
21. 2026-08-27
    days on market $520,000 Active 357 DOM
22. 2026-08-25
    days on market $520,000 Active 355 DOM
23. 2026-08-24
    days on market $520,000 Active 354 DOM
24. 2026-08-23
    days on market $520,000 Active 353 DOM
25. 2026-08-22
    days on market $520,000 Active 352 DOM
26. 2026-08-21
    days on market $520,000 Active 351 DOM
27. 2026-08-20
    days on market $520,000 Active 350 DOM
28. 2026-08-19
    days on market $520,000 Active 349 DOM
29. 2026-08-18
    days on market $520,000 Active 348 DOM
30. 2026-08-17
    days on market $520,000 Active 347 DOM
31. 2026-08-16
    days on market $520,000 Active 346 DOM
32. 2026-08-15
    days on market $520,000 Active 345 DOM
33. 2026-08-14
    days on market $520,000 Active 344 DOM
34. 2026-08-13
    days on market $520,000 Active 343 DOM
35. 2026-08-12
    days on market $520,000 Active 342 DOM
36. 2026-08-11
    days on market $520,000 Active 341 DOM
37. 2026-08-10
    days on market $520,000 Active 340 DOM
38. 2026-08-09
    days on market $520,000 Active 339 DOM
39. 2026-08-08
    days on market $520,000 Active 338 DOM
40. 2026-08-06
    days on market $520,000 Active 336 DOM
41. 2026-08-05
    days on market $520,000 Active 335 DOM
42. 2026-08-04
    days on market $520,000 Active 334 DOM
43. 2026-08-03
    days on market $520,000 Active 333 DOM
44. 2026-07-31
    days on market $520,000 Active 330 DOM
45. 2026-07-30
    days on market $520,000 Active 329 DOM
46. 2026-07-29
    days on market $520,000 Active 328 DOM
47. 2026-07-27
    days on market $520,000 Active 326 DOM
48. 2026-07-25
    days on market $520,000 Active 324 DOM
49. 2026-07-23
    days on market $520,000 Active 322 DOM
50. 2026-07-22
    days on market $520,000 Active 321 DOM

ⓘ 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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 20 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: $57,600
• − Mortgage interest: −$29,016
• − Property taxes: −$7,770
• − Insurance: −$2,590
• − Repairs & maintenance: −$4,608
• − Management: −$4,608
• − HOA: −$1,020
• − Depreciation: −$15,069
• Taxable loss: −$7,081
• Est. tax savings @ 24.0%: +$1,699
• After-tax cash flow: $3,226/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

Excellent 100/100 None rehab

This new construction fourplex is move-in ready with modern finishes and a turnkey setup, making it an excellent investment opportunity.

Value-add opportunities

• Both Landscaping — enhances curb appeal and adds value ↑
• Both Painting — fresh paint can make a big difference in curb appeal and interior aesthetics ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Dr Pablo Perez C TX #621/4,322 Nat'l #9,801/41,679 Middle Morris Middle B TX #158/1,662 Nat'l #1,793/14,009 High Triumph Public High Schools-Mcallen F TX #1,539/1,632 Nat'l #15,707/17,239

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: —
• Metro: —
• 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

-3.7% since first listed

2 events — show timeline

• 2026-01-16 Price Changed $525,000 MCALLENMLS
• 2025-09-04 Listed $545,000 MCALLENMLS