1204 S 14 1/2 St · McAllen, TX 78501

$75,000

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 22 Days on market

Built 1982 4,000 sqft lot Est $144k · 48% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Home for sale in McAllen, TX! Calling all investors to come view this 1 bedroom 1 bath in the heart of McAllen. This potential investment property is ready to be remolded and brought back to life. Perfect for RENTAL INCOME or a FLIP. Conveniently located Downtown with easy access to the Expressway 83. Add to your investment portfolio and schedule your showing today. Motivated seller! Bring all offers.

Key facts

• Easy access
• Investment property
• Downtown mcallen

Tags

• INVESTMENT PROPERTY
• RENTAL INCOME
• EASY ACCESS
• DOWNTOWN MCALLEN

Property features AI

Finance

• Other: Lot dimensions approximately 50 x 80 (about 4,000 sq ft)
• HOA & community: No homeowners association

Exterior

• Parking: No garage or carport; No covered parking; No designated parking spaces
• Utilities: Public water; City sewer
• Home design: Single-story frame/wood residence; Shingle roof; Entry on corner lot
• Construction: Frame/wood construction; Pillar/post/pier foundation; Built with shingle roof
• Exterior features: Mature trees; Paved road access; Corner lot

Interior

• Kitchen: No conveying appliances
• Bedrooms: Living area includes bedroom space
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Interior features: Laminate countertops; Ceiling fan(s); Double-pane windows; Drapes and mini blinds
• Laundry & utility: Dedicated laundry room; Water heater (other)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% 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: Alvarez El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 461 students, 96% FRL); Brown Middle (math 24% / reading 17%, grade F, #1,407 of 1,662 statewide, top 86%, 585 students, 90% FRL); Rowe H S (math 25% / reading 53%, grade F, #859 of 1,632 statewide, top 53%, 1,944 students, 74% FRL) — zoned schools average 87% FRL vs 50% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 40% district-wide (-15 pts) — the specific schools serving this property underperform the Mcallen ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 385 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($74k) 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 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.52% ✓
• Cap rate: 12.68%
• Cash-on-cash: 22.81%
• DSCR: 2.02
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $143,664
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1203 S 19 1/2 St	0.26mi	2/2.0	1,008 (+2%)	9mo	$160,000	$159	72
1205 S 19 1/2 St	0.26mi	2/2.0	1,008 (+2%)	11mo	$160,000	$159	71
1203 S 16th St	0.06mi	3/2.0 (+1)	900 (-8%)	16mo	$145,000	$161	61
2013 Newport Ave	0.41mi	1/1.0 (-1)	868 (-12%)	4mo	$57,000	$66	53
2112 Newport Ave	0.49mi	3/1.0 (+1)	910 (-8%)	9mo	$160,000	$176	52
825 Kennedy Ave	0.42mi	2/1.0	1,064 (+8%)	22mo	$125,000	$117	48
1702 Oakland Ave	0.20mi	3/2.0 (+1)	1,118 (+14%)	16mo	$163,000	$146	46
812 Galveston Ave	0.56mi	2/1.0	1,067 (+8%)	17mo	$197,000	$185	45
909 S 17 1/2 St	0.40mi	3/2.0 (+1)	1,080 (+10%)	14mo	$99,900	$93	44
2213 Galveston Ave	0.61mi	2/2.0	1,091 (+11%)	10mo	$125,000	$115	41
2016 Dallas Ave	0.65mi	2/2.5	1,116 (+13%)	21mo	$128,000	$115	24

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: 14.4%
• Equity multiple: 1.57×
• Total profit: $11,899
• Equity at exit: $11,183

10-year hold

• IRR: 22.2%
• Equity multiple: 2.79×
• Total profit: $37,603
• Equity at exit: $6,485

Cash invested: $21,000 (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 78501

• Home prices YoY: -23.3%
• Rents YoY: 1.8%
• Active inventory: 385
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,137 high
• Mortgage (P&I): −$393
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $399

Break-even live

Break-even rent $631

Max offer price $75,000

Occupancy floor 60%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1510 Ithaca Ave #2 McAllen, TX	2.0	1.5	998	$1,000	$1.00	23d	1	0.21mi
1515 S 16th St McAllen, TX	2.0	1.0	1050	$975	$0.93	43d	1	0.26mi
1515 W Houston Ave McAllen, TX	2.0	1.0	1050	$1,800	$1.71	43d	1	0.26mi
604 S 16th St Apt 5 McAllen, TX	1.0	1.0	760	$750	$0.99	23d	1	0.39mi
901 Galveston Ave Unit C McAllen, TX	2.0	2.0	888	$950	$1.07	14d	1	0.50mi
2108 Galveston Ave W Unit 4 McAllen, TX	3.0	2.5	1064	$1,500	$1.41	43d	1	0.57mi
2108 Galveston Ave W Unit 5 McAllen, TX	3.0	2.5	1064	$1,350	$1.27	43d	1	0.57mi
2114 Galveston Ave W Unit 3 McAllen, TX	3.0	2.5	1064	$1,350	$1.27	43d	1	0.58mi
601 Kennedy Ave McAllen, TX	3.0	2.0	936	$1,350	$1.44	43d	1	0.59mi
615 W Dallas Ave Apt A-3 McAllen, TX	1.0	1.0	843	$1,850	$2.19	43d	1	0.75mi
615 W Dallas Ave Apt A-16 McAllen, TX	2.0	2.0	1069	$2,350	$2.20	21d	1	0.75mi
1418 Beech Ave #16 McAllen, TX	3.0	2.0	980	$950	$0.97	23d	1	0.91mi
503 N 11th St Apt 6 McAllen, TX	1.0	1.0	640	$700	$1.09	43d	1	1.11mi
503 N 11th St Apt 2 McAllen, TX	1.0	1.0	640	$700	$1.09	23d	1	1.11mi
317 S 28th St Unit 4 McAllen, TX	2.0	1.0	800	$750	$0.94	43d	1	1.21mi
317 S 28th St Unit 3 McAllen, TX	2.0	1.0	800	$800	$1.00	43d	1	1.21mi
601 N 6th St McAllen, TX	3.0	1.5	1075	$1,350	$1.26	43d	1	1.30mi
2401 Gumwood Ave W Unit 8 McAllen, TX	2.0	1.0	868	$525	$0.60	43d	1	1.38mi
917 N 21st St McAllen, TX	2.0	1.0	758	$1,200	$1.58	43d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $75,000 Active 22 DOM
2. 2026-06-17
   days on market $75,000 Active 21 DOM
3. 2026-06-16
   days on market $75,000 Active 20 DOM
4. 2026-06-15
   days on market $75,000 Active 19 DOM
5. 2026-06-14
   days on market $75,000 Active 17 DOM
6. 2026-06-10
   days on market $75,000 Active 14 DOM
7. 2026-06-09
   days on market $75,000 Active 13 DOM
8. 2026-06-08
   days on market $75,000 Active 12 DOM
9. 2026-06-07
   days on market $75,000 Active 11 DOM
10. 2026-06-05
    days on market $75,000 Active 8 DOM
11. 2026-06-03
    days on market $75,000 Active 7 DOM
12. 2026-06-02
    days on market $75,000 Active 6 DOM
13. 2026-06-01
    days on market $75,000 Active 5 DOM
14. 2026-05-31
    days on market $75,000 Active 4 DOM
15. 2026-05-31
    days on market $75,000 Active 3 DOM
16. 2026-05-27
    listed $75,000 Active
17. 2025-08-14
    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: $891 · $74/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: +$481/yr (+$40/mo · 54.0%)

ⓘ 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 (shaded) · 0% 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: $13,641
• − Mortgage interest: −$4,201
• − Property taxes: −$891
• − Insurance: −$375
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$2,182
• Taxable income: $3,809
• Est. tax owed @ 24.0%: −$914
• After-tax cash flow: $3,876/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

2 events — show timeline

• 2026-05-27 Listed $75,000 MCALLENMLS
• 2025-08-14 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $891 · +7.0% YoY. Source: county tax records.