2609 N 7 1/2 St · McAllen, TX 78501

$123,000

3 bd · 1.0 ba · 1,245 sqft · SingleFamily public records · 55 Days on market

Built 1974 7,356 sqft lot $99/sqft · 37% below area Est $197k · 37% under ↓ 21% 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).

• Cash flow +15.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.1/10.0
• DSCR +4.6/10.0
• 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 MLS

Great Investment Opportunity: Fixer-Upper Home. *ASK ABOUT POTENTIAL INVESTMENT OPPORTUNITIES*

Key facts

• 7,356 sq ft lot
• Garage
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $41 ($489/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $123k).
• Recommended offer: $119k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• Market conditions: Rents rising (+1.8%/yr); 385 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 31% of the median local income ($48k/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 $850 of loan paydown is wiped out by about $4k 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 55 days — a 3% lower offer ($119k) 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 $119,310 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.01% ✓
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 8.3

CMA / ARV

• ARV (median comp): $196,701
• List price: $123,000
• Delta: -37.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2700 N 7 1/2 St	0.05mi	3/1.5	1,149 (-8%)	15mo	$155,000	$135	70
2216 N 5th St	0.31mi	3/2.0	1,329 (+7%)	6mo	$245,000	$184	65
521 W Sycamore Ave	0.51mi	2/1.0 (-1)	1,159 (-7%)	13mo	$130,000	$112	49
1900 N 13th 1/2 St	0.61mi	2/1.0 (-1)	1,319 (+6%)	9mo	$199,900	$152	49
1111 Sycamore Ave	0.55mi	3/2.0	1,364 (+10%)	11mo	$120,000	$88	45
113 E Tamarack Ave	0.73mi	3/2.0	1,164 (-6%)	7mo	$189,000	$162	45
117 W Daffodil Ave W	0.51mi	3/2.0	1,357 (+9%)	15mo	$145,000	$107	44
1412 W Gardenia Ave	0.63mi	3/2.0	1,364 (+10%)	10mo	$229,000	$168	42
3008 N 1st St	0.62mi	3/2.0	1,430 (+15%)	3mo	$209,000	$146	40
120 W Tamarack Ave	0.65mi	3/2.0	1,144 (-8%)	19mo	$180,000	$157	36

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: -15.5%
• Equity multiple: 0.46×
• Total profit: $-18,768
• Equity at exit: $18,340

10-year hold

• IRR: -9.4%
• Equity multiple: 0.46×
• Total profit: $-18,731
• Equity at exit: $10,635

Cash invested: $34,440 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$645
• Tax from tax record: −$244 /mo · $2,931/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $41

Break-even live

Break-even rent $1,191

Max offer price $123,000

Occupancy floor 92%

Sensitivity live

Price	-10% $110	-5% $76	+0% $41	+5% $6	+10% $-29
Rent	-10% $-57	-5% $-8	+0% $41	+5% $90	+10% $139
Rate	-1.0pp $103	-0.5pp $72	base $41	+0.5pp $9	+1.0pp $-24

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
710 Camellia Ave McAllen, TX	2.0	2.0	1358	$1,350	$0.99	24d	1	0.17mi
609 Walnut Ave McAllen, TX	3.0	2.0	1323	$1,800	$1.36	24d	1	0.25mi
3101 N 8th St Apt H5 McAllen, TX	2.0	2.0	1200	$950	$0.79	14d	1	0.29mi
1209 Harvey St McAllen, TX	2.0	1.0	1408	$1,350	$0.96	14d	1	0.32mi
700 W Fern Ave #4 McAllen, TX	2.0	1.0	1215	$1,050	$0.86	44d	1	0.39mi
1104 Fern Ave W Unit C McAllen, TX	2.0	2.0	1122	$895	$0.80	24d	1	0.43mi
1110 W Gardenia Ave McAllen, TX	3.0	2.0	1310	$1,300	$0.99	44d	1	0.49mi
200 Upas Ave McAllen, TX	2.0	2.0	1212	$950	$0.78	14d	1	0.52mi
439 Quince Cir McAllen, TX	2.0	1.0	1200	$1,400	$1.17	24d	1	0.58mi
1600 Tamarack Ave Unit 88 McAllen, TX	2.0	2.0	1000	$850	$0.85	44d	1	0.68mi
1600 Tamarack Ave Apt 64 McAllen, TX	2.0	1.0	1000	$790	$0.79	24d	1	0.68mi
1600 Tamarack Ave Apt 64 McAllen, TX	2.0	1.0	820	$800	$0.98	44d	1	0.68mi
3806 N 7th Ct McAllen, TX	2.0	2.0	1021	$1,350	$1.32	21d	1	0.73mi
3813 N 8th Ct Unit 4 McAllen, TX	2.0	1.5	828	$875	$1.06	44d	1	0.74mi
1900 La Vista Ave McAllen, TX	4.0	2.0	1410	$2,400	$1.70	44d	1	0.74mi
301 E Camellia Ave Apt 201C McAllen, TX	2.0	2.0	1100	$1,100	$1.00	44d	1	0.76mi
301 E Camellia Ave Unit 207A McAllen, TX	2.0	2.0	1100	$1,080	$0.98	44d	1	0.76mi
1601 Redwood Ave McAllen, TX	2.0	1.0	1292	$1,100	$0.85	44d	1	0.78mi
401 E Camellia Ave McAllen, TX	2.0	2.0	1100	$1,080	$0.98	44d	1	0.80mi
200 E Upas Ave McAllen, TX	2.0	2.0	1212	$950	$0.78	14d	1	0.80mi
219 E Vine Ave McAllen, TX	3.0	2.0	1300	$1,550	$1.19	14d	1	0.81mi
1024 Laurel Ave McAllen, TX	3.0	2.0	1466	$1,600	$1.09	44d	1	0.91mi
1016 Laurel Ave McAllen, TX	2.0	1.0	1124	$1,425	$1.27	14d	1	0.91mi
1901 Japonica Ave Unit 29 McAllen, TX	2.0	2.0	965	$745	$0.77	24d	1	0.93mi
1901 Japonica Ave Unit 2 McAllen, TX	2.0	2.0	965	$850	$0.88	44d	1	0.93mi
512 E Upas Ave Unit 1 McAllen, TX	2.0	2.0	972	$900	$0.93	21d	1	0.96mi
1901 Japonica Ave Unit 35 McAllen, TX	2.0	2.0	965	$795	$0.82	24d	1	0.97mi
1215 N 15th St McAllen, TX	2.0	1.0	983	$1,200	$1.22	14d	1	0.97mi
501 E Hibiscus Ave McAllen, TX	3.0	2.0	1232	$1,400	$1.14	24d	1	0.98mi
1213 N 15th St McAllen, TX	2.0	1.0	897	$900	$1.00	14d	1	0.98mi
1120 Primrose Ave Unit 2 McAllen, TX	2.0	2.0	825	$1,000	$1.21	44d	1	1.00mi
1200 Primrose Ave Unit B4 McAllen, TX	2.0	2.0	930	$850	$0.91	19d	1	1.01mi
1200 Primrose Ave Unit A4 McAllen, TX	2.0	2.0	930	$850	$0.91	14d	1	1.01mi
804 E La Vista Ave Unit 2 McAllen, TX	3.0	2.0	1150	$1,350	$1.17	24d	1	1.02mi
1600 W Nolana Ave Unit 11 McAllen, TX	2.0	1.5	945	$1,800	$1.90	44d	1	1.03mi
3801 N McColl Rd McAllen, TX	1.0–2.0	1.0–2.0	846	$1,349	$1.59	14d	14	1.05mi
1715 W Nolana Ave Unit 3 McAllen, TX	2.0	2.0	960	$950	$0.99	24d	1	1.05mi
801 E Daffodil Ave Unit 4 McAllen, TX	2.0	2.0	995	$1,000	$1.01	44d	1	1.08mi
912 N 3rd St McAllen, TX	2.0	2.0	950	$1,100	$1.16	44d	1	1.10mi
909 Daffodil Ave Unit D McAllen, TX	2.0	2.0	888	$900	$1.01	21d	1	1.14mi

Listing history 14 events

1. 2026-05-06
   status Pending 94-char remark

   Show marketing remark (94 chars)

   Great Investment Opportunity: Fixer-Upper Home. *ASK ABOUT POTENTIAL INVESTMENT OPPORTUNITIES*

2. 2026-04-27
   price $123,000 94-char remark

   Show marketing remark (94 chars)

   Great Investment Opportunity: Fixer-Upper Home. *ASK ABOUT POTENTIAL INVESTMENT OPPORTUNITIES*

3. 2026-04-27
   price $120,000 94-char remark

   Show marketing remark (94 chars)

   Great Investment Opportunity: Fixer-Upper Home. *ASK ABOUT POTENTIAL INVESTMENT OPPORTUNITIES*

4. 2026-04-23
   price $125,000 94-char remark

   Show marketing remark (94 chars)

   Great Investment Opportunity: Fixer-Upper Home. *ASK ABOUT POTENTIAL INVESTMENT OPPORTUNITIES*

5. 2026-04-20
   price $129,000 94-char remark

   Show marketing remark (94 chars)

   Great Investment Opportunity: Fixer-Upper Home. *ASK ABOUT POTENTIAL INVESTMENT OPPORTUNITIES*

6. 2026-04-13
   price $133,000 94-char remark

   Show marketing remark (94 chars)

   Great Investment Opportunity: Fixer-Upper Home. *ASK ABOUT POTENTIAL INVESTMENT OPPORTUNITIES*

7. 2026-04-07
   price $139,000 94-char remark

   Show marketing remark (94 chars)

   Great Investment Opportunity: Fixer-Upper Home. *ASK ABOUT POTENTIAL INVESTMENT OPPORTUNITIES*

8. 2026-03-31
   price $143,000 94-char remark

   Show marketing remark (94 chars)

   Great Investment Opportunity: Fixer-Upper Home. *ASK ABOUT POTENTIAL INVESTMENT OPPORTUNITIES*

9. 2026-03-30
   price $165,000 94-char remark

   Show marketing remark (94 chars)

   Great Investment Opportunity: Fixer-Upper Home. *ASK ABOUT POTENTIAL INVESTMENT OPPORTUNITIES*

10. 2026-03-26
    price $144,000 94-char remark

    Show marketing remark (94 chars)

    Great Investment Opportunity: Fixer-Upper Home. *ASK ABOUT POTENTIAL INVESTMENT OPPORTUNITIES*

11. 2026-03-23
    price $145,000 94-char remark

    Show marketing remark (94 chars)

    Great Investment Opportunity: Fixer-Upper Home. *ASK ABOUT POTENTIAL INVESTMENT OPPORTUNITIES*

12. 2026-03-19
    price $149,000 94-char remark

    Show marketing remark (94 chars)

    Great Investment Opportunity: Fixer-Upper Home. *ASK ABOUT POTENTIAL INVESTMENT OPPORTUNITIES*

13. 2026-03-16
    price $150,000 94-char remark

    Show marketing remark (94 chars)

    Great Investment Opportunity: Fixer-Upper Home. *ASK ABOUT POTENTIAL INVESTMENT OPPORTUNITIES*

14. 2026-03-12
    listed $155,000 Active 94-char remark

    Show marketing remark (94 chars)

    Great Investment Opportunity: Fixer-Upper Home. *ASK ABOUT POTENTIAL INVESTMENT OPPORTUNITIES*

ⓘ 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: $2,931 · $244/mo
• Projected year-2 tax: $2,931 · $244/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 (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: $14,906
• − Mortgage interest: −$6,890
• − Property taxes: −$2,931
• − Insurance: −$615
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$3,578
• Taxable loss: −$1,494
• Est. tax savings @ 24.0%: +$358
• After-tax cash flow: $847/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

-20.6% since first listed

14 events — show timeline

• 2026-05-06 Pending — MCALLENMLS
• 2026-04-27 Price Changed $123,000 MCALLENMLS
• 2026-04-27 Price Changed $120,000 MCALLENMLS
• 2026-04-23 Price Changed $125,000 MCALLENMLS
• 2026-04-20 Price Changed $129,000 MCALLENMLS
• 2026-04-13 Price Changed $133,000 MCALLENMLS
• 2026-04-07 Price Changed $139,000 MCALLENMLS
• 2026-03-31 Price Changed $143,000 MCALLENMLS
• 2026-03-30 Price Changed $165,000 MCALLENMLS
• 2026-03-26 Price Changed $144,000 MCALLENMLS
• 2026-03-23 Price Changed $145,000 MCALLENMLS
• 2026-03-19 Price Changed $149,000 MCALLENMLS
• 2026-03-16 Price Changed $150,000 MCALLENMLS
• 2026-03-12 Listed $155,000 MCALLENMLS

Property tax history

+6.1%/yr

Latest (2025): $2,931 · +4.6% YoY. Source: county tax records.