Encino Plan · McAllen, TX 78504

$257,990

3 bd · 2.0 ba · 1,740 sqft · SingleFamily · 521 Days on market

Excellent condition

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Encino floor plan provides generous space all within a single level, offering 1740 sq. ft. of modern, open concept living. This thoughtfully crafted floor plan includes 3 bedrooms, 2 bathrooms, a study, 2-car garage and several upgrades! The inviting entry hall leads you past 2 bedrooms, a bathroom, a study, a utility room that seamlessly flows into an open-concept kitchen, dining, and family room . The kitchen is truly the heart of the home boasting a kitchen island and walk-in pantry. The primary suite is a luxurious space for relaxation and privacy located off the main living area. It features dual vanity sinks, a large walk-in closet, and a spacious bathroom. There are optional upgrades available to make this your dream home. The upgrade options include converting the study into a 4th bedroom with an added 3rd bathroom or add convenience with a powder room for guests. Upgrade the kitchen appliances, add storage in the garage and extend outdoor living with a covered patio for enjoying Texas evenings. Whether you're hosting family dinners or unwinding in your private study, the Encino offers a home where cherished memories are made, and life's moments are celebrated.

Key facts

• Open concept living
• Spacious bathroom
• Kitchen island

Tags

• OPEN CONCEPT LIVING
• KITCHEN ISLAND
• WALK-IN PANTRY
• DUAL VANITY SINKS
• LARGE WALK-IN CLOSET
• SPACIOUS BATHROOM

🏗️ New construction. The $257,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $268,291.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $258k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $82 ($983/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (5.0% below list).
• Recommended offer: $227k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 3.9% 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: R C Flores-Mark A Zapata El (math 38% / reading 38%, grade F, #1,709 of 4,322 statewide, top 40%, 521 students, 80% FRL); Elias Longoria Sr Middle (math 16% / reading 35%, grade F, #1,236 of 1,662 statewide, top 76%, 804 students, 82% FRL); Edinburg North H S (math 29% / reading 38%, grade F, #1,011 of 1,632 statewide, top 63%, 2,672 students, 83% FRL) — zoned schools average 82% FRL vs 62% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 1064 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 36% 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 $8k 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 521 days — a 12% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Recommended offer $227,031 (12.0% below list)

Questions for the listing agent

1. It's been on market 521 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $268,291
• List price: $257,990
• Delta: -3.84%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15617 N Brisas St	0.21mi	3/2.5	1,784 (+2%)	3mo	$301,990	$169	81
2923 Blossom St	0.22mi	4/3.0 (+1)	1,667 (-4%)	1mo	$282,990	$170	73
15604 N Brisas St	0.19mi	3/2.0	1,438 (-17%)	7mo	$263,990	$184	60
15512 N Brisas St	0.20mi	3/2.0	1,417 (-19%)	7mo	$269,990	$191	60
15428 N Brisas St	0.23mi	3/2.0	1,418 (-18%)	8mo	$272,990	$193	58
3204 Trailblazer Ave	1.12mi	3/2.0	1,722 (-1%)	8mo	$279,000	$162	57
1612 Lavender St	0.94mi	3/2.0	1,596 (-8%)	16mo	$179,900	$113	38
1612 Crimson St	0.93mi	3/2.0	1,414 (-19%)	5mo	$168,900	$119	36
16311 Citrus Dr	1.09mi	3/2.0	1,400 (-20%)	10mo	$305,000	$218	31

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-39,276
• Equity at exit: $40,003

10-year hold

• IRR: -6.7%
• Equity multiple: 0.58×
• Total profit: $-31,626
• Equity at exit: $23,197

Cash invested: $75,121 (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: 15 active · 2 under contract
• Months of supply: 30.0 mo (3%/mo absorbed)
• Median asking: $268,990 ($168/sqft)
• Median days on market: 124 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: -8.5% 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%
• Rents YoY: 2.6%
• Active inventory: 1064
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,451 medium
• Mortgage (P&I): −$1,407
• Tax est. 1.5%: −$335 /mo · $4,024/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $82

Break-even live

Break-even rent $2,347

Max offer price $268,291

Occupancy floor 92%

Sensitivity live

Price	-10% $267	-5% $175	+0% $82	+5% $-11	+10% $-103
Rent	-10% $-112	-5% $-15	+0% $82	+5% $179	+10% $276
Rate	-1.0pp $217	-0.5pp $150	base $82	+0.5pp $12	+1.0pp $-58

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: $67,073
• Closing costs: $8,049
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13921 N 36th St McAllen, TX	4.0	2.5	2084	$2,450	$1.18	93d	1	1.27mi
4400 Caddo Ln McAllen, TX	4.0	2.5	2069	$3,000	$1.45	93d	1	1.40mi
13904 N 39th St Edinburg, TX	3.0	2.0	2020	$2,500	$1.24	93d	1	1.42mi

Listing history 50 events

1. 2026-08-08
   days on market $257,990 Active 521 DOM
2. 2026-08-06
   days on market $257,990 Active 519 DOM
3. 2026-08-05
   days on market $257,990 Active 518 DOM
4. 2026-08-04
   days on market $257,990 Active 517 DOM
5. 2026-08-03
   days on market $257,990 Active 516 DOM
6. 2026-07-31
   days on market $257,990 Active 513 DOM
7. 2026-07-29
   days on market $257,990 Active 511 DOM
8. 2026-07-27
   days on market $257,990 Active 509 DOM
9. 2026-07-25
   days on market $257,990 Active 507 DOM
10. 2026-07-24
    days on market $257,990 Active 506 DOM
11. 2026-07-23
    days on market $257,990 Active 505 DOM
12. 2026-07-22
    days on market $257,990 Active 504 DOM
13. 2026-07-21
    days on market $257,990 Active 503 DOM
14. 2026-07-18
    days on market $257,990 Active 500 DOM
15. 2026-07-16
    days on market $257,990 Active 498 DOM
16. 2026-07-16
    days on market $257,990 Active 497 DOM
17. 2026-07-14
    days on market $257,990 Active 496 DOM
18. 2026-07-13
    days on market $257,990 Active 495 DOM
19. 2026-07-12
    days on market $257,990 Active 494 DOM
20. 2026-07-11
    days on market $257,990 Active 493 DOM
21. 2026-07-10
    days on market $257,990 Active 492 DOM
22. 2026-07-09
    days on market $257,990 Active 491 DOM
23. 2026-07-07
    days on market $257,990 Active 489 DOM
24. 2026-07-06
    days on market $257,990 Active 488 DOM
25. 2026-07-05
    days on market $257,990 Active 487 DOM
26. 2026-07-04
    days on market $257,990 Active 486 DOM
27. 2026-07-03
    days on market $257,990 Active 485 DOM
28. 2026-07-02
    days on market $257,990 Active 484 DOM
29. 2026-07-01
    days on market $257,990 Active 483 DOM
30. 2026-06-30
    days on market $257,990 Active 482 DOM
31. 2026-06-29
    days on market $257,990 Active 481 DOM
32. 2026-06-28
    days on market $257,990 Active 480 DOM
33. 2026-06-28
    days on market $257,990 Active 479 DOM
34. 2026-06-27
    days on market $257,990 Active 478 DOM
35. 2026-06-23
    days on market $257,990 Active 474 DOM
36. 2026-06-21
    days on market $257,990 Active 473 DOM
37. 2026-06-18
    days on market $257,990 Active 470 DOM
38. 2026-06-17
    days on market $257,990 Active 469 DOM
39. 2026-06-16
    days on market $257,990 Active 468 DOM
40. 2026-06-15
    days on market $257,990 Active 467 DOM
41. 2026-06-14
    days on market $257,990 Active 465 DOM
42. 2026-06-13
    days on market $257,990 Active 464 DOM
43. 2026-06-10
    days on market $257,990 Active 462 DOM
44. 2026-06-08
    days on market $257,990 Active 460 DOM
45. 2026-06-07
    days on market $257,990 Active 459 DOM
46. 2026-06-03
    days on market $257,990 Active 455 DOM
47. 2026-06-02
    days on market $257,990 Active 454 DOM
48. 2026-06-01
    days on market $257,990 Active 453 DOM
49. 2026-05-31
    days on market $257,990 Active 452 DOM
50. 2026-05-31
    days on market $257,990 Active 451 DOM

ⓘ 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: $29,408
• − Mortgage interest: −$15,028
• − Property taxes: −$4,024
• − Insurance: −$1,341
• − Repairs & maintenance: −$2,353
• − Management: −$2,353
• − Depreciation: −$7,805
• Taxable loss: −$3,496
• Est. tax savings @ 24.0%: +$839
• After-tax cash flow: $1,822/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 95/100 None rehab

This single-family home in Encino, McAllen, TX, is in excellent condition with modern finishes and a well-maintained exterior. It offers a spacious and open floor plan with 3 bedrooms and 2 bathrooms, making it ideal for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Modernizes the kitchen and adds value ↑

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary R C Flores-Mark A Zapata El F TX #1,709/4,322 Nat'l #21,128/41,679 Middle Elias Longoria Sr Middle F TX #1,236/1,662 Nat'l #10,204/14,009 High Edinburg North H S F TX #1,011/1,632 Nat'l #10,191/17,239

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

+0.4% since first listed

2 events — show timeline

• 2026-01-01 Price Changed $257,990 Zillow
• 2025-03-06 Listed $256,990 Zillow