Updated 2026 · Based on median market data for McAllen, TX
McAllen sits in the South with a population of 50,000 growing rapidly at 1.8% annually. The median home costs $190,000 while rents average $1,100/mo, producing an estimated cap rate of 4.02%. This is a moderate market that rewards careful deal sourcing.
McAllen appeals to balanced investors who want both cash flow and appreciation. The 1.8% annual population growth signals rising demand, while the 4.02% cap rate means deals can cash flow with the right structure. Look for properties below the median price point where rents are strong relative to the purchase price.
Target properties priced 15-25% below the $190,000 median — around $152,000 or less. At this price point with $1,100/mo rents, your cap rate improves to roughly 5.7%. Factor in 1.72% property taxes ($3,268/yr), budget 5% of gross rent for maintenance, and underwrite to a 5.8% vacancy rate. On a 20% down conventional loan at 7%, monthly PITI will run approximately $1,383.
Property taxes at 1.72% are notably high — this is a significant drag on NOI that some investors underestimate. Every deal should be evaluated individually using our calculator tools. Median data provides a starting point; actual returns depend on the specific property, financing, and your management approach.
Run the numbers on a specific McAllen property using our cap rate calculator (pre-filled with McAllen data). Compare McAllen against similar markets in the South region. If you're considering a value-add approach, try our BRRRR calculator to model a rehab scenario.
McAllen vs Texas state average and national average across key investment metrics. McAllen outperforms both benchmarks on cap rate.