Updated 2026 · Based on median market data for McAllen, TX
The median monthly rent in McAllen, TX is $1,100, translating to $13,200 in annual gross rental income per unit. The rent-to-price ratio is 0.58% — well below the 1% rule, making pure cash flow investing challenging at median prices.
Renters in McAllen spend approximately 21% of the local median household income ($63,735) on rent. This is well below the 30% threshold, suggesting significant headroom for rent increases. Tenants can afford to pay more, which is bullish for landlords.
The vacancy rate in McAllen is 5.8%. This is a healthy vacancy rate that indicates balanced supply and demand. You should be able to find quality tenants without extended vacancies, though expect normal turnover periods of 2-4 weeks between tenants. Population growth of 1.8% annually is actively adding rental demand.
McAllen's GRM (price divided by annual rent) is 14.4x. A GRM between 12-16x is moderate and typical of balanced markets. Deals can work but you need to keep expenses controlled. For comparison, the national average GRM for investment-grade rentals is approximately 13-15x.
At the median rent of $1,100/mo, a single-family rental in McAllen generates approximately $13,200 in gross annual income. After accounting for 5.8% vacancy ($766 lost), property taxes of $3,268, insurance (~$760), and maintenance (~$760), the estimated NOI is $7,646 per year, or $637/mo.
McAllen vs Texas state average and national average across key investment metrics. McAllen outperforms both benchmarks on cap rate.