In my market there has never been a time span of 12 years without increase and the 12 years was after the Great Recession.My belief is the reliability of each depends on the market.  

Also had a roofing contractor lie about the state of the roof in hopes of getting a new one - when our own roofer said there was nothing wrong with it and the life span of a roof is a lot more than 10 years. 

On one side, there's a 5-bedroom, 3-bath home spanning 2105 sqft (total lot. 0.40 acre), valued at approximately $341K.

Either way, I don’t think you can go wrong buying in either area over a 10 year span.

Land area spans from Rio Grande City to South Padre Island.I think it's not heard of often bc we're not as mainstream as other big cities and we are also a border town so cartel violence tends to be the issue that comes up.. but Mcallen has actually been ranked top 3 in one of the safest cities to live in in 2023. 

When considering capital expenses such as that new roof, water heater, etc, I suggest taking into account the life span of those things.

Improvements are cost-effective when the cost of making them is equal to or less than the money saved on energy from those improvements.Cost Effective Test for Existing HomesImprovements to existing homes are cost-effective when they pay for themselves over their expected life span with energy dollars saved.

On one side, there's a 5-bedroom, 3-bath home spanning 2,105 sqft (total lot: 0.40 acre), valued at approximately $341K.

You charge the tenant a depreciated value based on the remaining life span of the carpet you are replacing.

Attention spans diminish and greed rises.