Mcallen has been named top three safest cities in the US. https://smartasset.com/data-studies/safest-cities-in-america...Edinburg which is also located out here has a university that just adopted a football program that starts in Fall 2025.

When you look at the data and strip out flipping activity the appreciation of improved properties is pretty much zero.

This includes BP and other investment sites, RDPD and plethora of other investment books, easy access to information including census data, job data, development data, city plans, etc.This can enlighten to alternate rental models: LTR, STR, MTR, NNN, etc.  

I’ve shopped around with a bunch of different skip tracers and what I’ve landed on for residential is using MLS data (Realist or Remine) or local County data to pull the lists.

The person who is sub leasing would have to do their own market research to make sure the rental would still profit for them based on short term rental data.

We have a data base of about 14k and recently engaged a data co to comb through and get better phone/emails as some of the entries may be on the dnc now and some still have aol lol.

We have a Real Estate company and we accept assigned contracts from them ... they have a data base more active than clicks on Zillow....

Sales Data for the Previous 6 MonthsNew Home SalesNovember 2023Sales: 150 (MoM: -3%, YoY: +5%)Median Sales Price: $325,000 (MoM: +1%, YoY: +8%)Average Square Footage: 2100 sq ft (MoM: +2%, YoY: +6%)Inventory: 180 (MoM: +5%, YoY: +12%)December 2023Sales: 160 (MoM: +7%, YoY: +6%)Median Sales Price: $330,000 (MoM: +1.5%, YoY: +7%)Average Square Footage: 2120 sq ft (MoM: +1%, YoY: +7%)Inventory: 185 (MoM: +2.7%, YoY: +10%)January 2024Sales: 140 (MoM: -12.5%, YoY: +3%)Median Sales Price: $335,000 (MoM: +1.5%, YoY: +9%)Average Square Footage: 2130 sq ft (MoM: +0.5%, YoY: +5%)Inventory: 190 (MoM: +2.7%, YoY: +8%)February 2024Sales: 170 (MoM: +21.4%, YoY: +10%)Median Sales Price: $340,000 (MoM: +1.5%, YoY: +10%)Average Square Footage: 2150 sq ft (MoM: +0.9%, YoY: +6%)Inventory: 195 (MoM: +2.6%, YoY: +7%)March 2024Sales: 180 (MoM: +5.9%, YoY: +15%)Median Sales Price: $345,000 (MoM: +1.5%, YoY: +12%)Average Square Footage: 2160 sq ft (MoM: +0.5%, YoY: +5%)Inventory: 200 (MoM: +2.5%, YoY: +6%)April 2024Sales: 190 (MoM: +5.6%, YoY: +18%)Median Sales Price: $350,000 (MoM: +1.5%, YoY: +12.5%)Average Square Footage: 2180 sq ft (MoM: +0.9%, YoY: +6.5%)Inventory: 210 (MoM: +5%, YoY: +8%)Existing Home SalesNovember 2023Sales: 400 (MoM: -2.4%, YoY: +3%)Median Sales Price: $275,000 (MoM: +0.8%, YoY: +5%)Average Square Footage: 1850 sq ft (MoM: +0.5%, YoY: +4%)Inventory: 450 (MoM: +4%, YoY: +9%)December 2023Sales: 420 (MoM: +5%, YoY: +4%)Median Sales Price: $280,000 (MoM: +1.8%, YoY: +6%)Average Square Footage: 1860 sq ft (MoM: +0.5%, YoY: +4.5%)Inventory: 460 (MoM: +2.2%, YoY: +8%)January 2024Sales: 380 (MoM: -9.5%, YoY: +2%)Median Sales Price: $285,000 (MoM: +1.8%, YoY: +7%)Average Square Footage: 1870 sq ft (MoM: +0.5%, YoY: +4%)Inventory: 470 (MoM: +2.2%, YoY: +7%)February 2024Sales: 450 (MoM: +18.4%, YoY: +9%)Median Sales Price: $290,000 (MoM: +1.8%, YoY: +8%)Average Square Footage: 1880 sq ft (MoM: +0.5%, YoY: +5%)Inventory: 480 (MoM: +2.1%, YoY: +6%)March 2024Sales: 470 (MoM: +4.4%, YoY: +12%)Median Sales Price: $295,000 (MoM: +1.7%, YoY: +9%)Average Square Footage: 1890 sq ft (MoM: +0.5%, YoY: +4%)Inventory: 490 (MoM: +2%, YoY: +5%)April 2024Sales: 500 (MoM: +6.4%, YoY: +15%)Median Sales Price: $300,000 (MoM: +1.7%, YoY: +10%)Average Square Footage: 1900 sq ft (MoM: +0.5%, YoY: +5%)Inventory: 500 (MoM: +2%, YoY: +6%)TownhomesNovember 2023Sales: 45 (MoM: -4%, YoY: +6%)Median Sales Price: $210,000 (MoM: +0.5%, YoY: +5.5%)Average Square Footage: 1,450 sq ft (MoM: +1%, YoY: +3%)Inventory: 60 (MoM: +3%, YoY: +10%)December 2023Sales: 50 (MoM: +11%, YoY: +7%)Median Sales Price: $215,000 (MoM: +2.4%, YoY: +6.5%)Average Square Footage: 1,460 sq ft (MoM: +0.7%, YoY: +3.5%)Inventory: 65 (MoM: +8.3%, YoY: +12%)January 2024Sales: 40 (MoM: -20%, YoY: +4%)Median Sales Price: $220,000 (MoM: +2.3%, YoY: +7%)Average Square Footage: 1,470 sq ft (MoM: +0.7%, YoY: +4%)Inventory: 70 (MoM: +7.7%, YoY: +10%)February 2024Sales: 55 (MoM: +37.5%, YoY: +9%)Median Sales Price: $225,000 (MoM: +2.3%, YoY: +8%)Average Square Footage: 1,480 sq ft (MoM: +0.7%, YoY: +4.5%)Inventory: 75 (MoM: +7.1%, YoY: +11%)March 2024Sales: 60 (MoM: +9.1%, YoY: +12%)Median Sales Price: $230,000 (MoM: +2.2%, YoY: +9%)Average Square Footage: 1,490 sq ft (MoM: +0.7%, YoY: +5%)Inventory: 80 (MoM: +6.7%, YoY: +12%)April 2024Sales: 65 (MoM: +8.3%, YoY: +15%)Median Sales Price: $235,000 (MoM: +2.2%, YoY: +10%)Average Square Footage: 1,500 sq ft (MoM: +0.7%, YoY: +5.5%)Inventory: 85 (MoM: +6.3%, YoY: +12.5%)CondosNovember 2023Sales: 30 (MoM: -6.3%, YoY: +4%)Median Sales Price: $175,000 (MoM: +0.5%, YoY: +4.5%)Average Square Footage: 1,200 sq ft (MoM: +1%, YoY: +2.5%)Inventory: 45 (MoM: +4.7%, YoY: +8%)December 2023Sales: 32 (MoM: +6.7%, YoY: +5%)Median Sales Price: $180,000 (MoM: +2.9%, YoY: +5.5%)Average Square Footage: 1,210 sq ft (MoM: +0.8%, YoY: +3%)Inventory: 48 (MoM: +6.7%, YoY: +9%)January 2024Sales: 28 (MoM: -12.5%, YoY: +3%)Median Sales Price: $185,000 (MoM: +2.8%, YoY: +6%)Average Square Footage: 1,220 sq ft (MoM: +0.8%, YoY: +3.5%)Inventory: 50 (MoM: +4.2%, YoY: +8%)February 2024Sales: 35 (MoM: +25%, YoY: +8%)Median Sales Price: $190,000 (MoM: +2.7%, YoY: +7%)Average Square Footage: 1,230 sq ft (MoM: +0.8%, YoY: +4%)Inventory: 53 (MoM: +6%, YoY: +9%)March 2024Sales: 38 (MoM: +8.6%, YoY: +10%)Median Sales Price: $195,000 (MoM: +2.6%, YoY: +8%)Average Square Footage: 1,240 sq ft (MoM: +0.8%, YoY: +4.5%)Inventory: 56 (MoM: +5.7%, YoY: +10%)April 2024Sales: 40 (MoM: +5.3%, YoY: +12%)Median Sales Price: $200,000 (MoM: +2.6%, YoY: +9%)Average Square Footage: 1,250 sq ft (MoM: +0.8%, YoY: +5%)Inventory: 60 (MoM: +7.1%, YoY: +12%)Property Type and Purchase Type SegregationSingle-Family Residences (SFR)April 2024Cash Purchase: 70 sales (35% of total SFR sales) Median Sales Price: $305,000 Average Square Footage: 1950 sq ftFinanced Purchase: 130 sales (65% of total SFR sales) Median Sales Price: $295,000 Average Square Footage: 1920 sq ftTownhomesApril 2024Cash Purchase: 20 sales (40% of total Townhome sales) Median Sales Price: $220,000 Average Square Footage: 1450 sq ftFinanced Purchase: 30 sales (60% of total Townhome sales) Median Sales Price: $210,000 Average Square Footage: 1430 sq ftCondosApril 2024Cash Purchase: 15 sales (50% of total Condo sales) Median Sales Price: $180,000 Average Square Footage: 1200 sq ftFinanced Purchase: 15 sales (50% of total Condo sales) Median Sales Price: $175,000 Average Square Footage: 1180 sq ftRental Data for the Previous 6 MonthsSingle-Family HomesDecember 20232-bedroom: $1,100 (MoM: +2%, YoY: +5%)3-bedroom: $1,350 (MoM: +1%, YoY: +4%)4-bedroom: $1,600 (MoM: +2.5%, YoY: +3.8%)January 20242-bedroom: $1,125 (MoM: +2.3%, YoY: +5.5%)3-bedroom: $1,360 (MoM: +0.7%, YoY: +4.2%)4-bedroom: $1,620 (MoM: +1.25%, YoY: +4%)February 20242-bedroom: $1,130 (MoM: +0.4%, YoY: +5.2%)3-bedroom: $1,370 (MoM: +0.7%, YoY: +4.1%)4-bedroom: $1,640 (MoM: +1.2%, YoY: +3.9%)March 20242-bedroom: $1,135 (MoM: +0.4%, YoY: +5.1%)3-bedroom: $1,380 (MoM: +0.7%, YoY: +4.0%)4-bedroom: $1,650 (MoM: +0.6%, YoY: +3.8%)April 20242-bedroom: $1,140 (MoM: +0.4%, YoY: +4.8%)3-bedroom: $1,390 (MoM: +0.7%, YoY: +3.9%)4-bedroom: $1,660 (MoM: +0.6%, YoY: +3.7%)May 20242-bedroom: $1,145 (MoM: +0.4%, YoY: +4.6%)3-bedroom: $1,400 (MoM: +0.7%, YoY: +3.8%)4-bedroom: $1,670 (MoM: +0.6%, YoY: +3.6%)ApartmentsDecember 20232-bedroom: $1,000 (MoM: +1.5%, YoY: +4%)3-bedroom: $1,250 (MoM: +1%, YoY: +3.5%)4-bedroom: $1,450 (MoM: +2%, YoY: +3.8%)January 20242-bedroom: $1,020 (MoM: +2%, YoY: +4.2%)3-bedroom: $1,260 (MoM: +0.8%, YoY: +3.6%)4-bedroom: $1,460 (MoM: +0.7%, YoY: +3.9%)February 20242-bedroom: $1,025 (MoM: +0.5%, YoY: +4.1%)3-bedroom: $1,265 (MoM: +0.4%, YoY: +3.5%)4-bedroom: $1,470 (MoM: +0.7%, YoY: +3.8%)March 20242-bedroom: $1,030 (MoM: +0.5%, YoY: +4.0%)3-bedroom: $1,270 (MoM: +0.4%, YoY: +3.4%)4-bedroom: $1,480 (MoM: +0.7%, YoY: +3.7%)April 20242-bedroom: $1,035 (MoM: +0.5%, YoY: +3.8%)3-bedroom: $1,275 (MoM: +0.4%, YoY: +3.3%)4-bedroom: $1,490 (MoM: +0.7%, YoY: +3.6%)May 20242-bedroom: $1,040 (MoM: +0.5%, YoY: +3.6%)3-bedroom: $1,280 (MoM: +0.4%, YoY: +3.2%)4-bedroom: $1,500 (MoM: +0.7%, YoY: +3.5%)Birmingham, AL Real Estate Market Forecast (June 2024 - November 2024)Market OverviewThe Birmingham real estate market is expected to remain robust, driven by rising property prices, competitive market conditions, and strong demand.

Happy to connect and share some data on the area. 

You'll have to determine how our prices compare but as one data point we do a complete gut/redo of a 7x5 bathroom for $12,500 and a complete kitchen for $24k.