ZIP CODE 78542 // MCALLEN-EDINBURG-MISSION, TX // DATA AS OF 2026-09-30
Edinburg, TX (78542) Rental Property Cap Rate & Cash Flow Report
Located in Hidalgo County (Edinburg, TX), Zip Code 78542 ranks #158 of 500 nationally (69th percentile) with a Zillow ZHVI typical acquisition price of $200,627 (+1.3% YoY) and a ZORI observed market rent of $1,119/mo (+0.1% YoY). Requires at least 49.2% down payment at 6.5% interest to reach $0/mo break-even cash flow.
Net Monthly Cash Flow
-$370/mo
Annual: -$4,442/yr
Net Cap Rate
3.85%
NOI: $7,731/yr
Cash-on-Cash Return
-9.63%
Cash Needed: $46,144
1% Rule Ratio
0.56%
Gross Yield: 6.69%
Break-Even Rent
$1,545/mo
State Tax: 1.47%/yr
INTERACTIVE PRO-FORMA STATEMENT (ZIP 78542 BENCHMARK)
Edit any value
Purchase Price (ZHVI Median)
Monthly Gross Rent (ZORI Median)
Down Payment (%)
Interest Rate (30Y Fixed %)
Annual Property Tax (TX Avg 1.47%)
Annual Home Insurance ($)
Monthly HOA Fee ($)
Monthly Debt Service (P&I)
-$1,014/mo
Monthly Operating Expenses (Tax + Ins + 13% Reserves)
-$475/mo
HISTORICAL ZHVI PRICE VS. ZORI RENT TRAJECTORY (78542)
| Year | Median Price | Median Rent | Gross Yield |
|---|---|---|---|
| 2024 | $198,001 | $1,110/mo | 6.73% |
| 2025 | $198,035 | $1,118/mo | 6.78% |
| 2026 | $200,627 | $1,119/mo | 6.69% |
COMPARABLE U.S. RENTAL MARKETS
| Zip / City | Price | Rent | Cap Rate | Cash Flow |
|---|---|---|---|---|
| 78046 Laredo, TX | $194,263 | $1,086/mo | 3.87% | -$356/mo |
| 76244 Fort Worth, TX | $377,781 | $2,141/mo | 3.95% | -$668/mo |
| 77386 Spring, TX | $367,655 | $2,105/mo | 4.01% | -$631/mo |
| 78640 Kyle, TX | $293,532 | $1,585/mo | 3.67% | -$587/mo |
| 77459 Missouri City, TX | $392,356 | $2,266/mo | 4.06% | -$657/mo |
| 75052 Grand Prairie, TX | $320,384 | $1,717/mo | 3.63% | -$652/mo |