900 Hidden Hills St · Mission, TX 78572

$519,000

None bd · None ba · 3,756 sqft · MultiFamily · 211 Days on market

Built 2023 Excellent condition 0.28 ac lot $138/sqft · at area comps Est $526k · at est.

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.1/30.0
• ARV discount +8.1/15.0
• DSCR +5.3/10.0
• Condition / age +4.8/5.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

FULLY LEASED!! This well-positioned multifamily property is a turnkey opportunity for investors or builders alike. Located within a well-maintained HOA community, the property offers ease of ownership with shared maintenance and consistent community standards. Conveniently situated near the expressway, shopping centers, schools, and everyday amenities, this fourplex benefits from strong tenant demand and long-term rental appeal. Whether you’re looking to expand your rental portfolio or secure a stable income-producing asset in a growing market, this property checks all the boxes. Opportunities like this don’t last schedule your showing today.

Key facts

• Multifamily property
• Strong tenant demand
• Turnkey opportunity

Tags

• MULTIFAMILY PROPERTY
• TURNKEY OPPORTUNITY
• WELL-MAINTAINED HOA COMMUNITY
• STRONG TENANT DEMAND
• LONG-TERM RENTAL APPEAL
• NEAR SHOPPING CENTERS

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2-bath units multifamily listed at $519k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive. Per door: $91/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $500k (3.7% below list).
• Recommended offer: $457k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.7% in Mission — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#148 in TX, #4,155 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Mission CISD (urban): math 15% / reading 28% proficiency, ranked #775 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pearson El (math 8% / reading 17%, grade F, #4,180 of 4,322 statewide, top 97%, 373 students, 94% FRL); White J H (math 11% / reading 28%, grade F, #1,445 of 1,662 statewide, top 88%, 847 students, 90% FRL); Mission H S (math 18% / reading 28%, grade F, #1,348 of 1,632 statewide, top 83%, 2,218 students, 91% FRL).
• Market conditions: 1115 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($457k) is reasonable based on typical stale-listing flexibility.

Recommended offer $456,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $525,956
• List price: $519,000
• Delta: -0.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 W 8th St	0.02mi	—/—	3,760 (+0%)	2mo	$495,000	$132	97
703 Pedro St	0.15mi	—/—	3,760 (+0%)	9mo	$495,000	$132	86
905 W 8th St	0.04mi	—/—	4,240 (+13%)	2mo	$535,000	$126	75
801 Pedro St	0.16mi	—/—	4,240 (+13%)	2mo	$540,000	$127	69
1003 Hidden Hills St	0.10mi	—/—	4,240 (+13%)	6mo	$530,000	$125	69
902 W 8th St	0.06mi	—/—	4,240 (+13%)	8mo	$535,000	$126	68
1005 Hidden Hills St	0.12mi	—/—	4,240 (+13%)	9mo	$545,000	$129	66
900 W 8th St	0.06mi	—/—	4,240 (+13%)	14mo	$535,000	$126	64
1007 Hidden Hills St	0.14mi	—/—	4,240 (+13%)	11mo	$545,000	$129	63
707 Pedro St	0.15mi	—/—	4,188 (+12%)	15mo	$535,000	$128	62
903 W 8th St	0.03mi	—/—	4,240 (+13%)	20mo	$535,000	$126	61
904 W 8th St	0.07mi	—/—	4,240 (+13%)	18mo	$540,000	$127	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.58×
• Total profit: $-60,886
• Equity at exit: $77,385

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-22,916
• Equity at exit: $44,874

Cash invested: $145,320 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 3 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $510,000 ($133/sqft)
• Median days on market: 36 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +5.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78572

• Home prices YoY: -22.9%
• Active inventory: 1115
• Price-to-rent: 34.6×

Monthly cashflow live

• Estimated rent: $5,000 high
• Mortgage (P&I): −$2,722
• Tax est. 1.5%: −$649 /mo · $7,785/yr
• Insurance: −$216
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,050
• Net cashflow: $363

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$5,000
Total (4 units)			$5,000

Break-even live

Break-even rent $4,540

Max offer price $519,000

Occupancy floor 88%

Sensitivity live

Price	-10% $722	-5% $543	+0% $363	+5% $184	+10% $5
Rent	-10% $-32	-5% $166	+0% $363	+5% $561	+10% $758
Rate	-1.0pp $625	-0.5pp $495	base $363	+0.5pp $229	+1.0pp $92

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $129,750
• Closing costs: $15,570
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 W 8th St Unit 3 Mission, TX	2.0	2.0	884	$1,250	$1.41	6d	1	0.02mi
906 Hidden Hills St Unit 4 Mission, TX	2.0	3.0	1180	$1,250	$1.06	110d	1	0.02mi
907 Hidden Hills St #1 Mission, TX	2.0	2.0	907	$1,250	$1.38	6d	1	0.06mi
906 Hidden Hills St Unit 1 Mission, TX	2.0	2.0	1180	$1,050	$0.89	62d	1	0.07mi
1000 W 8th St Apt 3 Mission, TX	2.0	2.0	960	$1,200	$1.25	6d	1	0.07mi
1003 W 8th St Apt 4 Mission, TX	2.0	2.0	940	$1,200	$1.28	62d	1	0.08mi
802 Hidden Hills St Unit 2 Mission, TX	2.0	2.0	940	$1,200	$1.28	6d	1	0.08mi
1005 W 8th St Mission, TX	2.0	2.0	940	$1,200	$1.28	6d	1	0.09mi
1001 Hidalgo St Mission, TX	2.0	1.0	910	$1,300	$1.43	62d	1	0.18mi
721 W 4th St Mission, TX	3.0	1.5	1194	$1,400	$1.17	110d	1	0.26mi
1002 Burney St Mission, TX	3.0	2.0	1399	$1,400	$1.00	6d	1	0.30mi
7102 N 56th Ln Unit 1 Mission, TX	2.0	2.0	980	$1,075	$1.10	117d	1	0.44mi
825 W First St Unit 4 Mission, TX	2.0	1.0	760	$675	$0.89	62d	1	0.44mi
102 S Holland Ave Mission, TX	1.0	1.0	700	$650	$0.93	6d	1	0.45mi
523 Perkins Ave Mission, TX	2.0	2.0	1050	$950	$0.90	139d	1	0.46mi
1500 Industrial Way Unit A Mission, TX	2.0	1.0	990	$990	$1.00	139d	1	0.64mi
983 Washington Ave Mission, TX	3.0	2.0	1040	$1,300	$1.25	139d	1	0.65mi
221 W 14th St Mission, TX	3.0	2.0	1290	$950	$0.74	5d	1	0.71mi
205 Doherty Ave Mission, TX	2.0	1.0	884	$1,200	$1.36	6d	1	0.75mi
1400 N Dunlap Ave Mission, TX	2.0	1.0	1068	$800	$0.75	115d	1	0.76mi
401 Bertha Ave Unit 3 Mission, TX	2.0	2.0	1050	$1,200	$1.14	115d	1	0.86mi
401 Bertha Ave Unit 2 Mission, TX	2.0	2.0	950	$1,300	$1.37	139d	1	0.86mi
921 N Jay Ave Unit 3 Mission, TX	1.0	1.0	750	$700	$0.93	62d	1	0.88mi
404 Carolina Ave Mission, TX	2.0	1.0	1304	$820	$0.63	62d	1	0.91mi
1808 N Cummings Ave Mission, TX	3.0	1.0	1218	$1,350	$1.11	5d	1	0.93mi
509 Olmo St Mission, TX	3.0	2.0	1417	$1,900	$1.34	0d	1	0.95mi
1811 Perkins Ave Unit 5 Mission, TX	2.0	1.0	900	$775	$0.86	6d	1	0.95mi
1811 Perkins Ave Unit 7 Mission, TX	2.0	1.0	850	$750	$0.88	110d	1	0.95mi
1811 Perkins Ave Unit 4 Mission, TX	2.0	1.0	900	$750	$0.83	6d	1	0.95mi
1513 W B St Mission, TX	3.0	2.0	868	$1,300	$1.50	62d	1	0.96mi
1513 W B St Mission, TX	3.0	2.0	868	$1,300	$1.50	139d	1	0.96mi
1513 W B St Mission, TX	3.0	2.0	868	$1,300	$1.50	110d	1	0.96mi
1525 W B St Mission, TX	2.0	2.0	852	$1,200	$1.41	62d	1	0.98mi
1606 W B St Mission, TX	3.0	2.0	862	$1,100	$1.28	62d	1	0.98mi
2002 Thornton St Mission, TX	3.0	2.0	1374	$1,300	$0.95	139d	1	0.98mi
1605 W B St Mission, TX	2.0	2.0	814	$1,200	$1.47	139d	1	0.99mi
2008 N Cummings Ave Mission, TX	3.0	2.0	1012	$1,300	$1.28	139d	1	1.05mi
1600 Inspiration Rd Unit 5 Mission, TX	2.0	1.0	868	$825	$0.95	62d	1	1.09mi
1600 Inspiration Rd Unit 7 Mission, TX	2.0	1.0	868	$780	$0.90	6d	1	1.09mi
1600 Inspiration Rd Apt 34 Mission, TX	2.0	1.0	868	$780	$0.90	139d	1	1.09mi

Listing history 50 events

1. 2026-09-24
   days on market $519,000 Active 211 DOM
2. 2026-09-23
   days on market $519,000 Active 210 DOM
3. 2026-09-22
   days on market $519,000 Active 209 DOM
4. 2026-09-21
   days on market $519,000 Active 208 DOM
5. 2026-09-20
   days on market $519,000 Active 207 DOM
6. 2026-09-19
   days on market $519,000 Active 206 DOM
7. 2026-09-18
   days on market $519,000 Active 205 DOM
8. 2026-09-17
   days on market $519,000 Active 204 DOM
9. 2026-09-16
   days on market $519,000 Active 203 DOM
10. 2026-09-15
    days on market $519,000 Active 202 DOM
11. 2026-09-15
    price $519,000 Active 201 DOM
12. 2026-09-14
    days on market $525,000 Active 201 DOM
13. 2026-09-13
    days on market $525,000 Active 200 DOM
14. 2026-09-12
    days on market $525,000 Active 199 DOM
15. 2026-09-11
    days on market $525,000 Active 198 DOM
16. 2026-09-05
    days on market $525,000 Active 192 DOM
17. 2026-09-04
    days on market $525,000 Active 191 DOM
18. 2026-09-03
    days on market $525,000 Active 190 DOM
19. 2026-08-31
    days on market $525,000 Active 187 DOM
20. 2026-08-30
    days on market $525,000 Active 186 DOM
21. 2026-08-29
    days on market $525,000 Active 185 DOM
22. 2026-08-28
    days on market $525,000 Active 184 DOM
23. 2026-08-27
    days on market $525,000 Active 183 DOM
24. 2026-08-26
    days on market $525,000 Active 182 DOM
25. 2026-08-25
    days on market $525,000 Active 181 DOM
26. 2026-08-24
    days on market $525,000 Active 180 DOM
27. 2026-08-23
    days on market $525,000 Active 179 DOM
28. 2026-08-22
    days on market $525,000 Active 178 DOM
29. 2026-08-21
    days on market $525,000 Active 177 DOM
30. 2026-08-20
    days on market $525,000 Active 176 DOM
31. 2026-08-19
    days on market $525,000 Active 175 DOM
32. 2026-08-18
    days on market $525,000 Active 174 DOM
33. 2026-08-17
    days on market $525,000 Active 173 DOM
34. 2026-08-16
    days on market $525,000 Active 172 DOM
35. 2026-08-15
    days on market $525,000 Active 171 DOM
36. 2026-08-15
    days on market $525,000 Active 170 DOM
37. 2026-08-13
    days on market $525,000 Active 169 DOM
38. 2026-08-12
    days on market $525,000 Active 168 DOM
39. 2026-08-11
    days on market $525,000 Active 167 DOM
40. 2026-08-10
    days on market $525,000 Active 166 DOM
41. 2026-08-09
    days on market $525,000 Active 165 DOM
42. 2026-08-08
    days on market $525,000 Active 164 DOM
43. 2026-08-07
    days on market $525,000 Active 163 DOM
44. 2026-08-06
    days on market $525,000 Active 162 DOM
45. 2026-08-05
    days on market $525,000 Active 161 DOM
46. 2026-08-04
    days on market $525,000 Active 160 DOM
47. 2026-08-03
    days on market $525,000 Active 159 DOM
48. 2026-07-31
    days on market $525,000 Active 156 DOM
49. 2026-07-29
    days on market $525,000 Active 154 DOM
50. 2026-07-27
    days on market $525,000 Active 152 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $60,000
• − Mortgage interest: −$29,072
• − Property taxes: −$7,785
• − Insurance: −$2,595
• − Repairs & maintenance: −$4,800
• − Management: −$4,800
• − Depreciation: −$15,098
• Taxable loss: −$4,150
• Est. tax savings @ 24.0%: +$996
• After-tax cash flow: $5,356/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This fully leased fourplex is in excellent condition with modern finishes and a well-maintained exterior. It offers a turnkey opportunity for investors with strong tenant demand and rental appeal.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the property's curb appeal and can attract more tenants. ↑
• Both Addition of smart home features — Improves convenience and can attract tech-savvy tenants. ↑
• Resale Update to kitchen appliances — Modernizes the kitchen and can appeal to buyers looking for a turnkey home. ↑

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Pearson El F TX #4,180/4,322 Nat'l #37,719/41,679 Middle White J H F TX #1,445/1,662 Nat'l #11,801/14,009 High Mission Collegiate H S F TX #652/1,632 Nat'l #6,890/17,239

Schools (NCES district)

• District: Mission CISD
• NCES district ID: 4831040
• Math proficiency: 15% ▼ -35.00%
• Reading proficiency: 28% ▼ -15.00%
• Median HH income: $32,855
• Composite: 17.47/100
• National rank: #9061
• State rank: #775 of 826 in TX

B Composite livability gradescore 75/100

Livability — Mission

• Score: 75/100
• State rank: #148
• US rank: #4155

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D- Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mission, TX
• County: Hidalgo County · 955,232 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 78,024
• Household income: $54,298
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 8% of renters

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Population outlook (Hidalgo County) Hauer SSP2

• Today (2025): 955,232 people
• By 2030: 1,009,774 · +5.7%
• By 2040: 1,120,332 · +17.3%
• By 2050: 1,225,036 · +28.2%
• By 2075: 1,439,189 · +50.7%
• By 2100: 1,533,429 · +60.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 47% White 12% Asian 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Slovak 1% Portuguese 0%
• Foreign-born: 28% · Canada, South Korea
• Languages at home: 22% English-only · Spanish 76%

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Political lean MEDSL · Hidalgo

• 2024 margin: Toss-up / Even · D 48.1% · R 51.0%
• 2008→2024 swing: -41.6pp toward R · 2008: 38.7pp · 2024: -2.9pp
• All cycles: 2024: R+2.9 2020: D+17.1 2016: D+40.5 2012: D+41.8 2008: D+38.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.35%
• Current HPI: 209.3573
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

1 event — show timeline

• 2026-02-25 Listed $535,000 MCALLENMLS