900 Hidden Hills St · Mission, TX 78572

$525,000

None bd · None ba · 3,756 sqft · MultiFamily · 164 Days on market

Built 2023 Excellent condition 0.28 ac lot $140/sqft · at area comps Est $527k · 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 +16.6/30.0
• ARV discount +7.7/15.0
• DSCR +5.2/10.0
• Condition / age +4.8/5.0
• 1% rule +4.5/10.0
• 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 $525k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive. Per door: $80/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 (4.8% below list).
• Recommended offer: $462k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.6% 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: 981 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 66% 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 164 days — a 12% lower offer ($462k) is reasonable based on typical stale-listing flexibility.

Recommended offer $462,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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: 0.95% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.63%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

• ARV (median comp): $526,822
• List price: $525,000
• Delta: -0.35%
• 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%)	0mo	$495,000	$132	99
703 Pedro St	0.15mi	—/—	3,760 (+0%)	7mo	$495,000	$132	87
905 W 8th St	0.04mi	—/—	4,240 (+13%)	0mo	$535,000	$126	76
801 Pedro St	0.16mi	—/—	4,240 (+13%)	1mo	$540,000	$127	71
1003 Hidden Hills St	0.10mi	—/—	4,240 (+13%)	4mo	$530,000	$125	70
902 W 8th St	0.06mi	—/—	4,240 (+13%)	7mo	$535,000	$126	70
1005 Hidden Hills St	0.12mi	—/—	4,240 (+13%)	8mo	$545,000	$129	67
900 W 8th St	0.06mi	—/—	4,240 (+13%)	13mo	$535,000	$126	65
1007 Hidden Hills St	0.14mi	—/—	4,240 (+13%)	9mo	$545,000	$129	64
707 Pedro St	0.15mi	—/—	4,188 (+12%)	13mo	$535,000	$128	63
903 W 8th St	0.03mi	—/—	4,240 (+13%)	18mo	$535,000	$126	62
904 W 8th St	0.07mi	—/—	4,240 (+13%)	16mo	$540,000	$127	62

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-64,499
• Equity at exit: $78,279

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-29,463
• Equity at exit: $45,392

Cash invested: $147,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 3 under contract
• Months of supply: 4.8 mo (21%/mo absorbed)
• Median asking: $495,000 ($127/sqft)
• Median days on market: 29 d
• This list price: 75% of active listings are priced below it
• ARV vs active asking: +10.1% above 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: 981
• Price-to-rent: 35.0×

Monthly cashflow live

• Estimated rent: $5,000 high
• Mortgage (P&I): −$2,753
• Tax est. 1.5%: −$656 /mo · $7,875/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,050
• Net cashflow: $322

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 $4,593

Max offer price $525,000

Occupancy floor 89%

Sensitivity live

Price	-10% $685	-5% $503	+0% $322	+5% $140	+10% $-41
Rent	-10% $-73	-5% $124	+0% $322	+5% $519	+10% $717
Rate	-1.0pp $586	-0.5pp $455	base $322	+0.5pp $186	+1.0pp $47

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: $131,250
• Closing costs: $15,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 Hidden Hills St Unit 4 Mission, TX	2.0	3.0	1180	$1,250	$1.06	63d	1	0.02mi
906 Hidden Hills St Unit 1 Mission, TX	2.0	2.0	1180	$1,050	$0.89	15d	1	0.07mi
1003 W 8th St Apt 4 Mission, TX	2.0	2.0	940	$1,200	$1.28	15d	1	0.08mi
1001 Hidalgo St Mission, TX	2.0	1.0	910	$1,300	$1.43	15d	1	0.18mi
721 W 4th St Mission, TX	3.0	1.5	1194	$1,400	$1.17	63d	1	0.26mi
7102 N 56th Ln Unit 1 Mission, TX	2.0	2.0	980	$1,075	$1.10	70d	1	0.44mi
825 W First St Unit 4 Mission, TX	2.0	1.0	760	$675	$0.89	15d	1	0.44mi
523 Perkins Ave Mission, TX	2.0	2.0	1050	$950	$0.90	93d	1	0.46mi
1500 Industrial Way Unit A Mission, TX	2.0	1.0	990	$990	$1.00	93d	1	0.64mi
983 Washington Ave Mission, TX	3.0	2.0	1040	$1,300	$1.25	93d	1	0.65mi
221 W 14th St Mission, TX	3.0	2.0	1290	$1,100	$0.85	93d	1	0.71mi
1400 N Dunlap Ave Mission, TX	2.0	1.0	1068	$800	$0.75	68d	1	0.76mi
401 Bertha Ave Unit 3 Mission, TX	2.0	2.0	1050	$1,200	$1.14	68d	1	0.86mi
401 Bertha Ave Unit 2 Mission, TX	2.0	2.0	950	$1,300	$1.37	93d	1	0.86mi
921 N Jay Ave Unit 3 Mission, TX	1.0	1.0	750	$700	$0.93	15d	1	0.88mi
404 Carolina Ave Mission, TX	2.0	1.0	1304	$820	$0.63	15d	1	0.91mi
1811 Perkins Ave Unit 7 Mission, TX	2.0	1.0	850	$750	$0.88	63d	1	0.95mi
1513 W B St Mission, TX	3.0	2.0	868	$1,300	$1.50	15d	1	0.96mi
1513 W B St Mission, TX	3.0	2.0	868	$1,300	$1.50	93d	1	0.96mi
1513 W B St Mission, TX	3.0	2.0	868	$1,300	$1.50	63d	1	0.96mi
1525 W B St Mission, TX	2.0	2.0	852	$1,200	$1.41	15d	1	0.98mi
1606 W B St Mission, TX	3.0	2.0	862	$1,100	$1.28	15d	1	0.98mi
2002 Thornton St Mission, TX	3.0	2.0	1374	$1,300	$0.95	93d	1	0.98mi
1605 W B St Mission, TX	2.0	2.0	814	$1,200	$1.47	93d	1	0.99mi
2008 N Cummings Ave Mission, TX	3.0	2.0	1012	$1,300	$1.28	93d	1	1.05mi
1600 Inspiration Rd Unit 5 Mission, TX	2.0	1.0	868	$825	$0.95	15d	1	1.09mi
1600 Inspiration Rd Apt 34 Mission, TX	2.0	1.0	868	$780	$0.90	93d	1	1.09mi
1604 Inspiration Rd Unit 14 Mission, TX	2.0	2.0	740	$775	$1.05	68d	1	1.10mi
1604 Inspiration Rd Unit 16 Mission, TX	2.0	2.0	740	$775	$1.05	93d	1	1.10mi
304 S Tecate Dr Mission, TX	3.0	2.0	1378	$1,700	$1.23	93d	1	1.29mi
702 W 25th St Mission, TX	3.0	2.0	1375	$1,650	$1.20	68d	1	1.34mi
602 S Tecate Dr Mission, TX	3.0	2.0	1420	$2,000	$1.41	15d	1	1.39mi
1525 Oasis Dr Unit 4 Mission, TX	3.0	2.0	1100	$825	$0.75	63d	1	1.42mi
1523 Oasis Ave #4 Mission, TX	3.0	2.0	1095	$925	$0.84	15d	1	1.42mi
1707 Highland Park Ave Unit 4-B Mission, TX	2.0	2.0	1336	$1,200	$0.90	63d	1	1.49mi

Listing history 50 events

1. 2026-08-08
   days on market $525,000 Active 164 DOM
2. 2026-08-07
   days on market $525,000 Active 163 DOM
3. 2026-08-06
   days on market $525,000 Active 162 DOM
4. 2026-08-05
   days on market $525,000 Active 161 DOM
5. 2026-08-04
   days on market $525,000 Active 160 DOM
6. 2026-08-03
   days on market $525,000 Active 159 DOM
7. 2026-07-31
   days on market $525,000 Active 156 DOM
8. 2026-07-29
   days on market $525,000 Active 154 DOM
9. 2026-07-27
   days on market $525,000 Active 152 DOM
10. 2026-07-25
    days on market $525,000 Active 150 DOM
11. 2026-07-24
    days on market $525,000 Active 149 DOM
12. 2026-07-23
    days on market $525,000 Active 148 DOM
13. 2026-07-22
    days on market $525,000 Active 147 DOM
14. 2026-07-21
    days on market $525,000 Active 146 DOM
15. 2026-07-18
    days on market $525,000 Active 143 DOM
16. 2026-07-16
    days on market $525,000 Active 141 DOM
17. 2026-07-16
    days on market $525,000 Active 140 DOM
18. 2026-07-14
    days on market $525,000 Active 139 DOM
19. 2026-07-14
    days on market $525,000 Active 138 DOM
20. 2026-07-12
    days on market $525,000 Active 137 DOM
21. 2026-07-11
    days on market $525,000 Active 136 DOM
22. 2026-07-10
    days on market $525,000 Active 135 DOM
23. 2026-07-09
    days on market $525,000 Active 134 DOM
24. 2026-07-07
    days on market $525,000 Active 132 DOM
25. 2026-07-06
    days on market $525,000 Active 131 DOM
26. 2026-07-05
    days on market $525,000 Active 130 DOM
27. 2026-07-04
    days on market $525,000 Active 129 DOM
28. 2026-07-03
    days on market $525,000 Active 128 DOM
29. 2026-07-02
    days on market $525,000 Active 127 DOM
30. 2026-07-01
    days on market $525,000 Active 126 DOM
31. 2026-06-30
    days on market $525,000 Active 125 DOM
32. 2026-06-29
    days on market $525,000 Active 124 DOM
33. 2026-06-28
    days on market $525,000 Active 123 DOM
34. 2026-06-28
    days on market $525,000 Active 122 DOM
35. 2026-06-27
    days on market $525,000 Active 121 DOM
36. 2026-06-25
    days on market $525,000 Active 119 DOM
37. 2026-06-23
    days on market $525,000 Active 117 DOM
38. 2026-06-21
    pricedays on market $525,000 Active 116 DOM
39. 2026-06-18
    days on market $529,900 Active 113 DOM
40. 2026-06-17
    days on market $529,900 Active 112 DOM
41. 2026-06-16
    days on market $529,900 Active 111 DOM
42. 2026-06-15
    days on market $529,900 Active 110 DOM
43. 2026-06-14
    days on market $529,900 Active 108 DOM
44. 2026-06-10
    days on market $529,900 Active 105 DOM
45. 2026-06-09
    days on market $529,900 Active 104 DOM
46. 2026-06-08
    days on market $529,900 Active 103 DOM
47. 2026-06-07
    days on market $529,900 Active 102 DOM
48. 2026-06-03
    days on market $529,900 Active 98 DOM
49. 2026-06-02
    days on market $529,900 Active 97 DOM
50. 2026-06-01
    days on market $529,900 Active 96 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: −$29,408
• − Property taxes: −$7,875
• − Insurance: −$2,625
• − Repairs & maintenance: −$4,800
• − Management: −$4,800
• − Depreciation: −$15,273
• Taxable loss: −$4,781
• Est. tax savings @ 24.0%: +$1,147
• After-tax cash flow: $5,010/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
• City population: 78,024
• 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