3501 N Inspiration Rd · Mission, TX 78573

$315,000

None bd · 4.0 ba · 3,520 sqft · MultiFamily public records · 170 Days on market

Built 2002 Fair condition 0.28 ac lot $89/sqft · 36% below area Est $494k · 36% under ↓ 7% since listing

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Why this score? — see what drove the A- 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 +26.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• 1% rule +7.9/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Excellent Fourplex Investment Opportunity.This well-maintained property offers strong income potential in a desirable and convenient location. Featuring a new roof, the fourplex provides peace of mind and reduced capital expenses for the next owner. Ideally situated just off Mile 2 Road and Inspiration Road, the property is close to local amenities, schools, and public transportation, supporting consistent tenant demand. A unique advantage is its location directly across from a well-kept park and a nearby laundromat, adding everyday convenience and appeal for tenants. With reliable rental performance and a solid location, this fourplex is a smart addition to any investment portfolio. Don’t miss the opportunity to acquire a stable, income-producing asset.

Key facts

• Desirable location
• Across from park
• New roof

Tags

• NEW ROOF
• DESIRABLE LOCATION
• CLOSE TO LOCAL AMENITIES
• ACROSS FROM PARK

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $315k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $798 ($10k/yr) — positive. Per door: $200/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $315k).
• Recommended offer: $277k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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-.
• La Joya ISD (suburban): math 18% / reading 29% proficiency, ranked #759 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lloyd M Bentsen El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 572 students, 86% FRL); Memorial Middle (math 24% / reading 30%, grade F, #1,177 of 1,662 statewide, top 72%, 700 students, 84% FRL); La Joya Palmview H S (math 20% / reading 37%, grade F, #1,157 of 1,632 statewide, top 72%, 2,155 students, 91% FRL) — zoned schools average 87% FRL vs 54% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 763 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 73d 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

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 2.5% rent growth), your $88k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.29% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.86%
• DSCR: 1.48
• GRM: 6.5

CMA / ARV

• ARV (median comp): $494,069
• List price: $315,000
• Delta: -36.24%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1802 W Ramirez St	0.18mi	—/—	3,634 (+3%)	0mo	$495,000	$136	86
3201 Crisantema St	0.22mi	—/—	3,821 (+9%)	3mo	$315,000	$82	73
3805 N Inspiration Rd	0.25mi	—/—	3,572 (+2%)	23mo	$375,000	$105	67
3119 Tulipan St	0.28mi	—/—	3,136 (-11%)	19mo	$375,000	$120	53
3115 Tulipan St	0.29mi	—/—	3,136 (-11%)	19mo	$375,000	$120	53
711 Palmer Rd	0.67mi	—/—	3,840 (+9%)	21mo	$509,900	$133	36
713 Palmer Rd	0.67mi	—/—	3,840 (+9%)	22mo	$509,900	$133	35

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

Projected returns pro-forma

10.0% appreciation · 2.45% rent growth · sell at horizon

5-year hold

• IRR: 32.0%
• Equity multiple: 3.50×
• Total profit: $220,373
• Equity at exit: $283,777

10-year hold

• IRR: 27.5%
• Equity multiple: 7.86×
• Total profit: $604,950
• Equity at exit: $611,976

Cash invested: $88,200 (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 · 1 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $362,450 ($120/sqft)
• Median days on market: 199 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: +17.2% above current asking $/sqft

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

ZIP-level market 78573

• Home prices YoY: 8.0%
• Rents YoY: 2.5%
• Active inventory: 763
• Price-to-rent: 25.9×

Monthly cashflow live

• Estimated rent: $4,060 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$626 /mo · $7,511/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$853
• Net cashflow: $798

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,060
Total (4 units)			$4,060

Break-even live

Break-even rent $3,049

Max offer price $315,000

Occupancy floor 75%

Sensitivity live

Price	-10% $977	-5% $887	+0% $798	+5% $709	+10% $620
Rent	-10% $478	-5% $638	+0% $798	+5% $959	+10% $1,119
Rate	-1.0pp $957	-0.5pp $878	base $798	+0.5pp $717	+1.0pp $634

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: $78,750
• Closing costs: $9,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1804 Ramirez St Unit 1 Mission, TX	3.0	2.0	1020	$1,250	$1.23	72d	1	0.21mi
1805 Ramirez St Unit 4 Mission, TX	3.0	2.0	1020	$1,095	$1.07	93d	1	0.22mi
3206 Hill Crest Dr Mission, TX	1.0	1.0	—	$600	—	72d	1	0.23mi
2010 Graham Ave Mission, TX	1.0	1.0	750	$685	$0.91	72d	1	0.23mi
2017 Graham Ave Unit 7 Mission, TX	2.0	1.0	6980	$695	$0.10	15d	1	0.24mi
3200 Hill Crest Dr Unit 2 Mission, TX	2.0	1.0	—	$750	—	15d	1	0.25mi
3307 Magdalena St Unit 3 Mission, TX	2.0	2.0	980	$850	$0.87	15d	1	0.26mi
3307 Magdalena St Unit 3 Mission, TX	3.0	2.0	—	$890	—	63d	1	0.26mi
3307 Magdalena St Unit 1 Mission, TX	3.0	2.0	—	$850	—	15d	1	0.26mi
2010 Miroslava Ave Unit 3 Mission, TX	3.0	2.0	—	$890	—	72d	1	0.27mi
2010 Miroslava Ave Unit 1 Mission, TX	1.0	1.0	—	$600	—	72d	1	0.27mi
3809 N Inspiration Rd Apt 4 Mission, TX	2.0	1.0	849	$695	$0.82	93d	1	0.27mi
3201 Magdalena St #2 Mission, TX	2.0	2.0	775	$1,000	$1.29	93d	1	0.32mi
3201 Magdalena St Unit 1 Mission, TX	2.0	2.0	775	$1,000	$1.29	72d	1	0.32mi
3201 Magdalena St #7 Mission, TX	2.0	2.0	770	$950	$1.23	72d	1	0.32mi
3201 Magdalena St Unit 3 Mission, TX	2.0	2.0	775	$1,000	$1.29	15d	1	0.32mi
3201 Magdalena St Unit 1 Mission, TX	2.0	2.0	775	$900	$1.16	15d	1	0.32mi
3300 N Moorefield Rd Unit 8 Mission, TX	1.0	1.0	—	$750	—	93d	1	0.37mi
3206 N Moorefield Rd Mission, TX	2.0	1.5	1042	$895	$0.86	15d	3	0.39mi
3102 Gabriel St Mission, TX	3.0	2.0	1370	$1,800	$1.31	93d	1	0.39mi
3102 Gabriel St Mission, TX	3.0	2.0	1370	$1,800	$1.31	15d	1	0.39mi
3006 Gabriel St Mission, TX	3.0	2.0	1433	$1,600	$1.12	93d	1	0.41mi
4006 Inspiration Rd Unit 3 Mission, TX	2.0	2.0	850	$750	$0.88	15d	1	0.44mi
1809 Ramirez St Unit 2 Mission, TX	3.0	2.0	1033	$1,300	$1.26	93d	1	0.49mi
2104 Magnolia St Mission, TX	3.0	2.5	1382	$1,500	$1.09	93d	1	0.57mi
2104 Magnolia St Mission, TX	3.0	1.5	—	$1,300	—	72d	1	0.57mi
2903 Estevan St #4 Mission, TX	3.0	2.0	1056	$1,399	$1.32	68d	1	0.67mi
2903 Estevan St #3 Mission, TX	3.0	2.0	1044	$1,400	$1.34	63d	1	0.67mi
2905 Estevan St #3 Mission, TX	2.0	2.0	1044	$1,300	$1.25	72d	1	0.67mi
2905 Estevan St #4 Mission, TX	3.0	2.0	1044	$1,300	$1.25	93d	1	0.67mi
2305 W Mile 3 Rd Mission, TX	2.0	2.0	980	$970	$0.99	93d	1	0.86mi
1013 Magnolia St Mission, TX	3.0	2.0	1732	$2,400	$1.39	15d	1	0.93mi
3016 Nickel Ave Mission, TX	3.0	2.0	1400	$1,500	$1.07	15d	1	0.99mi
2118 Earth Ln Mission, TX	2.0	1.0	915	$915	$1.00	15d	1	1.03mi
712 Palmer Rd Unit 1 Mission, TX	2.0	2.0	960	$1,100	$1.15	63d	1	1.07mi
707 Palmer Rd Unit 1 Mission, TX	2.0	2.0	760	$1,200	$1.58	63d	1	1.11mi
707 Palmer Rd Unit 2 Mission, TX	1.0	1.0	960	$900	$0.94	63d	1	1.11mi
707 Palmer Rd Unit 3 Mission, TX	3.0	2.0	960	$1,325	$1.38	15d	1	1.11mi

Listing history 50 events

1. 2026-08-08
   days on market $315,000 Active 170 DOM
2. 2026-08-07
   days on market $315,000 Active 169 DOM
3. 2026-08-06
   days on market $315,000 Active 168 DOM
4. 2026-08-05
   days on market $315,000 Active 167 DOM
5. 2026-08-04
   days on market $315,000 Active 166 DOM
6. 2026-08-03
   days on market $315,000 Active 165 DOM
7. 2026-07-31
   days on market $315,000 Active 162 DOM
8. 2026-07-29
   days on market $315,000 Active 160 DOM
9. 2026-07-27
   days on market $315,000 Active 158 DOM
10. 2026-07-25
    days on market $315,000 Active 156 DOM
11. 2026-07-23
    days on market $315,000 Active 154 DOM
12. 2026-07-22
    days on market $315,000 Active 153 DOM
13. 2026-07-21
    days on market $315,000 Active 152 DOM
14. 2026-07-18
    days on market $315,000 Active 149 DOM
15. 2026-07-16
    days on market $315,000 Active 147 DOM
16. 2026-07-16
    days on market $315,000 Active 146 DOM
17. 2026-07-14
    days on market $315,000 Active 145 DOM
18. 2026-07-14
    days on market $315,000 Active 144 DOM
19. 2026-07-12
    days on market $315,000 Active 143 DOM
20. 2026-07-11
    days on market $315,000 Active 142 DOM
21. 2026-07-10
    days on market $315,000 Active 141 DOM
22. 2026-07-09
    days on market $315,000 Active 140 DOM
23. 2026-07-07
    days on market $315,000 Active 138 DOM
24. 2026-07-06
    days on market $315,000 Active 137 DOM
25. 2026-07-05
    days on market $315,000 Active 136 DOM
26. 2026-07-04
    days on market $315,000 Active 135 DOM
27. 2026-07-03
    days on market $315,000 Active 134 DOM
28. 2026-07-02
    days on market $315,000 Active 133 DOM
29. 2026-07-01
    days on market $315,000 Active 132 DOM
30. 2026-06-30
    days on market $315,000 Active 131 DOM
31. 2026-06-29
    days on market $315,000 Active 130 DOM
32. 2026-06-28
    days on market $315,000 Active 129 DOM
33. 2026-06-28
    days on market $315,000 Active 128 DOM
34. 2026-06-27
    days on market $315,000 Active 127 DOM
35. 2026-06-25
    days on market $315,000 Active 125 DOM
36. 2026-06-23
    days on market $315,000 Active 123 DOM
37. 2026-06-22
    days on market $315,000 Active 122 DOM
38. 2026-06-18
    days on market $315,000 Active 119 DOM
39. 2026-06-17
    days on market $315,000 Active 118 DOM
40. 2026-06-16
    days on market $315,000 Active 117 DOM
41. 2026-06-15
    days on market $315,000 Active 116 DOM
42. 2026-06-14
    days on market $315,000 Active 114 DOM
43. 2026-06-13
    days on market $315,000 Active 113 DOM
44. 2026-06-10
    days on market $315,000 Active 111 DOM
45. 2026-06-09
    days on market $315,000 Active 110 DOM
46. 2026-06-08
    days on market $315,000 Active 109 DOM
47. 2026-06-07
    days on market $315,000 Active 108 DOM
48. 2026-06-05
    days on market $315,000 Active 105 DOM
49. 2026-06-03
    days on market $315,000 Active 104 DOM
50. 2026-06-02
    days on market $315,000 Active 103 DOM

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $7,511 · $626/mo
• Projected year-2 tax: $7,511 · $626/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,720
• − Mortgage interest: −$17,645
• − Property taxes: −$7,511
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,898
• − Management: −$3,898
• − Depreciation: −$9,164
• Taxable income: $5,030
• Est. tax owed @ 24.0%: −$1,207
• After-tax cash flow: $8,373/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 · 1 photo

Fair 45/100 Moderate rehab Est. rehab $88,000–$158,400 screening

This fourplex requires extensive repairs and updates to its roof, exterior, interior, and HVAC systems, as well as landscaping improvements. Significant investment is needed to bring the property up to a fair condition, but the location and potential for rental income make it a worthwhile investment.

Repairs flagged

• Major roof — Significant wear and tear, likely requiring replacement.
• Major siding — Severe discoloration and peeling paint, indicating extensive damage.
• Major flooring — Old and worn, likely in need of replacement.
• Major interior walls — Significant wear and discoloration, indicating poor condition.
• Major bathrooms — Outdated fixtures and potential plumbing issues, requiring updates.
• Major HVAC/mechanicals — Old units, likely inefficient and in need of replacement.
• Major landscaping — Sparse and overgrown, requiring significant maintenance and improvement.

Value-add opportunities

• Both new roof — A new roof would significantly improve the home's appearance and reduce maintenance costs. ↑
• Both exterior paint and siding — Fresh paint and siding would enhance curb appeal and increase the home's value. ↑
• Both new flooring — Replacing old flooring with modern options would improve the home's aesthetic and functionality. ↑
• Both updated bathrooms — Modernizing bathrooms would improve the home's appeal and increase its rental value. ↑
• Both new HVAC units — Upgrading HVAC systems would improve comfort and energy efficiency, enhancing both resale and rental value. ↑
• Both landscaping and curb appeal — A well-maintained and aesthetically pleasing landscape would significantly boost the home's curb appeal and value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Lloyd M Bentsen El F TX #2,791/4,322 Nat'l #28,475/41,679 Middle Memorial Middle F TX #1,177/1,662 Nat'l #9,793/14,009 High Thelma Rosa Salinas Stem Early College H S D TX #509/1,632 Nat'l #5,677/17,239

Schools (NCES district)

• District: La Joya ISD
• NCES district ID: 4826130
• Math proficiency: 18% ▼ -35.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $27,845
• Composite: 18.65/100
• National rank: #8891
• State rank: #759 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): 44,809
• Household income: $55,000
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 6% 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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 63% White 3%
• Hispanic origin (detail): Mexican 94%
• Foreign-born: 28% · Canada
• Languages at home: 12% English-only · Spanish 88%

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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: ▲ 17.95%
• Current HPI: 242.0711
• Rent YoY: ▲ 2.45%
• Metro: McAllen-Edinburg-Mission, TX
• 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

-7.4% since first listed

6 events — show timeline

• 2026-02-19 Listed $315,000 MCALLENMLS
• 2026-02-16 Listed $300,000 MCALLENMLS
• 2024-10-30 Price Changed $334,000 MCALLENMLS
• 2024-10-03 Price Changed $339,000 MCALLENMLS
• 2024-08-30 Listed $340,000 MCALLENMLS
• 2022-10-20 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $7,511 · -1.3% YoY. Source: county tax records.