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3209 Briggs Rd Fourplex
C Composite 55.6
Why this score? — see what drove the C 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 +18.6/30.0
  • ARV discount +8.1/15.0
  • DSCR +5.8/10.0
  • 1% rule +5.0/10.0
  • Condition / age +4.8/5.0
  • Appreciation +4.7/10.0
  • Schools +3.2/10.0
  • Livability +2.9/5.0
  • Rent growth +2.5/5.0

$474,900

3209 Briggs Rd · Midway South, TX 78596
None bd · None ba · 4,175 sqft · MultiFamily · 111 Days on market
Built 2025 Excellent condition 10,079 sqft lot Garage $114/sqft · at area comps Est $481k · at est. $21/mo HOA · 2% of rent ↓ 3% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Multi-family units

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

Listing remarks

Newer Construction – Turnkey Investment Opportunity! Built in 2025, this fully occupied fourplex consists of two separate buildings, each housing two units. The property includes two spacious 3 bed / 2 bath units and two 2 bed / 2 bath units, offering a desirable mix for a stable tenant base. All units are currently leased, generating a strong total monthly income of $4,825. With modern construction, separate structures, and low-maintenance appeal, this property is ideal for investors seeking immediate cash flow and long-term value. Conveniently located near schools, shopping, and public transportation. A solid, income-producing asset in excellent condition!

Key facts

  • Modern construction
  • Newer construction
  • 0.23 acre lot

Tags

NEWER CONSTRUCTIONTURNKEY INVESTMENT OPPORTUNITYFULLY OCCUPIED FOURPLEXTWO SEPARATE BUILDINGSMODERN CONSTRUCTIONLOW MAINTENANCE APPEAL

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 2×3bd/2ba + 2×2bd/2ba units multifamily listed at $475k. Condition is rated excellent.

Deal economics

  • At list price, monthly cash flow is $461 ($6k/yr) — positive. Per door: $115/mo.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($5k rent vs $475k).
  • Recommended offer: $432k (9.0% below list) — sets the bar for market timing.
  • Cap rate 7.5% vs local median 5.0% in Midway South — 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 58/100 on livability (#1,201 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
  • Weslaco ISD (suburban): math 23% / reading 31% proficiency, ranked #705 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
  • Zoned schools: Sam Houston El (math 22% / reading 37%, grade F, #2,525 of 4,322 statewide, top 62%, 745 students, 87% FRL); Central Middle (math 33% / reading 40%, grade F, #786 of 1,662 statewide, top 48%, 974 students, 70% FRL); Weslaco H S (math 25% / reading 33%, grade F, #1,147 of 1,632 statewide, top 71%, 2,553 students, 73% FRL) — zoned schools average 77% FRL vs 59% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
  • Market conditions: 1019 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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 $509 of equity ($3k loan paydown + $-3k appreciation (-0.6% local appreciation)).
  • 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 111 days — a 9% lower offer ($432k) is reasonable based on typical stale-listing flexibility.
  • 3 sale attempts 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.
Recommended offer $432,159 (9.0% below list)

Questions for the listing agent

  1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
  8. 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.
  9. 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.
  10. 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
1.00% ✓
Cap rate
7.46%
Cash-on-cash
4.16%
DSCR
1.18
GRM
8.3

CMA / ARV

ARV (median comp)
$481,266
List price
$474,900
Delta
-1.32%
Verdict
FAIR
Comps
19 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
800 Oriole Rd 0.59mi —/— 4,080 (-2%) 0mo $469,000 $115 69
412 Sparrow Rd 0.54mi —/— 4,080 (-2%) 3mo $489,000 $120 68
605 Sparrow Rd 0.46mi —/— 4,080 (-2%) 10mo $485,000 $119 66
604 Dominion Dr 0.31mi —/— 3,802 (-9%) 6mo $479,000 $126 66
513 Sparrow Rd 0.49mi —/— 4,080 (-2%) 9mo $485,000 $119 66
2900 Delta Rd 0.35mi —/— 3,726 (-11%) 6mo $479,000 $129 61
705 Sparrow Rd 0.53mi —/— 4,080 (-2%) 14mo $495,000 $121 60
2909 Charlie Rd 0.41mi —/— 3,802 (-9%) 8mo $479,000 $126 60
2509 Woodpecker Rd 0.58mi —/— 4,502 (+8%) 1mo $499,000 $111 59
2701 Woodpecker Rd 0.54mi —/— 4,080 (-2%) 14mo $535,000 $131 59
2705 Woodpecker Rd 0.56mi —/— 4,080 (-2%) 14mo $535,000 $131 58
2612 Mockingbird Rd 0.46mi —/— 4,502 (+8%) 15mo $499,000 $111 53

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

Projected returns pro-forma

-0.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold
IRR
0.4%
Equity multiple
1.02×
Total profit
$2,642
Equity at exit
$124,186
10-year hold
IRR
6.6%
Equity multiple
1.67×
Total profit
$88,544
Equity at exit
$138,732

Cash invested: $132,972 (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.
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
26 active · 2 under contract
Months of supply
31.2 mo (3%/mo absorbed)
Median asking
$499,000 ($114/sqft)
Median days on market
131 d
This list price
19% of active listings are priced below it
ARV vs active asking
+0.7% vs current asking $/sqft

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

ZIP-level market 78596

Home prices YoY
-0.2%
Active inventory
1019
Price-to-rent
33.5×

Monthly cashflow live

Estimated rent
$4,764 high interval (Pro) →
Mortgage (P&I)
−$2,490
Tax est. 1.5%
−$594 /mo · $7,124/yr
Insurance
−$198
HOA
−$21
Vacancy / Maint / Mgmt
−$1,000
Net cashflow
$461

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

UnitsBedsBathsEst. rent
Total (4 units) $4,764

Break-even live

Break-even rent $4,181
Max offer price $474,900
Occupancy floor 85%

Sensitivity live

Price -10% $789 -5% $625 +0% $461 +5% $297 +10% $132
Rent -10% $84 -5% $272 +0% $461 +5% $649 +10% $837
Rate -1.0pp $700 -0.5pp $581 base $461 +0.5pp $338 +1.0pp $212

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
$118,725
Closing costs
$14,247
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
3208 Briggs Rd #3 Weslaco, TX 2.0 2.0 868 $1,200 $1.38 5d 1 0.03mi
3208 Briggs Rd #3 Weslaco, TX 2.0 2.0 868 $1,200 $1.38 0d 1 0.03mi
3086 Briggs Rd Unit B Midway South, TX 2.0 3.0 1050 $1,300 $1.24 164d 1 0.03mi
3186 Briggs Rd Unit 1 Midway South, TX 2.0 2.0 976 $1,200 $1.23 0d 1 0.03mi
3099 Briggs Rd Weslaco, TX 2.0 2.0 995 $1,200 $1.21 0d 1 0.03mi
3707 U.S. 83 Business Unit 464 Donna, TX 3.0 2.0 960 $799 $0.83 107d 1 0.32mi
3707 U.S. 83 Business Unit 333 Donna, TX 3.0 2.0 960 $899 $0.94 184d 1 0.32mi
3707 U.S. 83 Business Unit 442 Donna, TX 3.0 2.0 960 $799 $0.83 184d 1 0.32mi
3707 U.S. 83 Business Unit 431 Donna, TX 3.0 2.0 960 $799 $0.83 164d 1 0.32mi
408 Sparrow Rd Unit 2 Weslaco, TX 1.0 1.0 855 $1,150 $1.35 107d 1 0.37mi
408 Sparrow Rd Unit 2 Weslaco, TX 1.0 1.0 855 $1,100 $1.29 10d 1 0.37mi
412 Sparrow Rd Unit 1 Weslaco, TX 2.0 2.0 1020 $1,250 $1.23 164d 1 0.38mi
2705 Robin Rd Unit 2 Weslaco, TX 2.0 2.0 1080 $1,200 $1.11 10d 1 0.39mi
3707 E Business 83 Unit 419 Donna, TX 3.0 2.0 960 $824 $0.86 10d 1 0.40mi
3707 E Business 83 #340 Donna, TX 3.0 2.0 960 $826 $0.86 9d 1 0.40mi
3707 E Business 83 #345 Donna, TX 3.0 2.0 960 $826 $0.86 10d 1 0.40mi
503 Sparrow Rd Unit 1 Weslaco, TX 2.0 2.0 1000 $1,300 $1.30 2d 1 0.40mi
503 Sparrow Rd Unit 1 Weslaco, TX 2.0 2.0 1000 $1,350 $1.35 16d 1 0.40mi
509 Sparrow Rd Unit 4 Weslaco, TX 3.0 2.0 1020 $1,275 $1.25 2d 1 0.41mi
513 Sparrow Rd Unit 4 Weslaco, TX 3.0 2.0 1040 $1,275 $1.23 2d 1 0.43mi
2808 Charlie Rd Unit D Weslaco, TX 2.0 2.0 860 $1,150 $1.34 10d 1 0.43mi
2900 Charlie Rd Unit A Weslaco, TX 3.0 2.0 860 $1,250 $1.45 32d 1 0.45mi
2613 Mockingbird Rd Unit D Weslaco, TX 2.0 2.0 973 $1,200 $1.23 184d 1 0.46mi
2909 Bravo Rd Unit C Weslaco, TX 2.0 2.0 860 $1,150 $1.34 0d 1 0.47mi
2905 Bravo Rd Unit A Weslaco, TX 2.0 2.0 860 $1,150 $1.34 0d 1 0.47mi
2901 Bravo Rd Unit B Weslaco, TX 2.0 2.0 860 $1,150 $1.34 22d 1 0.47mi
2901 Bravo Rd Unit C Weslaco, TX 2.0 2.0 860 $1,150 $1.34 0d 1 0.47mi
2901 Bravo Rd Unit D Weslaco, TX 2.0 3.0 860 $1,150 $1.34 43d 1 0.47mi
2700 Mockingbird Rd Unit 1 Weslaco, TX 2.0 2.0 1080 $1,200 $1.11 10d 1 0.47mi
2813 Bravo Rd Unit B Weslaco, TX 3.0 2.0 1000 $1,250 $1.25 31d 1 0.48mi
2813 Bravo Rd Unit C Weslaco, TX 2.0 2.0 860 $1,150 $1.34 10d 1 0.49mi
2809 Bravo Rd Unit C Weslaco, TX 2.0 2.0 860 $1,150 $1.34 10d 1 0.49mi
2604 Mockingbird Rd Unit 1 Weslaco, TX 2.0 2.0 1100 $1,200 $1.09 43d 1 0.50mi
2512 Mockingbird Rd Unit 1 Weslaco, TX 2.0 2.0 1068 $1,275 $1.19 6d 1 0.51mi
2604 Brownjay Rd Unit 2 Weslaco, TX 2.0 2.0 1068 $1,250 $1.17 43d 1 0.55mi
2604 Brownjay Rd Unit 2 Weslaco, TX 2.0 2.0 1068 $1,250 $1.17 0d 1 0.55mi
612 Oriole Rd #2 Weslaco, TX 1.0 1.0 855 $1,100 $1.29 10d 1 0.56mi
2600 Brownjay Rd Unit 4 Weslaco, TX 2.0 2.0 1080 $1,200 $1.11 43d 1 0.56mi
2512 Brownjay Rd Unit 3 Weslaco, TX 2.0 2.0 1080 $1,200 $1.11 43d 1 0.56mi
2705 Woodpecker Rd Unit 2 Weslaco, TX 2.0 2.0 1020 $1,200 $1.18 164d 1 0.57mi

Property features AI

Finance

Other
Lot size about 0.2314 acres (10,080 square feet)
HOA & community
Mandatory POARio Meadows association with an annual fee of $250POA transfer fee applies

Exterior

Parking
8 total parking spaces8 covered spacesCarport for 8 vehiclesGarage faces front
Utilities
Public water4 separate water meters
Home design
Single property (4 units in community)
Construction
Stucco constructionShingle roofSlab foundationBuilt area approximately 4,175 square feet
Exterior features
Wood fencingPatioOutbuilding / other structurePaved road accessPublic water

Interior

Kitchen
Electric water heaterRefrigeratorElectric smooth top range
Flooring
Porcelain tile
Heating & cooling
Central heatingCentral air conditioning
Interior features
Porcelain tile flooringOther interior features
Laundry & utility
Laundry closet

Listing history 50 events

  1. 2026-09-30
    days on market $474,900 Active 111 DOM
  2. 2026-09-29
    days on market $474,900 Active 110 DOM
  3. 2026-09-28
    days on market $474,900 Active 109 DOM
  4. 2026-09-27
    days on market $474,900 Active 108 DOM
  5. 2026-09-26
    days on market $474,900 Active 107 DOM
  6. 2026-09-25
    days on market $474,900 Active 106 DOM
  7. 2026-09-24
    days on market $474,900 Active 105 DOM
  8. 2026-09-23
    days on market $474,900 Active 104 DOM
  9. 2026-09-21
    days on market $474,900 Active 102 DOM
  10. 2026-09-20
    days on market $474,900 Active 101 DOM
  11. 2026-09-19
    days on market $474,900 Active 100 DOM
  12. 2026-09-19
    days on market $474,900 Active 99 DOM
  13. 2026-09-17
    days on market $474,900 Active 98 DOM
  14. 2026-09-17
    days on market $474,900 Active 97 DOM
  15. 2026-09-16
    days on market $474,900 Active 96 DOM
  16. 2026-09-14
    days on market $474,900 Active 95 DOM
  17. 2026-09-13
    days on market $474,900 Active 94 DOM
  18. 2026-09-12
    days on market $474,900 Active 93 DOM
  19. 2026-09-11
    days on market $474,900 Active 92 DOM
  20. 2026-09-05
    days on market $474,900 Active 86 DOM
  21. 2026-09-04
    days on market $474,900 Active 85 DOM
  22. 2026-09-03
    days on market $474,900 Active 84 DOM
  23. 2026-09-02
    days on market $474,900 Active 83 DOM
  24. 2026-08-29
    days on market $474,900 Active 79 DOM
  25. 2026-08-28
    days on market $474,900 Active 78 DOM
  26. 2026-08-27
    days on market $474,900 Active 77 DOM
  27. 2026-08-25
    days on market $474,900 Active 75 DOM
  28. 2026-08-24
    days on market $474,900 Active 74 DOM
  29. 2026-08-23
    days on market $474,900 Active 73 DOM
  30. 2026-08-22
    days on market $474,900 Active 72 DOM
  31. 2026-08-21
    days on market $474,900 Active 71 DOM
  32. 2026-08-20
    days on market $474,900 Active 70 DOM
  33. 2026-08-19
    days on market $474,900 Active 69 DOM
  34. 2026-08-18
    days on market $474,900 Active 68 DOM
  35. 2026-08-17
    days on market $474,900 Active 67 DOM
  36. 2026-08-16
    days on market $474,900 Active 66 DOM
  37. 2026-08-15
    days on market $474,900 Active 65 DOM
  38. 2026-08-13
    days on market $474,900 Active 63 DOM
  39. 2026-08-12
    days on market $474,900 Active 62 DOM
  40. 2026-08-11
    days on market $474,900 Active 61 DOM
  41. 2026-08-10
    days on market $474,900 Active 60 DOM
  42. 2026-08-09
    days on market $474,900 Active 59 DOM
  43. 2026-08-08
    days on market $474,900 Active 58 DOM
  44. 2026-08-07
    days on market $474,900 Active 57 DOM
  45. 2026-08-06
    days on market $474,900 Active 56 DOM
  46. 2026-08-05
    days on market $474,900 Active 55 DOM
  47. 2026-08-04
    days on market $474,900 Active 54 DOM
  48. 2026-08-03
    days on market $474,900 Active 53 DOM
  49. 2026-07-31
    days on market $474,900 Active 50 DOM
  50. 2026-07-30
    days on market $474,900 Active 49 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$57,168
− Mortgage interest
−$26,602
− Property taxes
−$7,124
− Insurance
−$2,374
− Repairs & maintenance
−$4,573
− Management
−$4,573
− HOA
−$252
− Depreciation
−$13,815
Taxable loss
−$2,146
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$515
After-tax cash flow
$6,043/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 · 4 photos

Excellent 95/100 None rehab

This fourplex is in excellent condition with no visible repairs or maintenance needed. It offers a turnkey investment opportunity with a strong monthly income and low-maintenance appeal.

Value-add opportunities

  • Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
  • Both Landscaping and curb appeal improvements — Improves property's visual appeal and marketability ↑
  • Both Addition of smart home features — Enhances convenience and marketability ↑
F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Sam Houston El F TX #2,525/4,322 Nat'l #26,716/41,679 Middle Central Middle F TX #786/1,662 Nat'l #7,065/14,009 High Weslaco H S F TX #1,147/1,632 Nat'l #11,621/17,239

Schools (NCES district)

District
Weslaco ISD
NCES district ID
4844960
Math proficiency
23% ▼ -29.00%
Reading proficiency
31% ▼ -9.00%
Median HH income
$32,867
Composite
22.05/100
National rank
#8196
State rank
#705 of 826 in TX
D Composite livability gradescore 58/100

Livability — Midway South

Score
58/100
State rank
#1201
US rank
#21023

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place
Midway South, TX
County
Hidalgo · 955,232 people
Metro
McAllen-Edinburg-Mission, TX
Population (ZIP)
38,942
Household income
$53,797
Rent vs Own
35.5% rent · 64.5% own
Severe rent burden
11% of renters

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%

Race, ethnicity, and origin ACS 2023

Neighborhood character
Predominantly Hispanic (86%)
Race & ethnicity
Hispanic / Latino 86% Two or more races 38% White 13%
Hispanic origin (detail)
Mexican 82%
Languages at home
27% English-only · Spanish 72%

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
—

Price history

-3.5% since first listed
6 events — show timeline
  • 2026-06-24 Price Changed $474,900 MCALLENMLS
  • 2026-06-11 Listed $484,900 MCALLENMLS
  • 2026-05-19 Price Changed $484,900 MCALLENMLS
  • 2026-05-14 Price Changed $485,000 MCALLENMLS
  • 2026-02-10 Listed $492,000 MCALLENMLS
  • 2025-09-18 Listed $492,000 MCALLENMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…