3710 E Hillview Ave · Murillo, TX 78542

$475,000

None bd · None ba · 3,670 sqft · MultiFamily · 60 Days on market

Built 2026 Excellent condition 10,467 sqft lot $129/sqft · 7% below area Est $509k · 7% under $50/mo HOA · 4% of rent

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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 +18.3/30.0
• ARV discount +10.5/15.0
• DSCR +5.7/10.0
• 1% rule +5.0/10.0
• Condition / age +4.8/5.0
• Livability +3.1/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• 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

Exceptional investment opportunity! This upscale fourplex features a desirable unit mix of two 3-bedroom, 2-bath units and two 1-bedroom, 1-bath units. Conveniently situated just minutes from Expressway 281, with close proximity to Walmart Supercenter, UTRGV Stadium, and directly across from Los Lagos Golf Course, the location offers strong rental appeal. The property spans approximately 3670 sq. ft. of living space and showcases modern finishes throughout, including tile flooring, upgraded lighting fixtures, and private patios for each unit. Estimated rental income is around $1,000 per month for the 1-bedroom units and $1,350 per month for the 3-bedroom units, with water and trash services included—enhancing its value as a solid income-producing property. Currently under construction—secure this premium investment before completion!

Key facts

• Private patios
• Modern finishes
• Tile flooring

Tags

• MODERN FINISHES
• TILE FLOORING
• UPGRADED LIGHTING FIXTURES
• PRIVATE PATIOS

What this means for you Summary

Snapshot

• This is a 2×3bd/2ba + 2×1bd/1ba units multifamily listed at $475k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive. Per door: $109/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $475k).
• Recommended offer: $461k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.1% in Murillo — 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 61/100 on livability (#1,016 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, schools F, amenities F.
• Edinburg CISD (urban): math 20% / reading 34% proficiency, ranked #699 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.1%/yr); 1003 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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).
• At $4,770/mo this rent would consume 104% of the median local household income ($55k/yr) (locally 1240% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 60 days — a 3% lower offer ($461k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $460,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

• ARV (median comp): $509,127
• List price: $475,000
• Delta: -6.70%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2808 Links Dr	0.11mi	—/—	3,432 (-6%)	14mo	$450,000	$131	73
2301 S Hillside Ave	0.15mi	—/—	4,164 (+14%)	1mo	$510,000	$122	70
3004 Links Dr	0.11mi	—/—	4,176 (+14%)	5mo	$542,000	$130	68
3104 Links Dr	0.23mi	—/—	4,100 (+12%)	12mo	$525,000	$128	60
3214 Luz Divina St	0.60mi	—/—	3,640 (-1%)	14mo	$420,000	$115	58
2912 Javalina Ave	0.54mi	—/—	4,120 (+12%)	18mo	$518,500	$126	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.53×
• Total profit: $-63,098
• Equity at exit: $70,824

10-year hold

• IRR: -10.4%
• Equity multiple: 0.45×
• Total profit: $-72,820
• Equity at exit: $41,069

Cash invested: $133,000 (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 →

ZIP-level market 78542

• Home prices YoY: -13.4%
• Rents YoY: -1.1%
• Active inventory: 1003
• Price-to-rent: 31.1×

Monthly cashflow live

• Estimated rent: $4,770 high
• Mortgage (P&I): −$2,491
• Tax est. 1.5%: −$594 /mo · $7,125/yr
• Insurance: −$198
• HOA: −$50
• Vacancy / Maint / Mgmt: −$1,002
• Net cashflow: $436

Break-even live

Break-even rent $4,219

Max offer price $475,000

Occupancy floor 86%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,548
▸ 2× units	1	1	$2,222
Total (4 units)			$4,770

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3003 Linda Vista St Unit 2 Edinburg, TX	2.0	1.0	3808	$1,100	$0.29	14d	1	0.56mi
2913 Linda Vista St Unit C Edinburg, TX	2.0	2.0	3740	$925	$0.25	23d	1	0.58mi
2905 Javalina Ave Unit 1 Edinburg, TX	2.0	2.0	4232	$1,100	$0.26	44d	1	0.60mi
2204 Taxco Ct Unit 3 Edinburg, TX	3.0	2.0	4256	$1,200	$0.28	44d	1	1.11mi
2104 E Viviana St Unit 2 Edinburg, TX	2.0	2.0	3844	$1,300	$0.34	23d	1	1.13mi
2120 Taxco Ct Unit 4 Edinburg, TX	2.0	2.0	4256	$1,000	$0.23	21d	1	1.13mi
2120 Taxco Ct Unit 3 Edinburg, TX	3.0	2.0	4256	$1,200	$0.28	23d	1	1.13mi
2104 E Viviana St Unit 3 Edinburg, TX	3.0	2.0	3844	$1,475	$0.38	44d	1	1.13mi
2108 E San Andrea St Unit 1 Edinburg, TX	2.0	2.0	3838	$1,100	$0.29	14d	1	1.14mi
2132 E Wisconsin Rd Edinburg, TX	1.0	1.0	4308	$756	$0.18	44d	1	1.15mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: watertrash

Listing history 13 events

1. 2026-06-14
   status $475,000 Pending 60 DOM
2. 2026-06-13
   days on market $475,000 Option 60 DOM
3. 2026-06-10
   days on market $475,000 Option 58 DOM
4. 2026-06-09
   days on market $475,000 Option 57 DOM
5. 2026-06-09
   status $475,000 Option 56 DOM
6. 2026-06-08
   days on market $475,000 Active 56 DOM
7. 2026-06-07
   days on market $475,000 Active 55 DOM
8. 2026-06-03
   days on market $475,000 Active 51 DOM
9. 2026-06-02
   days on market $475,000 Active 50 DOM
10. 2026-06-01
    days on market $475,000 Active 49 DOM
11. 2026-05-31
    days on market $475,000 Active 48 DOM
12. 2026-05-31
    days on market $475,000 Active 47 DOM
13. 2026-04-13
    listed $475,000 Active 858-char remark

    Show marketing remark (858 chars)

    Exceptional investment opportunity! This upscale fourplex features a desirable unit mix of two 3-bedroom, 2-bath units and two 1-bedroom, 1-bath units. Conveniently situated just minutes from Expressway 281, with close proximity to Walmart Supercenter, UTRGV Stadium, and directly across from Los Lagos Golf Course, the location offers strong rental appeal. The property spans approximately 3670 sq. ft. of living space and showcases modern finishes throughout, including tile flooring, upgraded lighting fixtures, and private patios for each unit. Estimated rental income is around $1,000 per month for the 1-bedroom units and $1,350 per month for the 3-bedroom units, with water and trash services included—enhancing its value as a solid income-producing property. Currently under construction—secure this premium investment before completion!

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 67% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,240
• − Mortgage interest: −$26,607
• − Property taxes: −$7,125
• − Insurance: −$2,375
• − Repairs & maintenance: −$4,579
• − Management: −$4,579
• − HOA: −$600
• − Depreciation: −$13,818
• Taxable loss: −$2,444
• Est. tax savings @ 24.0%: +$587
• After-tax cash flow: $5,815/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 · 2 photos

Excellent 95/100 None rehab

This upscale fourplex is in excellent condition with modern finishes and a prime location. It offers a strong investment opportunity with high rental potential.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the property's aesthetic and appeal
• Both Interior updates to common areas — Improves the overall living experience and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the property's aesthetic and appeal ↑
• Both Interior updates to common areas — Improves the overall living experience and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Edinburg CISD
• NCES district ID: 4818180
• Math proficiency: 20% ▼ -34.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $36,985
• Composite: 22.42/100
• National rank: #8114
• State rank: #699 of 826 in TX

Livability — Murillo

• Score: 61/100
• State rank: #1016
• US rank: #18093

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murillo, TX
• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 89,401
• Household income: $55,243
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 1240.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 59% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 25% · Canada
• Languages at home: 15% English-only · Spanish 84%

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: ▼ -34.17%
• Current HPI: 220.921
• Rent YoY: ▼ -1.07%
• Metro: McAllen-Edinburg-Mission, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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

• 2026-04-13 Listed $475,000 MCALLENMLS