1308 Miller Ave · Donna, TX 78537

$900,000

None bd · None ba · 3,768 sqft · MultiFamily public records · 163 Days on market

Built 2005 Average condition 0.90 ac lot $239/sqft · 57% above area Est $1.6M · 44% under

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Why this score? — see what drove the B+ 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 +25.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.2/10.0
• 1% rule +7.4/10.0
• Condition / age +2.8/5.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

This well-maintained 14-unit apartment complex in Donna offers an excellent investment opportunity just minutes from the expressway, providing convenient access for tenants and strong rental appeal. The property features a desirable unit mix of six 1-bedroom/1-bath units and eight 2-bedroom/1-bath units, catering to a broad tenant base and supporting stable occupancy. Each unit includes washer and dryer hookups, adding convenience for residents and enhancing rental value. With gross operating income estimated at approximately $115000 annually, this asset presents solid cash flow potential and long-term upside in a growing area. Ideal for investors seeking a strategically located multifamily property with consistent income performance.

Key facts

• Desirable unit mix
• Convenient access
• 0.9 acre lot

Tags

• 14 UNIT APARTMENT COMPLEX
• INVESTMENT OPPORTUNITY
• CONVENIENT ACCESS
• DESIRABLE UNIT MIX
• WASHER AND DRYER HOOKUPS
• SOLID CASH FLOW POTENTIAL

What this means for you Summary

Snapshot

• This is a 6×1bd/1ba + 8×2bd/1ba units multifamily listed at $900k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $143/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $900k).
• Recommended offer: $792k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.0% in Donna — 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 54/100 on livability (#1,411 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Donna ISD (suburban): math 11% / reading 18% proficiency, ranked #821 of 826 in TX (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: A M Ochoa El (math 12% / reading 12%, grade F, #4,207 of 4,322 statewide, top 98%, 360 students, 94% FRL); W A Todd Middle (math 9% / reading 22%, grade F, #1,556 of 1,662 statewide, top 94%, 693 students, 92% FRL); Donna H S (math 16% / reading 21%, grade F, #1,436 of 1,632 statewide, top 88%, 2,095 students, 92% FRL) — zoned schools average 93% FRL vs 48% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 432 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $96k of equity ($6k loan paydown + $90k 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 + 3.0% rent growth), your $252k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$155k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($792k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $792,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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. 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 F 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: 1.24% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 6.7

CMA / ARV

• ARV (median comp): $1,600,000
• List price: $900,000
• Delta: -43.75%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 N 12th St	0.48mi	5/4.0	3,651 (-3%)	6mo	$299,995	$82	67
604 Dominion Dr	1.88mi	—/—	3,802 (+1%)	3mo	$479,000	$126	61
2900 Delta Rd	1.83mi	—/—	3,726 (-1%)	3mo	$479,000	$129	61
2909 Charlie Rd	1.83mi	—/—	3,802 (+1%)	5mo	$479,000	$126	60
2107 S Victoria Rd	2.24mi	4/5.0	3,617 (-4%)	5mo	$400,000	$111	54
412 Sparrow Rd	1.96mi	—/—	4,080 (+8%)	0mo	$489,000	$120	51
513 Sparrow Rd	1.73mi	—/—	4,080 (+8%)	6mo	$485,000	$119	46
605 Sparrow Rd	1.75mi	—/—	4,080 (+8%)	7mo	$485,000	$119	45
705 Sparrow Rd	1.72mi	—/—	4,080 (+8%)	11mo	$495,000	$121	42
3118 Boyce Cir S	1.69mi	4/3.5	2,873 (-24%)	0mo	$453,500	$158	40
1333 S Victoria Rd	1.73mi	5/3.0	3,121 (-17%)	4mo	$545,000	$175	37
1808 Johnson Ln	1.42mi	4/3.5	3,053 (-19%)	4mo	$429,000	$141	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.3%
• Equity multiple: 3.45×
• Total profit: $618,171
• Equity at exit: $810,791

10-year hold

• IRR: 27.1%
• Equity multiple: 7.83×
• Total profit: $1,721,266
• Equity at exit: $1,748,502

Cash invested: $252,000 (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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $290,000 ($97/sqft)
• Median days on market: 80 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +339.3% above current asking $/sqft

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

ZIP-level market 78537

• Home prices YoY: 5.8%
• Active inventory: 432
• Price-to-rent: 93.4×

Monthly cashflow live

• Estimated rent: $11,185 medium
• Mortgage (P&I): −$4,720
• Tax from tax record: −$1,740 /mo · $20,882/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,349
• Net cashflow: $2,001

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

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$4,818
▸ 8× units	2	1	$6,368
Total (14 units)			$11,185

Break-even live

Break-even rent $8,652

Max offer price $900,000

Occupancy floor 77%

Sensitivity live

Price	-10% $2,511	-5% $2,256	+0% $2,001	+5% $1,747	+10% $1,492
Rent	-10% $1,118	-5% $1,559	+0% $2,001	+5% $2,443	+10% $2,885
Rate	-1.0pp $2,454	-0.5pp $2,230	base $2,001	+0.5pp $1,768	+1.0pp $1,531

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: $225,000
• Closing costs: $27,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1002 Miller Ave Unit 11 Donna, TX	1.0	1.0	6248	$575	$0.09	93d	1	0.25mi
406 S 10th St Donna, TX	3.0	1.0	720	$850	$1.18	93d	1	0.35mi
217 N 7th St Unit 2 Donna, TX	2.0	2.0	950	$950	$1.00	16d	1	0.60mi
419 N 8th St Unit 2 Donna, TX	2.0	1.0	2190	$850	$0.39	72d	1	0.70mi
519 N Main St Unit 102 Donna, TX	2.0	1.0	—	$858	—	93d	1	0.75mi
519 N Main St Unit 101 Donna, TX	1.0	1.0	—	$800	—	93d	1	0.75mi
519 N Main St Donna, TX	1.0	1.0	—	$680	—	93d	1	0.75mi
519 N Main St Unit 101 Donna, TX	1.0	1.0	—	$800	—	16d	1	0.75mi
519 N Main St Unit 102 Donna, TX	2.0	1.0	—	$858	—	16d	1	0.75mi
110 S 3rd St Donna, TX	2.0	2.0	884	$890	$1.01	93d	1	0.76mi
306 E Roberts Ave Donna, TX	2.0	1.0	620	$550	$0.89	93d	1	0.76mi
306 E Roberts Ave Donna, TX	2.0	1.0	—	$600	—	16d	1	0.76mi
306 E Roberts Ave Unit 13 Donna, TX	2.0	1.0	—	$600	—	93d	1	0.76mi
310 Hester Ave Unit 107 Donna, TX	3.0	2.0	960	$799	$0.83	93d	1	0.77mi
310 Hester Ave Trlr 227 Donna, TX	3.0	2.0	960	$799	$0.83	72d	1	0.77mi
310 Hester Ave Unit 230 Donna, TX	3.0	2.0	960	$749	$0.78	93d	1	0.77mi
301 Silver Ave Unit 101 Donna, TX	2.0	1.0	—	$786	—	16d	1	0.78mi
301 Silver Ave Unit 102 Donna, TX	3.0	1.0	—	$932	—	93d	1	0.78mi
301 Silver Ave Unit 101 Donna, TX	2.0	1.0	—	$786	—	93d	1	0.78mi
301 Silver Ave Unit 102 Donna, TX	3.0	1.0	—	$932	—	16d	1	0.78mi
310 Scobey Ave Unit 320 Donna, TX	3.0	2.0	960	$749	$0.78	93d	1	0.84mi
310 Scobey Ave Unit 323 Donna, TX	3.0	2.0	1216	$904	$0.74	93d	1	0.84mi
310 Scobey Ave Unit 315 Donna, TX	3.0	2.0	960	$799	$0.83	72d	1	0.84mi
310 Scobey Ave Unit 304 Donna, TX	3.0	2.0	1216	$799	$0.66	16d	1	0.84mi
300 S 1st St Donna, TX	2.0	2.0	—	$595	—	93d	1	0.92mi
109 Ash St Unit C Donna, TX	1.0	1.0	1440	$650	$0.45	16d	1	0.98mi
109 Ash St Unit B Donna, TX	1.0	1.0	1440	$650	$0.45	93d	1	0.98mi
2607 E North Ave Donna, TX	1.0–3.0	1.0–2.0	1050	$1,075	$1.02	16d	6	1.08mi
202 W South Ave Donna, TX	1.0	1.0	600	$895	$1.49	93d	1	1.16mi
202 W South Ave Donna, TX	1.0–3.0	1.0–2.0	850	$1,095	$1.29	15d	1	1.16mi
307 Reid Dr Donna, TX	3.0	2.0	1189	$1,500	$1.26	16d	1	1.24mi
108 Collins St Donna, TX	3.0	2.0	1420	$1,550	$1.09	72d	1	1.25mi
3009 Meadow Ln Unit 7 Donna, TX	2.0	2.0	10368	$825	$0.08	16d	1	1.31mi
513 W Frontage Rd Unit 101 Donna, TX	1.0	1.0	—	$880	—	93d	1	1.47mi
513 W Frontage Rd Donna, TX	1.0	1.0	—	$730	—	93d	1	1.47mi
513 W Frontage Rd Unit 102 Donna, TX	2.0	1.0	—	$915	—	93d	1	1.47mi
513 W Frontage Rd Unit 101 Donna, TX	1.0	1.0	—	$880	—	16d	1	1.47mi
513 W Frontage Rd Unit 102 Donna, TX	2.0	1.0	—	$915	—	16d	1	1.47mi

Listing history 50 events

1. 2026-08-08
   days on market $900,000 Active 163 DOM
2. 2026-08-07
   days on market $900,000 Active 162 DOM
3. 2026-08-06
   days on market $900,000 Active 161 DOM
4. 2026-08-05
   days on market $900,000 Active 160 DOM
5. 2026-08-04
   days on market $900,000 Active 159 DOM
6. 2026-08-03
   days on market $900,000 Active 158 DOM
7. 2026-07-31
   days on market $900,000 Active 155 DOM
8. 2026-07-30
   days on market $900,000 Active 154 DOM
9. 2026-07-29
   days on market $900,000 Active 153 DOM
10. 2026-07-27
    days on market $900,000 Active 151 DOM
11. 2026-07-25
    days on market $900,000 Active 149 DOM
12. 2026-07-23
    days on market $900,000 Active 147 DOM
13. 2026-07-22
    days on market $900,000 Active 146 DOM
14. 2026-07-21
    days on market $900,000 Active 145 DOM
15. 2026-07-18
    days on market $900,000 Active 142 DOM
16. 2026-07-16
    days on market $900,000 Active 140 DOM
17. 2026-07-16
    days on market $900,000 Active 139 DOM
18. 2026-07-14
    days on market $900,000 Active 138 DOM
19. 2026-07-13
    days on market $900,000 Active 137 DOM
20. 2026-07-12
    days on market $900,000 Active 136 DOM
21. 2026-07-11
    days on market $900,000 Active 135 DOM
22. 2026-07-10
    days on market $900,000 Active 134 DOM
23. 2026-07-09
    days on market $900,000 Active 133 DOM
24. 2026-07-07
    days on market $900,000 Active 131 DOM
25. 2026-07-06
    days on market $900,000 Active 130 DOM
26. 2026-07-05
    days on market $900,000 Active 129 DOM
27. 2026-07-04
    days on market $900,000 Active 128 DOM
28. 2026-07-03
    days on market $900,000 Active 127 DOM
29. 2026-07-02
    days on market $900,000 Active 126 DOM
30. 2026-07-01
    days on market $900,000 Active 125 DOM
31. 2026-06-30
    days on market $900,000 Active 124 DOM
32. 2026-06-29
    days on market $900,000 Active 123 DOM
33. 2026-06-28
    days on market $900,000 Active 122 DOM
34. 2026-06-28
    days on market $900,000 Active 121 DOM
35. 2026-06-27
    days on market $900,000 Active 120 DOM
36. 2026-06-25
    days on market $900,000 Active 118 DOM
37. 2026-06-23
    days on market $900,000 Active 116 DOM
38. 2026-06-21
    days on market $900,000 Active 115 DOM
39. 2026-06-18
    days on market $900,000 Active 112 DOM
40. 2026-06-17
    days on market $900,000 Active 111 DOM
41. 2026-06-16
    days on market $900,000 Active 110 DOM
42. 2026-06-15
    days on market $900,000 Active 109 DOM
43. 2026-06-14
    days on market $900,000 Active 107 DOM
44. 2026-06-13
    days on market $900,000 Active 106 DOM
45. 2026-06-10
    days on market $900,000 Active 104 DOM
46. 2026-06-09
    days on market $900,000 Active 103 DOM
47. 2026-06-08
    days on market $900,000 Active 102 DOM
48. 2026-06-07
    days on market $900,000 Active 101 DOM
49. 2026-06-05
    days on market $900,000 Active 98 DOM
50. 2026-06-03
    days on market $900,000 Active 97 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: $20,882 · $1,740/mo
• Projected year-2 tax: $20,882 · $1,740/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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: $134,220
• − Mortgage interest: −$50,414
• − Property taxes: −$20,882
• − Insurance: −$4,500
• − Repairs & maintenance: −$10,738
• − Management: −$10,738
• − Depreciation: −$26,182
• Taxable income: $10,767
• Est. tax owed @ 24.0%: −$2,584
• After-tax cash flow: $21,431/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 · 9 photos

Average 55/100 Moderate rehab Est. rehab $94,200–$169,560 screening

This 14-unit apartment complex is in average condition with some minor repairs and maintenance needed. Painting the exterior and interior walls and replacing the HVAC filters would significantly increase its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring tile Counters laminate

Deferred maintenance Est. $500–$2,000 screening

• Minor Roof (roof) — No visible signs of damage or wear.

Repairs flagged

• Minor Exterior walls — There are some visible signs of wear and tear, such as discoloration and minor cracks.
• Minor Interior walls — There are some visible signs of wear and tear, such as discoloration and minor cracks.

Value-add opportunities

• Both Paint exterior walls — Painting the exterior walls will improve the curb appeal and increase the property's resale and rental value. ↑
• Both Paint interior walls — Painting the interior walls will improve the appearance of the property and increase the property's resale and rental value. ↑
• Rental Replace HVAC filters — Replacing the HVAC filters will improve the air quality and comfort for tenants, which will increase the property's rental 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 15/100

Zoned Schools

Elementary A M Ochoa El F TX #4,207/4,322 Nat'l #38,100/41,679 Middle W A Todd Middle F TX #1,556/1,662 Nat'l #12,557/14,009 High Donna H S F TX #1,436/1,632 Nat'l #14,713/17,239

Schools (NCES district)

• District: Donna ISD
• NCES district ID: 4817390
• Math proficiency: 11% ▼ -30.00%
• Reading proficiency: 18% ▼ -13.00%
• Median HH income: $27,330
• Composite: 11.16/100
• National rank: #9728
• State rank: #821 of 826 in TX

D Composite livability gradescore 54/100

Livability — Donna

• Score: 54/100
• State rank: #1411
• US rank: #24172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Donna, TX
• County: Hidalgo · 955,232 people
• City population: 51,346
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 51,346
• Household income: $36,331
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 9% 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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 49% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 27% · Canada
• Languages at home: 15% English-only · Spanish 84%

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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: ▲ 13.30%
• Current HPI: 243.3933
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-22 Listed $900,000 RGVMLS
• 2026-02-26 Listed $900,000 MCALLENMLS
• 2003-09-10 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $20,882 · -18.0% YoY. Source: county tax records.