3803 Clavel St · Palmview, TX 78572

$495,000

None bd · None ba · 8,038 sqft · MultiFamily public records · 170 Days on market

Built 1999 Good condition 0.27 ac lot $62/sqft · 15% below area Est $585k · 15% under ↓ 24% since listing

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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 +23.9/30.0
• ARV discount +14.4/15.0
• DSCR +7.7/10.0
• 1% rule +7.0/10.0
• Condition / age +3.8/5.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Income-Producing 8-Plex! Well-maintained property featuring eight 2-bedroom, 1-bath units with strong tenant demand. Seven units are currently leased, with Unit #8 vacant and ready to show. Each unit offers tile flooring throughout, all-wood cabinetry, and included kitchen appliances. Property includes individual water and electric meters, with tenants paying all utilities. Landlord expenses are minimal, limited to landscaping and dumpster service (approx. $300/month). Ample parking with 16 covered spaces (two per unit). Conveniently located right off Expressway 83 / W Interstate Hwy 2 and near Cesar E. Chavez Middle School, providing easy access for commuters. Rental increases up to $795/month can be implemented on three units within the next 2–4 months, offering immediate upside. Ideal for investors seeking steady cash flow and future growth potential.

Key facts

• Ample parking
• Tile flooring
• Conveniently located

Tags

• WELL MAINTAINED PROPERTY
• TILE FLOORING
• ALL WOOD CABINETRY
• INCLUDED KITCHEN APPLIANCES
• AMPLE PARKING
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 7 × 2-bed/?-bath units multifamily listed at $495k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $960 ($12k/yr) — positive. Per door: $137/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $495k).
• Recommended offer: $436k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.1% in Palmview — 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 57/100 on livability (#1,267 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D, amenities F, commute F.
• 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: Guillermo Flores El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 434 students, 93% FRL); Cesar Chavez Middle (math 25% / reading 35%, grade F, #1,056 of 1,662 statewide, top 65%, 666 students, 90% FRL); La Joya H S (math 16% / reading 32%, grade F, #1,333 of 1,632 statewide, top 82%, 2,775 students, 92% FRL) — zoned schools average 92% FRL vs 54% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 981 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% 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 $3k of loan paydown is wiped out by about $15k 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 170 days — a 12% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $435,600 (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. 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 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: 1.20% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.31%
• DSCR: 1.37
• GRM: 6.9

CMA / ARV

• ARV (median comp): $585,000
• List price: $495,000
• Delta: -15.38%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3717 Clavel St	0.02mi	—/—	8,038 (0%)	6mo	$585,000	$73	94
1101 Greenbriar Ave	1.78mi	4/4.0	8,326 (+4%)	51mo	$340,000	$41	39
1315 Palm Creek Blvd	1.86mi	—/—	5,760 (-28%)	50mo	$449,000	$78	20

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-18,789
• Equity at exit: $73,806

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $63,525
• Equity at exit: $42,799

Cash invested: $138,600 (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 78572

• Home prices YoY: -22.9%
• Active inventory: 981
• Price-to-rent: 48.5×

Monthly cashflow live

• Estimated rent: $5,950 high
• Mortgage (P&I): −$2,596
• Tax from tax record: −$939 /mo · $11,262/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,250
• Net cashflow: $960

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

Units	Beds	Baths	Est. rent
▸ 7× units	2	—	$5,950
Total (7 units)			$5,950

Break-even live

Break-even rent $4,735

Max offer price $495,000

Occupancy floor 79%

Sensitivity live

Price	-10% $1,240	-5% $1,100	+0% $960	+5% $820	+10% $680
Rent	-10% $490	-5% $725	+0% $960	+5% $1,195	+10% $1,430
Rate	-1.0pp $1,209	-0.5pp $1,086	base $960	+0.5pp $832	+1.0pp $701

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: $123,750
• Closing costs: $14,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3717 Clavel St Unit 8 Palmview, TX	2.0	1.0	1005	$800	$0.80	92d	1	0.04mi
3711 Chapa AVE Palmview, TX	3.0	2.0	1050	$1,300	$1.24	92d	1	0.07mi
3711 Chapa AVE Palmview, TX	2.0	2.0	995	$1,150	$1.16	63d	1	0.07mi
3706 Chapa AVE Palmview, TX	2.0	2.0	864	$1,100	$1.27	92d	1	0.11mi
7220 W Interstate Highway 2 Unit 12 Mission, TX	2.0	2.0	1104	$995	$0.90	70d	1	0.26mi
7220 W Interstate Highway 2 Unit 20 Mission, TX	2.0	2.0	1104	$995	$0.90	92d	1	0.26mi
7220 W Interstate Highway 2 Unit 15 Mission, TX	1.0	1.0	945	$925	$0.98	92d	1	0.26mi
7220 W Interstate Highway 2 Fl STW 1 WITH BALCONY) FRONT UNIT Mission, TX	1.0	1.0	945	$895	$0.95	92d	1	0.26mi
7220 W Interstate Highway 2 Fl STW 3 WITH NO BALCONY) Mission, TX	1.0	1.0	945	$895	$0.95	68d	1	0.30mi
7220 W Interstate Highway 2 Fl STW 4 WITH PORCH) FRONT UNIT Mission, TX	2.0	2.0	1104	$1,150	$1.04	92d	1	0.30mi
7220 W Interstate Highway 2 Fl STW 3 WITH NO BALCONY) Mission, TX	1.0	1.0	945	$850	$0.90	15d	1	0.30mi
1908 Kennedy St Mission, TX	2.0	2.0	1062	$1,300	$1.22	72d	1	0.67mi
2503 Double Eagle Dr Mission, TX	2.0	2.0	840	$1,300	$1.55	92d	1	1.05mi
1905 Tierra Linda Cir W Palmview, TX	3.0	2.0	1344	$2,000	$1.49	15d	1	1.31mi

Listing history 50 events

1. 2026-08-08
   days on market $495,000 Active 170 DOM
2. 2026-08-07
   days on market $495,000 Active 169 DOM
3. 2026-08-06
   days on market $495,000 Active 168 DOM
4. 2026-08-05
   days on market $495,000 Active 167 DOM
5. 2026-08-04
   days on market $495,000 Active 166 DOM
6. 2026-08-03
   days on market $495,000 Active 165 DOM
7. 2026-07-31
   days on market $495,000 Active 162 DOM
8. 2026-07-29
   days on market $495,000 Active 160 DOM
9. 2026-07-27
   days on market $495,000 Active 158 DOM
10. 2026-07-25
    days on market $495,000 Active 156 DOM
11. 2026-07-23
    days on market $495,000 Active 154 DOM
12. 2026-07-22
    days on market $495,000 Active 153 DOM
13. 2026-07-21
    days on market $495,000 Active 152 DOM
14. 2026-07-18
    days on market $495,000 Active 149 DOM
15. 2026-07-16
    days on market $495,000 Active 147 DOM
16. 2026-07-16
    days on market $495,000 Active 146 DOM
17. 2026-07-14
    days on market $495,000 Active 145 DOM
18. 2026-07-14
    days on market $495,000 Active 144 DOM
19. 2026-07-12
    days on market $495,000 Active 143 DOM
20. 2026-07-11
    days on market $495,000 Active 142 DOM
21. 2026-07-10
    days on market $495,000 Active 141 DOM
22. 2026-07-09
    days on market $495,000 Active 140 DOM
23. 2026-07-07
    days on market $495,000 Active 138 DOM
24. 2026-07-06
    days on market $495,000 Active 137 DOM
25. 2026-07-05
    days on market $495,000 Active 136 DOM
26. 2026-07-04
    days on market $495,000 Active 135 DOM
27. 2026-07-03
    days on market $495,000 Active 134 DOM
28. 2026-07-02
    days on market $495,000 Active 133 DOM
29. 2026-07-01
    days on market $495,000 Active 132 DOM
30. 2026-06-30
    days on market $495,000 Active 131 DOM
31. 2026-06-29
    days on market $495,000 Active 130 DOM
32. 2026-06-28
    days on market $495,000 Active 129 DOM
33. 2026-06-28
    days on market $495,000 Active 128 DOM
34. 2026-06-27
    days on market $495,000 Active 127 DOM
35. 2026-06-25
    days on market $495,000 Active 125 DOM
36. 2026-06-23
    days on market $495,000 Active 123 DOM
37. 2026-06-22
    days on market $495,000 Active 122 DOM
38. 2026-06-18
    days on market $495,000 Active 119 DOM
39. 2026-06-17
    days on market $495,000 Active 118 DOM
40. 2026-06-16
    days on market $495,000 Active 117 DOM
41. 2026-06-15
    days on market $495,000 Active 116 DOM
42. 2026-06-14
    days on market $495,000 Active 114 DOM
43. 2026-06-13
    days on market $495,000 Active 113 DOM
44. 2026-06-10
    days on market $495,000 Active 111 DOM
45. 2026-06-09
    days on market $495,000 Active 110 DOM
46. 2026-06-08
    days on market $495,000 Active 109 DOM
47. 2026-06-07
    days on market $495,000 Active 108 DOM
48. 2026-06-05
    days on market $495,000 Active 105 DOM
49. 2026-06-03
    days on market $495,000 Active 104 DOM
50. 2026-06-02
    days on market $495,000 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: $11,262 · $939/mo
• Projected year-2 tax: $11,262 · $939/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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $71,400
• − Mortgage interest: −$27,728
• − Property taxes: −$11,262
• − Insurance: −$2,475
• − Repairs & maintenance: −$5,712
• − Management: −$5,712
• − Depreciation: −$14,400
• Taxable income: $4,111
• Est. tax owed @ 24.0%: −$987
• After-tax cash flow: $10,532/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

Good 75/100 Cosmetic rehab Est. rehab $40,190–$120,570 screening

This 8-unit property is in good condition with minimal repairs needed. Painting and landscaping improvements would significantly enhance its value and appeal to both renters and buyers.

Components & finishes AI

Roof asphalt shingle · good Flooring tile Counters laminate Appliances white HVAC central · new lt5

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and trimming trees — Improved landscaping increases curb appeal and property value ↑
• Both Reorganizing and decluttering interior spaces — A more organized and inviting interior can attract more tenants and buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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 30/100

Zoned Schools

Elementary Guillermo Flores El F TX #3,836/4,322 Nat'l #35,191/41,679 Middle Cesar Chavez Middle F TX #1,056/1,662 Nat'l #8,861/14,009 High Jimmy Carter Early College H S F TX #652/1,632 Nat'l #6,890/17,239

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

D Composite livability gradescore 57/100

Livability — Palmview

• Score: 57/100
• State rank: #1267
• US rank: #22043

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmview, TX
• County: Hidalgo County · 955,232 people
• 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

-23.8% since first listed

6 events — show timeline

• 2026-02-19 Listed $495,000 MCALLENMLS
• 2025-02-14 Sold (Public Records) — Public Records
• 2025-02-11 Rental Removed $725 RENTALBEAST
• 2025-02-10 Listed for Rent $725 RENTALBEAST
• 2022-09-12 Listed $650,000 MCALLENMLS
• 2022-02-16 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $11,262 · -30.1% YoY. Source: county tax records.