326 N Virginia Ave · Mercedes, TX 78570

$259,900

None bd · None ba · 1,920 sqft · MultiFamily · 138 Days on market

Built 2020 Good condition 4,999 sqft lot $135/sqft · 6% above area Est $245k · 6% over ↓ 4% since listing

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Why this score? — see what drove the D 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 +13.2/30.0
• Appreciation +7.3/10.0
• ARV discount +4.7/15.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +1.3/10.0

Multi-family units

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

Listing remarks MLS

Introducing this beautifully maintained duplex, built in 2020, featuring two spacious 2-bedroom, 2-bathroom units—both currently rented and occupied. Designed with modern living in mind, each unit offers elegant wood-look tile flooring throughout for both style and easy upkeep. The kitchens shine with sleek quartz countertops and generous cabinet space. Conveniently located right off the highway, this property offers easy access for commuters and strong rental appeal. Ideal for investors or buyers seeking immediate rental income, this duplex provides flexibility and excellent income potential. Don't miss this outstanding investment opportunity!

Key facts

• Quartz countertops
• 4,999 sq ft lot
• Built 2020

Tags

• WOOD-LOOK TILE FLOORING
• QUARTZ COUNTERTOPS
• GENEROUS CABINET SPACE
• IMMEDIATE RENTAL INCOME
• EXCELLENT INCOME POTENTIAL

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2-bath units multifamily listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-73 ($-879/yr) — negative. Per door: $-37/mo.
• To cash-flow at today's rent, offer at most $249k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (12.9% below list).
• Recommended offer: $226k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.4% in Mercedes — 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 67/100 on livability (#547 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Mercedes ISD (suburban): math 12% / reading 21% proficiency, ranked #811 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Taylor El (math 17% / reading 12%, grade F, #4,048 of 4,322 statewide, top 95%, 410 students, 95% FRL); Sgt William G Harrell Middle (math 6% / reading 18%, grade F, #1,623 of 1,662 statewide, top 98%, 451 students, 95% FRL); Mercedes H S (math 8% / reading 12%, grade F, #1,591 of 1,632 statewide, top 98%, 974 students, 91% FRL).
• Market conditions: 393 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $12k appreciation (4.5% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,500 (12.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 0.87% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (median comp): $244,586
• List price: $259,900
• Delta: 6.26%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

4.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.66×
• Total profit: $48,330
• Equity at exit: $139,851

10-year hold

• IRR: 12.2%
• Equity multiple: 3.11×
• Total profit: $153,816
• Equity at exit: $235,433

Cash invested: $72,772 (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 78570

• Home prices YoY: 1.9%
• Active inventory: 393
• Price-to-rent: 19.1×

Monthly cashflow live

• Estimated rent: $2,265 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-73

Break-even live

Break-even rent $2,358

Max offer price $249,305

Occupancy floor 98%

Sensitivity live

Price	-10% $106	-5% $17	+0% $-73	+5% $-163	+10% $-253
Rent	-10% $-252	-5% $-163	+0% $-73	+5% $16	+10% $106
Rate	-1.0pp $58	-0.5pp $-7	base $-73	+0.5pp $-141	+1.0pp $-209

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,266
Total (2 units)			$2,265

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
941 S Indiana Ave Unit A Mercedes, TX	2.0	2.0	1834	$925	$0.50	45d	1	0.91mi

Listing history 23 events

1. 2026-06-21
   days on market $259,900 Active 138 DOM
2. 2026-06-21
   days on market $259,900 Active 137 DOM
3. 2026-06-18
   days on market $259,900 Active 135 DOM
4. 2026-06-17
   days on market $259,900 Active 134 DOM
5. 2026-06-16
   days on market $259,900 Active 133 DOM
6. 2026-06-15
   days on market $259,900 Active 132 DOM
7. 2026-06-15
   days on market $259,900 Active 131 DOM
8. 2026-06-13
   days on market $259,900 Active 130 DOM
9. 2026-06-12
   days on market $259,900 Active 129 DOM
10. 2026-06-10
    days on market $259,900 Active 126 DOM
11. 2026-06-08
    days on market $259,900 Active 125 DOM
12. 2026-06-08
    days on market $259,900 Active 124 DOM
13. 2026-06-07
    days on market $259,900 Active 123 DOM
14. 2026-06-03
    days on market $259,900 Active 120 DOM
15. 2026-06-02
    days on market $259,900 Active 119 DOM
16. 2026-06-01
    days on market $259,900 Active 118 DOM
17. 2026-05-31
    days on market $259,900 Active 117 DOM
18. 2026-03-16
    price $259,900 658-char remark

    Show marketing remark (664 chars)

    Introducing this beautifully maintained duplex, built in 2020, featuring two spacious 2-bedroom, 2-bathroom units—both currently rented and occupied. Designed with modern living in mind, each unit offers elegant wood-look tile flooring throughout for both style and easy upkeep. The kitchens shine with sleek quartz countertops and generous cabinet space. Conveniently located right off the highway, this property offers easy access for commuters and strong rental appeal. Ideal for investors or buyers seeking immediate rental income, this duplex provides flexibility and excellent income potential. Don’t miss this outstanding investment opportunity!

19. 2026-03-16
    price $259,900 664-char remark

    Show marketing remark (664 chars)

    Introducing this beautifully maintained duplex, built in 2020, featuring two spacious 2-bedroom, 2-bathroom units—both currently rented and occupied. Designed with modern living in mind, each unit offers elegant wood-look tile flooring throughout for both style and easy upkeep. The kitchens shine with sleek quartz countertops and generous cabinet space. Conveniently located right off the highway, this property offers easy access for commuters and strong rental appeal. Ideal for investors or buyers seeking immediate rental income, this duplex provides flexibility and excellent income potential. Don’t miss this outstanding investment opportunity!

20. 2026-02-04
    listed $264,900 Active 658-char remark

    Show marketing remark (658 chars)

    Introducing this beautifully maintained duplex, built in 2020, featuring two spacious 2-bedroom, 2-bathroom units—both currently rented and occupied. Designed with modern living in mind, each unit offers elegant wood-look tile flooring throughout for both style and easy upkeep. The kitchens shine with sleek quartz countertops and generous cabinet space. Conveniently located right off the highway, this property offers easy access for commuters and strong rental appeal. Ideal for investors or buyers seeking immediate rental income, this duplex provides flexibility and excellent income potential. Don't miss this outstanding investment opportunity!

21. 2026-02-03
    listed $264,900 Active 664-char remark

    Show marketing remark (664 chars)

    Introducing this beautifully maintained duplex, built in 2020, featuring two spacious 2-bedroom, 2-bathroom units—both currently rented and occupied. Designed with modern living in mind, each unit offers elegant wood-look tile flooring throughout for both style and easy upkeep. The kitchens shine with sleek quartz countertops and generous cabinet space. Conveniently located right off the highway, this property offers easy access for commuters and strong rental appeal. Ideal for investors or buyers seeking immediate rental income, this duplex provides flexibility and excellent income potential. Don’t miss this outstanding investment opportunity!

22. 2024-10-08
    listed $269,000 Active
23. 2023-02-28
    listed $269,900 Active

ⓘ 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 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 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: $27,180
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$2,097
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − Depreciation: −$7,561
• Taxable loss: −$5,283
• Est. tax savings @ 24.0%: +$1,268
• After-tax cash flow: $389/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 · 5 photos

Good 80/100 None rehab

This 2020-built duplex is in excellent condition with modern amenities and a prime location. Ideal for investors seeking immediate rental income.

Value-add opportunities

• Both Paint exterior and interior as needed — Enhances curb appeal and interior aesthetics
• Both Replace landscaping with more mature plants — Improves curb appeal and adds value
• Both Install smart home features in kitchens and bathrooms — Attracts tech-savvy buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior as needed — Enhances curb appeal and interior aesthetics ↑
• Both Replace landscaping with more mature plants — Improves curb appeal and adds value ↑
• Both Install smart home features in kitchens and bathrooms — Attracts tech-savvy buyers and renters ↑

ⓘ 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: Mercedes ISD
• NCES district ID: 4830250
• Math proficiency: 12% ▼ -26.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $27,606
• Composite: 12.84/100
• National rank: #9596
• State rank: #811 of 826 in TX

Livability — Mercedes

• Score: 67/100
• State rank: #547
• US rank: #10619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mercedes, TX
• City population: 33,596
• Population (ZIP): 33,596

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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 44% White 4%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 20% · Canada
• Languages at home: 18% English-only · Spanish 82%

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: ▲ 4.53%
• Current HPI: 238.8386
• Rent YoY: —
• Metro: —
• 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

-3.7% since first listed

6 events — show timeline

• 2026-03-16 Price Changed $259,900 RGVMLS
• 2026-03-16 Price Changed $259,900 MCALLENMLS
• 2026-02-04 Listed $264,900 RGVMLS
• 2026-02-03 Listed $264,900 MCALLENMLS
• 2024-10-08 Listed $269,000 MCALLENMLS
• 2023-02-28 Listed $269,900 MCALLENMLS