807 E Starr St · Mercedes, TX 78570

$420,000

None bd · None ba · 4,050 sqft · MultiFamily · 275 Days on market

Built 2024 Good condition 10,000 sqft lot $104/sqft · at area comps Est $431k · at est. ↓ 23% since listing

---

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 +20.1/30.0
• ARV discount +8.6/15.0
• Appreciation +7.3/10.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0

Multi-family units

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

Listing remarks MLS

Brand new fourplex conveniently situated just moments from the expressway and a short drive from the Rio Grande Valley Premium Outlets! Enjoy a contemporary open-concept layout adorned with wood-like tile flooring throughout. The kitchen boasts custom ceiling-high cabinets, sleek quartz countertops, and an expansive island with ample cabinet space. Generously sized bedrooms feature large closets, while the master bedroom impresses with a spacious bathroom and closet. Each unit offers a private fenced backyard for added privacy. Plus, every unit comes equipped with brand-new refrigerator, stove, microwave, washer, and dryer. With eight carport spaces available, future tenants will appreciate the convenience. Tenants will be responsible for their own utilities, making this an exceptional investment opportunity with immediate cash flow potential!

Key facts

• Expansive island
• Quartz countertops
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• WOOD-LIKE TILE FLOORING
• CUSTOM CEILING-HIGH CABINETS
• QUARTZ COUNTERTOPS
• EXPANSIVE ISLAND
• PRIVATE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $420k. Condition is rated good.
• This rent per unit runs 33% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive. Per door: $131/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $420k).
• Recommended offer: $370k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Ruben Hinojosa El (math 12% / reading 27%, grade F, #3,583 of 4,322 statewide, top 86%, 492 students, 92% 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: 433 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $22k of equity ($3k loan paydown + $19k 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 $118k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 275 days — a 12% lower offer ($370k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $49k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $369,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 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 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?
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: 1.03% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $430,925
• List price: $420,000
• Delta: -2.54%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 E Starr St	0.03mi	—/—	4,050 (0%)	2mo	$420,000	$104	97
806 E Starr St	0.03mi	—/—	4,050 (0%)	8mo	$439,000	$108	92
1014 Starr St	0.69mi	—/—	4,050 (0%)	10mo	$470,000	$116	59
1010 Starr St	0.96mi	—/—	4,260 (+5%)	9mo	$470,000	$110	49
302 Rio Rico Rd	0.53mi	4/4.5	3,841 (-5%)	33mo	$395,000	$103	47
3808 Cenizo St	1.00mi	4/2.0	3,856 (-5%)	34mo	$285,000	$74	37
3820 Lantana St	1.06mi	5/4.0	3,227 (-20%)	24mo	$256,000	$79	20

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

Projected returns pro-forma

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

5-year hold

• IRR: 16.3%
• Equity multiple: 2.01×
• Total profit: $118,987
• Equity at exit: $226,000

10-year hold

• IRR: 16.9%
• Equity multiple: 3.86×
• Total profit: $336,661
• Equity at exit: $380,461

Cash invested: $117,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active
• Months of supply: 30.0 mo (3%/mo absorbed)
• Median asking: $439,000 ($108/sqft)
• Median days on market: 174 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: -1.8% vs current asking $/sqft

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

ZIP-level market 78570

• Home prices YoY: 1.9%
• Active inventory: 433
• Price-to-rent: 32.3×

Monthly cashflow live

• Estimated rent: $4,338 high
• Mortgage (P&I): −$2,203
• Tax est. 1.5%: −$525 /mo · $6,300/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$911
• Net cashflow: $524

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,336
Total (4 units)			$4,338

Break-even live

Break-even rent $3,674

Max offer price $420,000

Occupancy floor 83%

Sensitivity live

Price	-10% $815	-5% $670	+0% $524	+5% $379	+10% $234
Rent	-10% $182	-5% $353	+0% $524	+5% $696	+10% $867
Rate	-1.0pp $736	-0.5pp $631	base $524	+0.5pp $416	+1.0pp $305

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: $105,000
• Closing costs: $12,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 E Starr Rd Unit B Mercedes, TX	3.0	2.0	1078	$1,100	$1.02	93d	1	0.04mi
907 E Starr Rd Unit D Mercedes, TX	3.0	2.0	1078	$1,050	$0.97	93d	1	0.05mi
1003 E Starr Rd Unit C Mercedes, TX	2.0	2.0	950	$995	$1.05	93d	1	0.08mi
1011 E Starr Rd Unit D Mercedes, TX	3.0	2.0	1078	$1,095	$1.02	93d	1	0.12mi
203 E Royal Palm Dr Unit D Mercedes, TX	3.0	2.0	1022	$1,325	$1.30	93d	1	0.58mi
203 E Royal Palm Dr Unit A Mercedes, TX	3.0	2.0	1100	$1,300	$1.18	93d	1	0.58mi
203 E Royal Palm Dr Unit C Mercedes, TX	3.0	2.0	1022	$1,275	$1.25	93d	1	0.58mi
1202 N Mile 1 E Unit 203 Mercedes, TX	2.0	2.0	864	$885	$1.02	93d	1	0.78mi
1202 N Mile 1 E Unit 608 Mercedes, TX	1.0	1.0	604	$749	$1.24	93d	1	0.78mi
1809 Unity Dr Unity DR Mercedes, TX	3.0	2.0	1142	$1,650	$1.44	93d	1	0.87mi
1204 N Mile 1 E Mercedes, TX	2.0	2.0	864	$885	$1.02	93d	1	0.87mi
1205 N Mile 1 E Mercedes, TX	2.0	2.0	864	$885	$1.02	93d	1	0.92mi
1207 N Mile 1 E Mercedes, TX	1.0	1.0	604	$749	$1.24	93d	1	0.92mi
555 S Ohio Ave Apt 202 Mercedes, TX	1.0	1.0	—	$525	—	93d	1	0.98mi
555 S Ohio Ave Unit 201 Mercedes, TX	2.0	1.0	—	$695	—	93d	1	0.98mi
1025 Rio Rico Rd Unit F Mercedes, TX	2.0	1.0	—	$695	—	93d	1	1.00mi
1202 North St Mercedes, TX	2.0	2.0	864	$885	$1.02	93d	1	1.32mi
210 Michigan Ave Mercedes, TX	3.0	2.0	—	$1,400	—	93d	1	1.39mi
941 S Indiana Ave Unit A Mercedes, TX	2.0	2.0	1834	$925	$0.50	93d	1	1.49mi

Listing history 50 events

1. 2026-08-08
   days on market $420,000 Active 275 DOM
2. 2026-08-07
   days on market $420,000 Active 274 DOM
3. 2026-08-06
   days on market $420,000 Active 273 DOM
4. 2026-08-05
   days on market $420,000 Active 272 DOM
5. 2026-08-04
   days on market $420,000 Active 271 DOM
6. 2026-08-03
   days on market $420,000 Active 270 DOM
7. 2026-07-31
   days on market $420,000 Active 267 DOM
8. 2026-07-30
   days on market $420,000 Active 266 DOM
9. 2026-07-29
   days on market $420,000 Active 265 DOM
10. 2026-07-27
    days on market $420,000 Active 263 DOM
11. 2026-07-26
    days on market $420,000 Active 262 DOM
12. 2026-07-24
    days on market $420,000 Active 260 DOM
13. 2026-07-23
    days on market $420,000 Active 259 DOM
14. 2026-07-22
    days on market $420,000 Active 258 DOM
15. 2026-07-21
    days on market $420,000 Active 257 DOM
16. 2026-07-20
    days on market $420,000 Active 256 DOM
17. 2026-07-18
    days on market $420,000 Active 254 DOM
18. 2026-07-17
    days on market $420,000 Active 253 DOM
19. 2026-07-14
    days on market $420,000 Active 250 DOM
20. 2026-07-13
    days on market $420,000 Active 249 DOM
21. 2026-07-12
    days on market $420,000 Active 248 DOM
22. 2026-07-12
    days on market $420,000 Active 247 DOM
23. 2026-07-10
    days on market $420,000 Active 246 DOM
24. 2026-07-09
    days on market $420,000 Active 245 DOM
25. 2026-07-08
    days on market $420,000 Active 243 DOM
26. 2026-07-06
    days on market $420,000 Active 242 DOM
27. 2026-07-05
    days on market $420,000 Active 241 DOM
28. 2026-07-05
    days on market $420,000 Active 240 DOM
29. 2026-07-03
    days on market $420,000 Active 239 DOM
30. 2026-07-02
    days on market $420,000 Active 238 DOM
31. 2026-07-01
    days on market $420,000 Active 237 DOM
32. 2026-06-30
    days on market $420,000 Active 236 DOM
33. 2026-06-29
    days on market $420,000 Active 235 DOM
34. 2026-06-28
    days on market $420,000 Active 234 DOM
35. 2026-06-27
    days on market $420,000 Active 233 DOM
36. 2026-06-26
    days on market $420,000 Active 232 DOM
37. 2026-06-23
    days on market $420,000 Active 229 DOM
38. 2026-06-22
    days on market $420,000 Active 228 DOM
39. 2026-06-21
    days on market $420,000 Active 227 DOM
40. 2026-06-21
    days on market $420,000 Active 226 DOM
41. 2026-06-18
    days on market $420,000 Active 224 DOM
42. 2026-06-17
    days on market $420,000 Active 223 DOM
43. 2026-06-16
    days on market $420,000 Active 222 DOM
44. 2026-06-15
    days on market $420,000 Active 221 DOM
45. 2026-06-15
    days on market $420,000 Active 220 DOM
46. 2026-06-13
    days on market $420,000 Active 219 DOM
47. 2026-06-12
    days on market $420,000 Active 218 DOM
48. 2026-06-10
    days on market $420,000 Active 215 DOM
49. 2026-06-08
    days on market $420,000 Active 214 DOM
50. 2026-06-08
    days on market $420,000 Active 213 DOM

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

Taxation est. · year 1

• Rental income: $52,056
• − Mortgage interest: −$23,527
• − Property taxes: −$6,300
• − Insurance: −$2,100
• − Repairs & maintenance: −$4,164
• − Management: −$4,164
• − Depreciation: −$12,218
• Taxable loss: −$418
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $6,394/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 · 12 photos

Good 80/100 None rehab

This fourplex is in excellent condition with modern design and features. It is move-in ready and has a good resale and rental value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more potential buyers or renters. ↑
• Both Add smart home features — Improves convenience and can increase the home's value in the current market. ↑

F Composite school gradezoned avg 18/100

Zoned Schools

Elementary Ruben Hinojosa El F TX #3,583/4,322 Nat'l #33,738/41,679 Middle Sgt Manuel Chacon Middle F TX #1,387/1,662 Nat'l #11,464/14,009 High Triumph Public High Schools-Mercedes F TX #1,539/1,632 Nat'l #15,707/17,239

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

C Composite livability gradescore 67/100

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
• County: Hidalgo · 955,232 people
• City population: 33,596
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 33,596
• Household income: $39,890
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 12% 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 (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

-23.5% since first listed

7 events — show timeline

• 2026-03-02 Price Changed $420,000 MCALLENMLS
• 2025-11-24 Price Changed $439,000 MCALLENMLS
• 2025-11-05 Listed $469,000 MCALLENMLS
• 2024-09-16 Price Changed $495,000 MCALLENMLS
• 2024-07-17 Price Changed $489,000 MCALLENMLS
• 2024-06-05 Listed $509,000 MCALLENMLS
• 2024-01-25 Listed $549,000 MCALLENMLS