4666 W Huckleberry St · Edinburg, TX 78541

$479,000

None bd · None ba · 3,705 sqft · MultiFamily · 14 Days on market

Built 2024 Excellent condition 9,810 sqft lot $42/mo HOA · 4% of rent ↓ 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 +17.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.8/10.0
• Condition / age +4.8/5.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• 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

Incredible turnkey investment opportunity! Situated on a desirable corner lot within a gated community, this fully leased fourplex is generating immediate income with ALL UNITS OCCUPIED and in excellent condition. The property features three spacious 2-bedroom, 2-bath units and one oversized 1-bedroom, 1-bath studio, all designed with custom cabinetry, recessed ceilings, and modern finishes throughout. Each unit comes with stainless steel appliances, including refrigerators and microwaves, plus in-unit washers and dryers. Private yard space for every residence enhances tenant appeal, while covered parking spaces provide convenience. Meticulously maintained and requiring minimal upkeep, this

Key facts

• Gated community
• Custom cabinetry
• Recessed ceilings

Tags

• GATED COMMUNITY
• FULLY LEASED FOURPLEX
• IMMEDIATE INCOME
• CUSTOM CABINETRY
• RECESSED CEILINGS
• MODERN FINISHES

Property features AI

Finance

• Other: Community of 4 units; Lot dimensions approximately 75 x 115 (0.2252 acres)
• HOA & community: Gated community; Homeowners association (Atwood Village) with annual fee of $500; POA mandatory with transfer fee

Exterior

• Parking: Detached covered parking; Carport providing 7 covered spaces; Total of 7 parking spaces
• Security: Security system; Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; City sewer; Cable available; One separate water meter
• Home design: New construction; Property listed as new construction
• Construction: Stone and stucco exterior; Composition shingle roof; Slab foundation; Built as new construction
• Exterior features: Motorized gate; Automated exterior lighting; Covered patio, deck/balcony/porch and patio slab; Privacy wood fencing; Paved road access; Professional landscaping; Mature trees; Sprinkler system; Corner lot with sidewalks and curb & gutters

Interior

• Kitchen: Smooth electric cooktop; Electric oven (single); Stove / range — electric smooth; Microwave; Disposal; Refrigerator
• Flooring: Porcelain tile flooring
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Built-in features; Ceiling fans; Decorative, high ceilings; Office / study; Walk-in closets; Washer and dryer included; Microwave; Dryer; Washer; Energy-efficient double-pane windows
• Laundry & utility: Laundry room with washer/dryer connections; Washer; Dryer; Electric water heater located in attic

🏗️ New construction. The $479,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $444,600.

What this means for you Summary

Snapshot

• This is a 3×2bd/2ba + 1×1bd/1ba units multifamily listed at $479k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive. Per door: $78/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $434k (9.4% below list).
• Recommended offer: $434k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.4% in Edinburg — 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 64/100 on livability (#784 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute 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.
• Zoned schools: R C Flores-Mark A Zapata El (math 38% / reading 38%, grade F, #1,709 of 4,322 statewide, top 40%, 521 students, 80% FRL); Elias Longoria Sr Middle (math 16% / reading 35%, grade F, #1,236 of 1,662 statewide, top 76%, 804 students, 82% FRL); Robert R Vela H S (math 27% / reading 48%, grade F, #888 of 1,632 statewide, top 55%, 2,189 students, 62% FRL).
• Market conditions: Rents rising (+2.0%/yr); 524 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $4,338/mo this rent would consume 98% of the median local household income ($53k/yr) (locally 1963% 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 $13k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 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 $433,800 (9.4% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.01%
• DSCR: 1.13
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $444,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 N Woodson Ave	0.18mi	—/—	4,118 (+11%)	2mo	$495,000	$120	71
1217 N Sal St	0.54mi	—/—	3,780 (+2%)	1mo	$355,000	$94	71
1024 N Abbey Ave	0.20mi	—/—	4,122 (+11%)	1mo	$509,000	$123	71
1025 N Abbey Ave	0.09mi	—/—	4,122 (+11%)	12mo	$530,000	$129	66
907 N Woodson Ave	0.14mi	—/—	4,200 (+13%)	7mo	$537,500	$128	66
1006 N Clarence Ave	0.17mi	—/—	4,100 (+11%)	12mo	$515,000	$126	64
3806 W Faith Hill St	0.62mi	—/—	3,780 (+2%)	11mo	$399,999	$106	58
3818 W Faith Hill St	0.59mi	—/—	3,888 (+5%)	9mo	$365,000	$94	56
913 N Woodson Ave	0.22mi	—/—	4,200 (+13%)	13mo	$542,900	$129	56
3613 Faith Hill St	0.71mi	—/—	3,780 (+2%)	12mo	$375,000	$99	54
3612 W Zelma St	0.67mi	—/—	3,920 (+6%)	9mo	$365,000	$93	51
3810 W Sarah Evans St	0.63mi	—/—	4,200 (+13%)	0mo	$360,000	$86	48

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 · 2.01% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.55×
• Total profit: $-56,330
• Equity at exit: $66,291

10-year hold

• IRR: -5.2%
• Equity multiple: 0.68×
• Total profit: $-40,264
• Equity at exit: $38,441

Cash invested: $124,488 (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 78541

• Home prices YoY: -7.6%
• Rents YoY: 2.0%
• Active inventory: 524
• Price-to-rent: 36.1×

Monthly cashflow live

• Estimated rent: $4,338 high
• Mortgage (P&I): −$2,332
• Tax est. 1.5%: −$556 /mo · $6,669/yr
• Insurance: −$185
• HOA: −$42
• Vacancy / Maint / Mgmt: −$911
• Net cashflow: $312

Break-even live

Break-even rent $3,942

Max offer price $444,600

Occupancy floor 88%

Sensitivity live

Price	-10% $620	-5% $466	+0% $312	+5% $159	+10% $5
Rent	-10% $-30	-5% $141	+0% $312	+5% $484	+10% $655
Rate	-1.0pp $536	-0.5pp $426	base $312	+0.5pp $197	+1.0pp $80

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	2	$3,321
1× unit	1	1	$1,018
Total (4 units)			$4,338

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: $111,150
• Closing costs: $13,338
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
822 N Blair Ave Unit 1 Edinburg, TX	2.0	2.0	4084	$1,075	$0.26	45d	1	0.12mi
1000 N Blair Ave Unit 4 Edinburg, TX	2.0	2.0	4020	$1,075	$0.27	45d	1	0.16mi
901 N Woodson Ave Unit 3 Edinburg, TX	3.0	2.0	4200	$1,095	$0.26	45d	1	0.17mi
1000 N Woodson Ave Unit 2 Edinburg, TX	2.0	2.0	4200	$995	$0.24	16d	1	0.20mi
1313 N Sal St Unit 4 Edinburg, TX	2.0	2.0	3780	$825	$0.22	16d	1	0.57mi
3816 W Sarah Evans St Unit 1 Edinburg, TX	3.0	2.0	4320	$1,095	$0.25	16d	1	0.61mi
3624 W Sarah Evans St Unit 2 Edinburg, TX	3.0	3.0	4662	$975	$0.21	25d	1	0.71mi
408 N Emerald Ave Edinburg, TX	3.0	2.0	4200	$1,250	$0.30	45d	1	1.01mi
702 S Logan Dr Unit 3 Edinburg, TX	2.0	2.5	4488	$950	$0.21	45d	1	1.02mi
506 N McColl Rd Edinburg, TX	2.0	1.0	3700	$650	$0.18	45d	1	1.23mi
2501 Indian Creek Ave Unit 1 McAllen, TX	2.0	2.0	4100	$1,175	$0.29	25d	1	1.26mi
619 La Mancha Dr Unit 1 Edinburg, TX	2.0	2.0	3944	$850	$0.22	16d	1	1.35mi
11401 N 25th St Unit 2 McAllen, TX	3.0	2.0	4004	$1,350	$0.34	45d	1	1.39mi
1711 Tampa St Unit A Edinburg, TX	2.0	2.0	4234	$825	$0.19	45d	1	1.45mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: security

Listing history 11 events

1. 2026-06-21
   days on market $479,000 Active 14 DOM
2. 2026-06-18
   days on market $479,000 Active 11 DOM
3. 2026-06-17
   days on market $479,000 Active 10 DOM
4. 2026-06-16
   days on market $479,000 Active 9 DOM
5. 2026-06-15
   days on market $479,000 Active 8 DOM
6. 2026-06-14
   days on market $479,000 Active 6 DOM
7. 2026-06-13
   days on market $479,000 Active 5 DOM
8. 2026-06-10
   days on market $479,000 Active 3 DOM
9. 2026-06-09
   days on market $479,000 Active 2 DOM
10. 2026-06-08
    remarks 699-char remark
11. 2026-06-08
    listed $479,000 Active 1 DOM

ⓘ 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 9/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,056
• − Mortgage interest: −$24,905
• − Property taxes: −$6,669
• − Insurance: −$2,223
• − Repairs & maintenance: −$4,164
• − Management: −$4,164
• − HOA: −$504
• − Depreciation: −$12,934
• Taxable loss: −$3,507
• Est. tax savings @ 24.0%: +$842
• After-tax cash flow: $4,592/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

Excellent 95/100 None rehab

This fully leased fourplex is in excellent condition with modern finishes and minimal maintenance required. It presents a turnkey investment opportunity with immediate income potential.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Install smart home devices — Improves convenience and marketability
• Both Add outdoor lighting — Enhances safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Install smart home devices — Improves convenience and marketability ↑
• Both Add outdoor lighting — Enhances safety and curb appeal ↑

ⓘ 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 — Edinburg

• Score: 64/100
• State rank: #784
• US rank: #14319

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hidalgo County · 623,128 people
• City population: 178,279
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 51,710
• Household income: $52,863
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1963.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 49% White 8% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 83%
• Foreign-born: 22% · Canada, South Korea, Jamaica
• Languages at home: 24% English-only · Spanish 73% Other Indo-European 1% Korean 1%

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: ▼ -17.63%
• Current HPI: 215.1057
• Rent YoY: ▲ 2.01%
• 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

-3.9% since first listed

4 events — show timeline

• 2026-06-07 Listed $479,000 MCALLENMLS
• 2025-03-30 Price Changed $479,000 MCALLENMLS
• 2025-03-30 Listed $498,500 MCALLENMLS
• 2024-12-16 Listed $498,500 MCALLENMLS