2109 Viviana St · Edinburg, TX 78504

$535,000

None bd · None ba · 4,214 sqft · MultiFamily · 53 Days on market

Built 2025 Excellent condition 10,018 sqft lot $127/sqft · 5% above area Est $509k · 5% over $63/mo HOA · 4% of rent

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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 +19.4/30.0
• DSCR +6.1/10.0
• 1% rule +5.3/10.0
• ARV discount +5.2/15.0
• Condition / age +5.0/5.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• 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 MLS

New construction fourplex in Edinburg, TX—an excellent opportunity for investors looking to grow their portfolio! Ideally situated in a prime location, this property offers easy access to major roadways, shopping centers, grocery stores, restaurants, and a wide range of everyday conveniences. Each unit is thoughtfully designed with modern finishes and stylish fixtures, creating an attractive and comfortable living space for future tenants. The layout includes two units featuring 3 bedrooms and 2 bathrooms, along with two additional units offering 2 bedrooms and 2 bathrooms. 3 of 4 units are currently leased at $3,950/month. Unit #4 is vacant and is offered at $1,250/month. Total gross would be $5,200. With its desirable location, well-designed floor plans, and contemporary appeal, this fourplex presents strong potential for consistent rental income. Opportunities like this in Edinburg are rare—don’t miss your chance to invest in a high-demand property with long-term value.

Key facts

• Stylish fixtures
• New construction
• Modern finishes

Tags

• NEW CONSTRUCTION
• PRIME LOCATION
• MODERN FINISHES
• STYLISH FIXTURES
• COMFORTABLE LIVING SPACE
• WELL-DESIGNED FLOOR PLANS

What this means for you Summary

Snapshot

• This is a 2×3bd/2ba + 2×2bd/2ba units multifamily listed at $535k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive. Per door: $149/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $535k).
• Recommended offer: $519k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: schools D+, employment D, amenities 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.
• Market conditions: Rents rising (+2.6%/yr); 888 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• At $5,516/mo this rent would consume 81% of the median local household income ($82k/yr) (locally 1468% 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 $4k of loan paydown is wiped out by about $16k 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 53 days — a 3% lower offer ($519k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $518,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 7.63%
• Cash-on-cash: 4.79%
• DSCR: 1.21
• GRM: 8.1

CMA / ARV

• ARV (median comp): $509,066
• List price: $535,000
• Delta: 5.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2309 E Viviana	0.09mi	—/—	4,214 (0%)	12mo	$500,000	$119	86
2305 E Viviana St	0.12mi	—/—	4,200 (-0%)	13mo	$515,000	$123	83
2301 E Viviana St	0.19mi	—/—	4,100 (-3%)	7mo	$500,000	$122	81
2300 E Viviana St	0.19mi	—/—	4,100 (-3%)	10mo	$515,000	$126	78
3301 S Chloe	0.19mi	—/—	4,200 (-0%)	15mo	$520,000	$124	78
2304 E Viviana	0.19mi	—/—	4,100 (-3%)	14mo	$520,000	$127	75
3215 S Chloe	0.19mi	—/—	4,300 (+2%)	15mo	$520,000	$121	75
2105 San Andrea St	0.05mi	—/—	3,844 (-9%)	10mo	$529,000	$138	75
2912 Javalina Ave	0.57mi	—/—	4,120 (-2%)	18mo	$518,500	$126	55
2908 Javalina Ave	0.57mi	—/—	4,228 (+0%)	22mo	$525,000	$124	54
3214 Luz Divina St	0.56mi	—/—	3,640 (-14%)	14mo	$420,000	$115	39

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 · 2.57% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-50,900
• Equity at exit: $79,770

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-4,503
• Equity at exit: $46,257

Cash invested: $149,800 (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 78504

• Home prices YoY: -29.4%
• Rents YoY: 2.6%
• Active inventory: 888
• Price-to-rent: 31.3×

Monthly cashflow live

• Estimated rent: $5,516 high
• Mortgage (P&I): −$2,806
• Tax est. 1.5%: −$669 /mo · $8,025/yr
• Insurance: −$223
• HOA: −$63
• Vacancy / Maint / Mgmt: −$1,158
• Net cashflow: $597

Break-even live

Break-even rent $4,760

Max offer price $535,000

Occupancy floor 84%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,846
▸ 2× units	2	2	$2,670
Total (4 units)			$5,516

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: $133,750
• Closing costs: $16,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2104 E Viviana St Unit 3 Edinburg, TX	3.0	2.0	3844	$1,475	$0.38	44d	1	0.02mi
2104 E Viviana St Unit 2 Edinburg, TX	2.0	2.0	3844	$1,300	$0.34	23d	1	0.04mi
2108 E San Andrea St Unit 1 Edinburg, TX	2.0	2.0	3838	$1,100	$0.29	14d	1	0.07mi
2132 E Wisconsin Rd Edinburg, TX	1.0	1.0	4308	$756	$0.18	44d	1	0.22mi
2905 Javalina Ave Unit 1 Edinburg, TX	2.0	2.0	4232	$1,100	$0.26	44d	1	0.55mi
2913 Linda Vista St Unit C Edinburg, TX	2.0	2.0	3740	$925	$0.25	23d	1	0.59mi
3003 Linda Vista St Unit 2 Edinburg, TX	2.0	1.0	3808	$1,100	$0.29	14d	1	0.61mi
2120 Taxco Ct Unit 3 Edinburg, TX	3.0	2.0	4256	$1,200	$0.28	23d	1	0.65mi
2120 Taxco Ct Unit 4 Edinburg, TX	2.0	2.0	4256	$1,000	$0.23	21d	1	0.65mi
2204 Taxco Ct Unit 3 Edinburg, TX	3.0	2.0	4256	$1,200	$0.28	44d	1	0.65mi

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 11 events

1. 2026-06-07
   statusdays on market $535,000 Pending 53 DOM
2. 2026-06-03
   days on market $535,000 Active 51 DOM
3. 2026-06-02
   days on market $535,000 Active 50 DOM
4. 2026-06-01
   days on market $535,000 Active 49 DOM
5. 2026-05-31
   days on market $535,000 Active 48 DOM
6. 2026-05-31
   days on market $535,000 Active 47 DOM
7. 2026-04-09
   listed $535,000 Active 1005-char remark

   Show marketing remark (1005 chars)

   New construction fourplex in Edinburg, TX—an excellent opportunity for investors looking to grow their portfolio! Ideally situated in a prime location, this property offers easy access to major roadways, shopping centers, grocery stores, restaurants, and a wide range of everyday conveniences. Each unit is thoughtfully designed with modern finishes and stylish fixtures, creating an attractive and comfortable living space for future tenants. The layout includes two units featuring 3 bedrooms and 2 bathrooms, along with two additional units offering 2 bedrooms and 2 bathrooms. 3 of 4 units are currently leased at $3,950/month. Unit #4 is vacant and is offered at $1,250/month. Total gross would be $5,200. With its desirable location, well-designed floor plans, and contemporary appeal, this fourplex presents strong potential for consistent rental income. Opportunities like this in Edinburg are rare—don’t miss your chance to invest in a high-demand property with long-term value.

8. 2026-03-17
   status Pending
9. 2026-03-08
   historical Option
10. 2025-04-11
    listed $538,000 Active
11. 2025-04-01
    listed $525,000 Active

ⓘ 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: $66,192
• − Mortgage interest: −$29,968
• − Property taxes: −$8,025
• − Insurance: −$2,675
• − Repairs & maintenance: −$5,295
• − Management: −$5,295
• − HOA: −$756
• − Depreciation: −$15,564
• Taxable loss: −$1,387
• Est. tax savings @ 24.0%: +$333
• After-tax cash flow: $7,501/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 100/100 None rehab

This fourplex in Edinburg, TX is in excellent condition with modern finishes and a prime location. It is move-in ready and offers a great opportunity for investors looking to grow their portfolio.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more tenants.
• Both Addition of smart home features — Improves convenience and can attract tech-savvy tenants.
• Both Update lighting fixtures — Modernizes the space and can improve energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more tenants. ↑
• Both Addition of smart home features — Improves convenience and can attract tech-savvy tenants. ↑
• Both Update lighting fixtures — Modernizes the space and can improve energy efficiency. ↑

ⓘ 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

• Census place: Edinburg, TX
• County: Hidalgo County · 623,128 people
• City population: 178,279
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 63,094
• Household income: $81,905
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1468.0

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 (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 39% White 11% Asian 5%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 24% · Canada, South Korea, Vietnam
• Languages at home: 34% English-only · Spanish 62% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -80.87%
• Current HPI: 194.1764
• Rent YoY: ▲ 2.57%
• 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

+1.9% since first listed

5 events — show timeline

• 2026-04-09 Listed $535,000 MCALLENMLS
• 2026-03-17 Pending — MCALLENMLS
• 2026-03-08 Contingent — MCALLENMLS
• 2025-04-11 Listed $538,000 MCALLENMLS
• 2025-04-01 Listed $525,000 MCALLENMLS