3801 Whitewing Ave · Edinburg, TX 78539

$460,000

None bd · None ba · 3,940 sqft · Other public records · 4 Days on market

Built 2018 0.26 ac lot $52/mo HOA · 5% of rent

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.2/10.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Excellent opportunity to own a fourplex in a gated community in Edinburg, TX. Close to shopping, restaurants, UTRGV. Fourplex features one 3 bedroom unit, one 1 bedroom unit, and two 2 bedroom units. Tile flooring. Granite countertops. Covered parking. Gated entrance. All units are individually metered for water and electricity.

Key facts

• Gated community
• Covered parking
• Individually metered

Tags

• GATED COMMUNITY
• TILE FLOORING
• GRANITE COUNTERTOPS
• COVERED PARKING
• GATED ENTRANCE
• INDIVIDUALLY METERED

Property features AI

Finance

• Other: Community features include curbs and gated entry; Number of units in community: 4
• HOA & community: Association: Sprague Village; Annual association fee $625; POA mandatory, transfer fee applies

Exterior

• Parking: 8 total parking spaces; 8 covered/carport spaces; Garage faces front
• Security: Gated community
• Utilities: City sewer; 5 separate water meters
• Home design: Property includes outbuilding; Living area source: HidalgoCAD
• Construction: Brick construction; Slab foundation; Composition shingle roof; Building area approximately 3,940
• Exterior features: Wood fencing; Patio; Paved road access; Public water

Interior

• Kitchen: Electric water heater; Refrigerator; Electric smooth top stove/range
• Flooring: Tile
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring; Additional interior features (other)
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a other listed at $460k.

Deal economics

• At list price, monthly cash flow is $-3k ($-37k/yr) — negative.
• To cash-flow at today's rent, offer at most $96k (79.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (78.6% below list).
• Recommended offer: $96k (79.2% below list) — sets the bar for cash-flow.
• Cap rate -1.5% vs local median 2.4% in Edinburg — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Trevino El (math 36% / reading 49%, grade F, #1,313 of 4,322 statewide, top 31%, 655 students, 48% 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) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents soft (-0.5%/yr); 411 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• This rent is only 18% of the median local income ($67k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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: property tax is 2.9% of price; flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% 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 $95,597 (79.2% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.21% ✗
• Cap rate: -1.51%
• Cash-on-cash: -27.85%
• DSCR: -0.24
• GRM: 38.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -85.5%
• Equity multiple: -1.11×
• Total profit: $-271,646
• Equity at exit: $68,587

10-year hold

• IRR: —
• Equity multiple: -2.86×
• Total profit: $-496,637
• Equity at exit: $39,772

Cash invested: $128,800 (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 78539

• Home prices YoY: -19.6%
• Rents YoY: -0.5%
• Active inventory: 411
• Price-to-rent: 38.9×

Monthly cashflow live

• Estimated rent: $986 high
• Mortgage (P&I): −$2,412
• Tax from tax record: −$1,113 /mo · $13,351/yr
• Insurance: −$192
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$52
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $-3,056

Break-even live

Break-even rent $4,854

Max offer price $95,597

Occupancy floor —

Sensitivity live

Price	-10% $-2,796	-5% $-2,926	+0% $-3,056	+5% $-3,186	+10% $-3,316
Rent	-10% $-3,134	-5% $-3,095	+0% $-3,056	+5% $-3,017	+10% $-2,978
Rate	-1.0pp $-2,824	-0.5pp $-2,939	base $-3,056	+0.5pp $-3,175	+1.0pp $-3,296

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: $115,000
• Closing costs: $13,800
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
702 S Logan Dr Unit 3 Edinburg, TX	2.0	2.5	4488	$950	$0.21	45d	1	0.20mi
2714 S Ringold Cir Unit 4 Edinburg, TX	2.0	2.0	3360	$850	$0.25	45d	1	0.84mi
408 N Emerald Ave Edinburg, TX	3.0	2.0	4200	$1,250	$0.30	45d	1	0.84mi
506 N McColl Rd Edinburg, TX	2.0	1.0	3700	$650	$0.18	45d	1	1.02mi
822 N Blair Ave Unit 1 Edinburg, TX	2.0	2.0	4084	$1,075	$0.26	45d	1	1.15mi
619 La Mancha Dr Unit 1 Edinburg, TX	2.0	2.0	3944	$850	$0.22	16d	1	1.15mi
901 N Woodson Ave Unit 3 Edinburg, TX	3.0	2.0	4200	$1,095	$0.26	45d	1	1.19mi
1000 N Blair Ave Unit 4 Edinburg, TX	2.0	2.0	4020	$1,075	$0.27	45d	1	1.19mi
3816 W Sarah Evans St Unit 1 Edinburg, TX	3.0	2.0	4320	$1,095	$0.25	16d	1	1.20mi
3624 W Sarah Evans St Unit 2 Edinburg, TX	3.0	3.0	4662	$975	$0.21	25d	1	1.21mi
1313 N Sal St Unit 4 Edinburg, TX	2.0	2.0	3780	$825	$0.22	16d	1	1.23mi
1000 N Woodson Ave Unit 2 Edinburg, TX	2.0	2.0	4200	$995	$0.24	16d	1	1.23mi
618 Gastel Cir Unit A,B Edinburg, TX	2.0	2.0	4448	$700	$0.16	45d	1	1.39mi
604 Horizon Peak Unit 1 Edinburg, TX	3.0	2.0	4704	$950	$0.20	45d	1	1.41mi
11401 N 25th St Unit 2 McAllen, TX	3.0	2.0	4004	$1,350	$0.34	45d	1	1.48mi

HOA detail

• Monthly dues: $52 · $624/yr
• Likely covers: waterelectricsecurity

Listing history 3 events

1. 2026-06-21
   days on market $460,000 Active 4 DOM
2. 2026-06-18
   remarks 330-char remark
3. 2026-06-18
   listed $460,000 Active 1 DOM

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $13,351 · $1,113/mo
• Projected year-2 tax: $13,351 · $1,113/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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: $11,835
• − Mortgage interest: −$25,767
• − Property taxes: −$13,351
• − Insurance: −$3,098
• − Repairs & maintenance: −$947
• − Management: −$947
• − HOA: −$624
• − Depreciation: −$13,382
• Taxable loss: −$46,281
• Est. tax savings @ 24.0%: +$11,107
• After-tax cash flow: $-25,564/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.

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): 37,168
• Household income: $66,967
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 1525.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 45% White 10% Asian 4%
• Hispanic origin (detail): Mexican 77% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 32% English-only · Spanish 64% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -51.52%
• Current HPI: 211.4723
• Rent YoY: ▼ -0.52%
• 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

+29.6% since first listed

3 events — show timeline

• 2026-06-15 Listed $460,000 MCALLENMLS
• 2019-09-16 Delisted — MCALLENMLS
• 2019-07-20 Listed $355,000 MCALLENMLS

Property tax history

+25.4%/yr

Latest (2025): $13,351 · +15.7% YoY. Source: county tax records.