1609 Angelina Dr · San Juan, TX 78589

$529,000

None bd · None ba · 4,322 sqft · MultiFamily · 137 Days on market

Built 2022 Good condition 10,112 sqft lot $122/sqft · at area comps Est $505k · at est. $71/mo HOA · 6% of rent ↓ 1% 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 +15.3/30.0
• ARV discount +5.4/15.0
• DSCR +4.7/10.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• 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

Located in the desirable Meadows on Ridge community, this contemporary fourplex is fully rented, making it a turnkey opportunity for investors seeking immediate income. The property offers a well balanced unit mix with two 3 bedroom, 2 bath units and two 2 bedroom, 2 bath units, appealing to a wide range of tenants. Each unit features quality finishes including tile flooring, custom cabinetry, and quartz countertops, along with open concept floor plans designed for comfortable living. Covered parking adds convenience and value for tenants. Ideally situated near Expressway 83, shopping, dining, and within PSJA ISD, this location supports strong rental demand and long term investment potential. Don’t miss this excellent income producing property in a growing area. Schedule your viewing today.

Key facts

• Custom cabinetry
• Quartz countertops
• Tile flooring

Tags

• MEADOWS ON RIDGE COMMUNITY
• QUALITY FINISHES
• TILE FLOORING
• CUSTOM CABINETRY
• QUARTZ COUNTERTOPS
• OPEN-CONCEPT FLOOR PLANS

What this means for you Summary

Snapshot

• This is a 2×3bd/2ba + 2×2bd/2ba units multifamily listed at $529k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive. Per door: $48/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 $496k (6.2% below list).
• Recommended offer: $466k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 3.4% in San Juan — 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 71/100 on livability (#294 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Pharr-San Juan-Alamo ISD (suburban): math 18% / reading 30% proficiency, ranked #740 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Alfred Sorensen El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 616 students, 83% FRL); Austin Middle (math 14% / reading 18%, grade F, #1,543 of 1,662 statewide, top 94%, 951 students, 85% FRL); Psja Early College H S (math 33% / reading 65%, grade D, #553 of 1,632 statewide, top 34%, 2,459 students, 93% FRL) — zoned schools average 87% FRL vs 72% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 363 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

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 137 days — a 12% lower offer ($466k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $465,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.94% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 8.9

CMA / ARV

• ARV (median comp): $505,289
• List price: $529,000
• Delta: 4.69%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1701 Angelina Dr	0.01mi	—/—	4,322 (0%)	9mo	$510,000	$118	92

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.50×
• Total profit: $-73,399
• Equity at exit: $78,876

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-47,720
• Equity at exit: $45,738

Cash invested: $148,120 (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 78589

• Home prices YoY: -12.1%
• Active inventory: 363
• Price-to-rent: 35.4×

Monthly cashflow live

• Estimated rent: $4,960 high
• Mortgage (P&I): −$2,774
• Tax est. 1.5%: −$661 /mo · $7,935/yr
• Insurance: −$220
• HOA: −$71
• Vacancy / Maint / Mgmt: −$1,042
• Net cashflow: $192

Break-even live

Break-even rent $4,717

Max offer price $529,000

Occupancy floor 91%

Sensitivity live

Price	-10% $557	-5% $374	+0% $192	+5% $9	+10% $-174
Rent	-10% $-200	-5% $-4	+0% $192	+5% $388	+10% $583
Rate	-1.0pp $458	-0.5pp $326	base $192	+0.5pp $55	+1.0pp $-85

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,488
▸ 2× units	2	2	$2,472
Total (4 units)			$4,960

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: $132,250
• Closing costs: $15,870
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1607 Angelina Dr Unit 4 San Juan, TX	3.0	2.0	4322	$1,350	$0.31	16d	1	0.03mi
1602 Angelina Dr Unit 1 San Juan, TX	3.0	2.0	4322	$1,200	$0.28	16d	1	0.08mi
1600 Angelina Dr Unit 1 San Juan, TX	3.0	2.0	4322	$1,200	$0.28	25d	1	0.10mi
1600 Angelina Dr Unit 4 San Juan, TX	2.0	2.0	4322	$1,150	$0.27	45d	1	0.10mi
1805 Angelina Dr Unit 2 San Juan, TX	3.0	2.0	4148	$1,150	$0.28	25d	1	0.10mi
308 Rafael Dr Unit 4 San Juan, TX	3.0	2.0	4200	$1,250	$0.30	45d	1	1.10mi
209 Rafael Dr Unit 2 San Juan, TX	3.0	2.0	4212	$1,250	$0.30	45d	1	1.19mi
209 Rafael Dr Unit 4 San Juan, TX	2.0	2.0	4212	$1,150	$0.27	45d	1	1.19mi

HOA detail

• Monthly dues: $71 · $852/yr

Listing history 18 events

1. 2026-06-22
   days on market $529,000 Active 137 DOM
2. 2026-06-18
   days on market $529,000 Active 134 DOM
3. 2026-06-17
   days on market $529,000 Active 133 DOM
4. 2026-06-16
   days on market $529,000 Active 132 DOM
5. 2026-06-15
   days on market $529,000 Active 131 DOM
6. 2026-06-14
   days on market $529,000 Active 129 DOM
7. 2026-06-13
   days on market $529,000 Active 128 DOM
8. 2026-06-10
   days on market $529,000 Active 126 DOM
9. 2026-06-09
   days on market $529,000 Active 125 DOM
10. 2026-06-08
    days on market $529,000 Active 124 DOM
11. 2026-06-07
    days on market $529,000 Active 123 DOM
12. 2026-06-03
    days on market $529,000 Active 119 DOM
13. 2026-06-02
    days on market $529,000 Active 118 DOM
14. 2026-06-01
    days on market $529,000 Active 117 DOM
15. 2026-05-31
    days on market $529,000 Active 116 DOM
16. 2026-05-31
    days on market $529,000 Active 115 DOM
17. 2026-04-29
    price $529,000 807-char remark

    Show marketing remark (807 chars)

    Located in the desirable Meadows on Ridge community, this contemporary fourplex is fully rented, making it a turnkey opportunity for investors seeking immediate income. The property offers a well balanced unit mix with two 3 bedroom, 2 bath units and two 2 bedroom, 2 bath units, appealing to a wide range of tenants. Each unit features quality finishes including tile flooring, custom cabinetry, and quartz countertops, along with open concept floor plans designed for comfortable living. Covered parking adds convenience and value for tenants. Ideally situated near Expressway 83, shopping, dining, and within PSJA ISD, this location supports strong rental demand and long term investment potential. Don’t miss this excellent income producing property in a growing area. Schedule your viewing today.

18. 2026-02-04
    listed $535,000 Active 807-char remark

    Show marketing remark (807 chars)

    Located in the desirable Meadows on Ridge community, this contemporary fourplex is fully rented, making it a turnkey opportunity for investors seeking immediate income. The property offers a well balanced unit mix with two 3 bedroom, 2 bath units and two 2 bedroom, 2 bath units, appealing to a wide range of tenants. Each unit features quality finishes including tile flooring, custom cabinetry, and quartz countertops, along with open concept floor plans designed for comfortable living. Covered parking adds convenience and value for tenants. Ideally situated near Expressway 83, shopping, dining, and within PSJA ISD, this location supports strong rental demand and long term investment potential. Don’t miss this excellent income producing property in a growing area. Schedule your viewing today.

ⓘ 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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $59,520
• − Mortgage interest: −$29,632
• − Property taxes: −$7,935
• − Insurance: −$2,645
• − Repairs & maintenance: −$4,762
• − Management: −$4,762
• − HOA: −$852
• − Depreciation: −$15,389
• Taxable loss: −$6,457
• Est. tax savings @ 24.0%: +$1,550
• After-tax cash flow: $3,849/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 fully rented and in good condition, with modern finishes and open floor plans. It offers a turnkey opportunity for investors seeking immediate income and strong rental demand.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Painting exterior — Fresh paint can improve curb appeal and add value for both resale and rental.
• Both Landscaping and curb appeal — Enhances curb appeal and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior — Fresh paint can improve curb appeal and add value for both resale and rental. ↑
• Both Landscaping and curb appeal — Enhances curb appeal and adds value for both resale and rental. ↑

ⓘ 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: Pharr-San Juan-Alamo ISD
• NCES district ID: 4834860
• Math proficiency: 18% ▼ -34.00%
• Reading proficiency: 30% ▼ -11.00%
• Median HH income: $33,757
• Composite: 19.63/100
• National rank: #8744
• State rank: #740 of 826 in TX

Livability — San Juan

• Score: 71/100
• State rank: #294
• US rank: #6725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Juan, TX
• Population (ZIP): 39,958

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 43% White 3%
• Hispanic origin (detail): Mexican 94%
• Foreign-born: 26% · 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: ▼ -32.82%
• Current HPI: 239.3829
• 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

-1.1% since first listed

2 events — show timeline

• 2026-04-29 Price Changed $529,000 MCALLENMLS
• 2026-02-04 Listed $535,000 MCALLENMLS