2705 Jasime Ave · Hidalgo, TX 78557

$525,000

None bd · None ba · 3,986 sqft · MultiFamily · 15 Days on market

Built 2026 Excellent condition 0.25 ac lot

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Why this score? — see what drove the B- 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 +22.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Condition / age +5.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

This 4-Plex is a charm. It is located in a fast-growing section of city of Hidalgo. Mostly all developed units have been leased as it is an area which is thirsting for family rentals. Under construction, 4 units on two buildings and a quarter acre lot. Each building has a 2/2 and a 3/2 to facilitate leasing of the units. Kitchen appliances (range and refrigerator) are included in the sale. Floors will be tiled with porcelain floors.

Key facts

• Porcelain floors
• Quarter acre lot
• 0.25 acre lot

Tags

• QUARTER ACRE LOT
• KITCHEN APPLIANCES INCLUDED
• PORCELAIN FLOORS

Property features AI

Finance

• Other: Lot approximately 11,071 sq. ft. (0.2542 acres)
• HOA & community: No homeowners association; Community features include curbs and sidewalks; Community of 4 units

Exterior

• Parking: Two covered parking spaces; Two carport spaces; Detached parking/other garage or carport
• Utilities: City sewer; Cable available; Multiple water meters (4)
• Home design: Not new construction; Living area per blueprints; Green energy/efficiency features (unspecified)
• Construction: Stucco exterior; Composition shingle roof; Slab foundation; Built area approximately 3,986
• Exterior features: Landscaped fencing; Curb and gutters; Sidewalks; Other exterior features; Paved road access; Outbuilding (none)

Interior

• Kitchen: Electric cooktop; Double oven; Disposal; Refrigerator; Electric water heater
• Flooring: Porcelain tile
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Built-in features; Ceiling fans; Split-bedroom layout
• Laundry & utility: Laundry area with washer/dryer connections

What this means for you Summary

Snapshot

• This is a 2×2bd/2ba + 2×3bd/2ba units multifamily listed at $525k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $923 ($11k/yr) — positive. Per door: $231/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $525k).
• Recommended offer: $517k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.2% in Hidalgo — 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 68/100 on livability (#488 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Valley View ISD (suburban): math 24% / reading 38% proficiency, ranked #631 of 826 in TX (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Valley View El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 412 students, 96% FRL); Valley View J H (math 23% / reading 35%, grade F, #1,103 of 1,662 statewide, top 67%, 483 students, 95% FRL); Valley View H S (math 12% / reading 47%, grade F, #1,112 of 1,632 statewide, top 70%, 1,170 students, 96% FRL).
• Market conditions: 98 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $56k of equity ($4k loan paydown + $52k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $147k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$90k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($517k) is reasonable based on typical stale-listing flexibility.

Recommended offer $517,125 (1.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.53%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.8%
• Equity multiple: 3.35×
• Total profit: $344,804
• Equity at exit: $472,962

10-year hold

• IRR: 25.8%
• Equity multiple: 7.59×
• Total profit: $969,334
• Equity at exit: $1,019,960

Cash invested: $147,000 (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 78557

• Home prices YoY: 17.9%
• Active inventory: 98
• Price-to-rent: 32.2×

Monthly cashflow live

• Estimated rent: $5,761 medium
• Mortgage (P&I): −$2,753
• Tax est. 1.5%: −$656 /mo · $7,875/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,210
• Net cashflow: $923

Break-even live

Break-even rent $4,593

Max offer price $525,000

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,714
▸ 2× units	3	2	$3,048
Total (4 units)			$5,761

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $525,000 Active 15 DOM
2. 2026-06-18
   days on market $525,000 Active 14 DOM
3. 2026-06-17
   days on market $525,000 Active 13 DOM
4. 2026-06-16
   days on market $525,000 Active 12 DOM
5. 2026-06-15
   days on market $525,000 Active 11 DOM
6. 2026-06-14
   days on market $525,000 Active 9 DOM
7. 2026-06-12
   days on market $525,000 Active 8 DOM
8. 2026-06-09
   days on market $525,000 Active 5 DOM
9. 2026-06-08
   days on market $525,000 Active 4 DOM
10. 2026-06-07
    days on market $525,000 Active 3 DOM
11. 2026-06-05
    remarks 436-char remark
12. 2026-06-05
    listed $525,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $69,132
• − Mortgage interest: −$29,408
• − Property taxes: −$7,875
• − Insurance: −$2,625
• − Repairs & maintenance: −$5,531
• − Management: −$5,531
• − Depreciation: −$15,273
• Taxable income: $2,890
• Est. tax owed @ 24.0%: −$694
• After-tax cash flow: $10,383/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 · 2 photos

Excellent 100/100 None rehab

This 4-Plex is under construction with new roofs, exteriors, and interiors. It is located in a fast-growing area and is ready for move-in with minimal additional work needed.

Value-add opportunities

• Both Complete interior finishes — Finishing the interiors will make the property move-in ready and attractive to both buyers and renters.
• Both Landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal will increase the property's visual appeal and marketability.

Renovation cost estimate screening

Value-add ROI direction

• Both Complete interior finishes — Finishing the interiors will make the property move-in ready and attractive to both buyers and renters. ↑
• Both Landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal will increase the property's visual appeal and marketability. ↑

ⓘ 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: Valley View ISD
• NCES district ID: 4843800
• Math proficiency: 24% ▼ -42.00%
• Reading proficiency: 38% ▼ -16.00%
• Median HH income: $33,158
• Composite: 25.37/100
• National rank: #7473
• State rank: #631 of 826 in TX

Livability — Hidalgo

• Score: 68/100
• State rank: #488
• US rank: #9681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hidalgo, TX
• City population: 14,250
• Population (ZIP): 14,250

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 (99%)
• Race & ethnicity: Hispanic / Latino 99% Two or more races 47%
• Hispanic origin (detail): Mexican 93%
• Foreign-born: 39% · Canada
• Languages at home: 6% English-only · Spanish 94%

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: ▲ 34.26%
• Current HPI: 225.701
• 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 event — show timeline

• 2026-06-01 Listed $525,000 MCALLENMLS