2705 Jasime Ave

Hidalgo, TX 78557

$525,000B-

None bd · None ba · 3,986 sqft · Built 2026 · MultiFamily · Active · 15 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $5,761/mo
• Mortgage (P&I): −$2,753
• Tax + insurance: −$875
• HOA: −$0
• Vac / Maint / Mgmt: −$1,210
• Net cashflow: $923/mo
• Annual: $11,076/yr
• Cap rate: 8.40%
• Cash-on-cash: 7.53%
• DSCR: 1.34
• 1% rule: 1.10%
• Cash to close: $147,000

Investor read

• This is a 2×2bd/2ba + 2×3bd/2ba units multifamily listed at $525k. Condition is rated excellent.
• 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).
• It's been on market 15 days — a 2% lower offer ($517k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $517k (1.5% below list) — sets the bar for market timing.
• In year one you build about $56k of equity ($4k loan paydown + $52k appreciation (10.0% local appreciation)).
• 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).
• 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.
• 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.

Questions for listing agent

• Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
• What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.