3704 Ventura Ave · McAllen, TX 78504

$560,000

12 bd · 8.0 ba · — sqft · MultiFamily · 531 Days on market

Built 2025 Excellent condition Est $520k · 8% over $54/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 +15.9/30.0
• Condition / age +5.0/5.0
• DSCR +4.9/10.0
• 1% rule +4.5/10.0
• ARV discount +4.1/15.0
• Livability +3.8/5.0
• 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

This brand-new, gated fourplex subdivision presents an exceptional investment opportunity in a highly sought-after location. Situated just off Highway 107 and Ware Road, the property is conveniently close to UTRGV, Texas A&M in McAllen, IDEA Public Schools, as well as parks, shopping centers, and dining options. Its prime location offers unmatched convenience and accessibility for tenants. Each fourplex unit is thoughtfully designed, featuring ALL units 3-bedroom 2-bathroom. The modern, open-concept floor plans are complemented by high-end finishes, ensuring both comfort and style. This combination of features creates strong rental demand, making it an attractive option for investors. With its excellent location, impressive rental potential, and low-maintenance construction, this property is a standout opportunity in the growing Edinburg market. Estimated to be completed by end of January.

Key facts

• Strong rental demand
• High-end finishes
• 8 parking spots

Tags

• GATED FOURPLEX SUBDIVISION
• HIGH-END FINISHES
• STRONG RENTAL DEMAND
• LOW-MAINTENANCE CONSTRUCTION
• GROWING EDINBURG MARKET

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/2.0-bath units multifamily listed at $560k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive. Per door: $67/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 $530k (5.3% below list).
• Recommended offer: $493k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.7% in McAllen — 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 76/100 on livability (#119 in TX, #3,771 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety 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: Anne L Magee El (math 22% / reading 37%, grade F, #2,525 of 4,322 statewide, top 62%, 450 students, 78% 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).
• Market conditions: Rents rising (+2.6%/yr); 898 active listings in the ZIP; solid renter incomes; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• At $5,304/mo this rent would consume 78% 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 $17k 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 531 days — a 12% lower offer ($493k) is reasonable based on typical stale-listing flexibility.
• 2 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 $492,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 531 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.95% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.04%
• DSCR: 1.09
• GRM: 8.8

CMA / ARV

• ARV (median comp): $520,448
• List price: $560,000
• Delta: 7.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.57% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.52×
• Total profit: $-75,966
• Equity at exit: $83,498

10-year hold

• IRR: -5.3%
• Equity multiple: 0.66×
• Total profit: $-53,160
• Equity at exit: $48,419

Cash invested: $156,800 (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: 898
• Price-to-rent: 35.2×

Monthly cashflow live

• Estimated rent: $5,304 high
• Mortgage (P&I): −$2,937
• Tax est. 1.5%: −$700 /mo · $8,400/yr
• Insurance: −$233
• HOA: −$54
• Vacancy / Maint / Mgmt: −$1,114
• Net cashflow: $266

Break-even live

Break-even rent $4,967

Max offer price $560,000

Occupancy floor 90%

Sensitivity live

Price	-10% $653	-5% $460	+0% $266	+5% $73	+10% $-121
Rent	-10% $-153	-5% $57	+0% $266	+5% $476	+10% $685
Rate	-1.0pp $548	-0.5pp $409	base $266	+0.5pp $121	+1.0pp $-27

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$5,304
Total (4 units)			$5,304

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: $140,000
• Closing costs: $16,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: security

Listing history 17 events

1. 2026-06-21
   days on market $560,000 Active 531 DOM
2. 2026-06-18
   days on market $560,000 Active 528 DOM
3. 2026-06-17
   days on market $560,000 Active 527 DOM
4. 2026-06-16
   days on market $560,000 Active 526 DOM
5. 2026-06-15
   days on market $560,000 Active 525 DOM
6. 2026-06-14
   days on market $560,000 Active 523 DOM
7. 2026-06-13
   days on market $560,000 Active 522 DOM
8. 2026-06-10
   days on market $560,000 Active 520 DOM
9. 2026-06-08
   days on market $560,000 Active 518 DOM
10. 2026-06-07
    days on market $560,000 Active 517 DOM
11. 2026-06-03
    days on market $560,000 Active 513 DOM
12. 2026-06-02
    days on market $560,000 Active 512 DOM
13. 2026-06-01
    days on market $560,000 Active 511 DOM
14. 2026-05-31
    days on market $560,000 Active 510 DOM
15. 2026-05-31
    days on market $560,000 Active 509 DOM
16. 2025-01-06
    listed $560,000 New 906-char remark

    Show marketing remark (906 chars)

    This brand-new, gated fourplex subdivision presents an exceptional investment opportunity in a highly sought-after location. Situated just off Highway 107 and Ware Road, the property is conveniently close to UTRGV, Texas A&M in McAllen, IDEA Public Schools, as well as parks, shopping centers, and dining options. Its prime location offers unmatched convenience and accessibility for tenants. Each fourplex unit is thoughtfully designed, featuring ALL units 3-bedroom 2-bathroom. The modern, open-concept floor plans are complemented by high-end finishes, ensuring both comfort and style. This combination of features creates strong rental demand, making it an attractive option for investors. With its excellent location, impressive rental potential, and low-maintenance construction, this property is a standout opportunity in the growing Edinburg market. Estimated to be completed by end of January.

17. 2025-01-04
    listed $560,000 Active 861-char remark

    Show marketing remark (861 chars)

    This brand-new, gated fourplex subdivision presents an exceptional investment opportunity in a highly sought-after location. Situated just off Highway 107 and Ware Road, the property is conveniently close to UTRGV, Texas A&M in McAllen, IDEA Public Schools, as well as parks, shopping centers, and dining options. Its prime location offers unmatched convenience and accessibility for tenants. Each fourplex unit is thoughtfully designed, featuring ALL units 3-bedroom 2-bathroom. The modern, open-concept floor plans are complemented by high-end finishes, ensuring both comfort and style. This combination of features creates strong rental demand, making it an attractive option for investors. With its excellent location, impressive rental potential, and low-maintenance construction, this property is a standout opportunity in the growing Edinburg market.

ⓘ 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: $63,648
• − Mortgage interest: −$31,369
• − Property taxes: −$8,400
• − Insurance: −$2,800
• − Repairs & maintenance: −$5,092
• − Management: −$5,092
• − HOA: −$648
• − Depreciation: −$16,291
• Taxable loss: −$6,043
• Est. tax savings @ 24.0%: +$1,450
• After-tax cash flow: $4,644/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 · 6 photos

Excellent 100/100 None rehab

This brand-new, fourplex subdivision is in excellent condition with modern finishes and prime location. It is move-in ready and presents a strong investment opportunity.

Value-add opportunities

• Both Landscaping improvements — Enhanced curb appeal and increased property value.
• Both Addition of smart home features — Attracts tech-savvy tenants and buyers.
• Both Painting of exterior and interior walls — Fresh paint can make a significant difference in curb appeal and interior aesthetics.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhanced curb appeal and increased property value. ↑
• Both Addition of smart home features — Attracts tech-savvy tenants and buyers. ↑
• Both Painting of exterior and interior walls — Fresh paint can make a significant difference in curb appeal and interior aesthetics. ↑

ⓘ 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 — McAllen

• Score: 76/100
• State rank: #119
• US rank: #3771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McAllen, TX
• County: Hidalgo County · 623,128 people
• City population: 144,650
• 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

+0.0% since first listed

2 events — show timeline

• 2025-01-06 Listed $560,000 LERA
• 2025-01-04 Listed $560,000 MCALLENMLS