2123 Western Dr · Edinburg, TX 78539

$445,000

None bd · None ba · 4,052 sqft · MultiFamily · 67 Days on market

Built 2005 Average condition 0.37 ac lot $110/sqft · at area comps Est $426k · at est.

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Why this score? — see what drove the C 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 +25.0/30.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• ARV discount +5.4/15.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• Rent growth +2.4/5.0
• 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

NO SHARED WALLS! This property is truly special because these units are designed more like bungalows—offering added privacy with no shared walls. Don’t miss this fantastic opportunity to own a 100% occupied fourplex at 2123 Western Drive, Edinburg, TX 78539. Located in a highly desirable area just minutes from DHR, popular restaurants, shopping, and grocery stores, this property offers the location tenants want and the performance investors need. With an excellent rental history and steady occupancy, this income-producing property is a solid investment with long-term potential. Call today for more information!

Key facts

• No shared walls
• Steady occupancy
• 0.37 acre lot

Tags

• NO SHARED WALLS
• 100 OCCUPIED FOURPLEX
• HIGHLY DESIRABLE AREA
• EXCELLENT RENTAL HISTORY
• STEADY OCCUPANCY

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/2-bath units multifamily listed at $445k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $970 ($12k/yr) — positive. Per door: $242/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $445k).
• Recommended offer: $418k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.4% in Edinburg — 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 64/100 on livability (#784 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, employment D, amenities 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.
• Market conditions: Rents soft (-0.5%/yr); 406 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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).
• At $5,120/mo this rent would consume 92% of the median local household income ($67k/yr) (locally 1525% 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 $3k of loan paydown is wiped out by about $13k 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 67 days — a 6% lower offer ($418k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $418,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.34%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $425,550
• List price: $445,000
• Delta: 4.57%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2109 Elsham Ave	0.20mi	—/—	4,200 (+4%)	7mo	$560,000	$133	79
2027 W Western Dr	0.07mi	—/—	4,108 (+1%)	23mo	$425,000	$103	75
2001 Elsham Ave	0.20mi	—/—	4,336 (+7%)	5mo	$560,000	$129	75
1920 W Western Dr	0.16mi	—/—	4,480 (+11%)	0mo	$425,000	$95	75
1902 W Western Dr	0.20mi	—/—	3,864 (-5%)	14mo	$400,000	$104	71
2016 W Western Dr	0.10mi	—/—	4,480 (+11%)	23mo	$429,900	$96	59

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.80×
• Total profit: $-25,288
• Equity at exit: $66,351

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-183
• Equity at exit: $38,475

Cash invested: $124,600 (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: 406
• Price-to-rent: 29.0×

Monthly cashflow live

• Estimated rent: $5,120 high
• Mortgage (P&I): −$2,334
• Tax est. 1.5%: −$556 /mo · $6,675/yr
• Insurance: −$185
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,075
• Net cashflow: $970

Break-even live

Break-even rent $3,893

Max offer price $445,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,277	-5% $1,123	+0% $970	+5% $816	+10% $662
Rent	-10% $565	-5% $767	+0% $970	+5% $1,172	+10% $1,374
Rate	-1.0pp $1,194	-0.5pp $1,083	base $970	+0.5pp $854	+1.0pp $737

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$5,120
Total (4 units)			$5,120

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: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2004 W Western Dr Apt D Edinburg, TX	3.0	2.0	4480	$1,050	$0.23	44d	1	0.11mi
901 E Redbud Ave Unit 706 McAllen, TX	2.0	2.0	3860	$925	$0.24	44d	1	1.08mi
4904 N Crown Pt Unit 1 Pharr, TX	2.0	2.0	3944	$1,150	$0.29	44d	1	1.30mi
1501 W Heritage Dr Unit 3 Pharr, TX	2.0	2.0	3664	$1,050	$0.29	22d	1	1.47mi
701 Mynah Ave Unit 2 McAllen, TX	2.0	2.0	4480	$1,000	$0.22	44d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $445,000 Active 67 DOM
2. 2026-06-17
   days on market $445,000 Active 66 DOM
3. 2026-06-16
   days on market $445,000 Active 65 DOM
4. 2026-06-15
   days on market $445,000 Active 64 DOM
5. 2026-06-14
   days on market $445,000 Active 62 DOM
6. 2026-06-13
   days on market $445,000 Active 61 DOM
7. 2026-06-10
   days on market $445,000 Active 59 DOM
8. 2026-06-09
   days on market $445,000 Active 58 DOM
9. 2026-06-08
   days on market $445,000 Active 57 DOM
10. 2026-06-07
    days on market $445,000 Active 56 DOM
11. 2026-06-03
    days on market $445,000 Active 52 DOM
12. 2026-06-02
    days on market $445,000 Active 51 DOM
13. 2026-06-01
    days on market $445,000 Active 50 DOM
14. 2026-05-31
    days on market $445,000 Active 49 DOM
15. 2026-05-31
    days on market $445,000 Active 48 DOM
16. 2026-04-10
    listed $445,000 Active 629-char remark

    Show marketing remark (629 chars)

    NO SHARED WALLS! This property is truly special because these units are designed more like bungalows—offering added privacy with no shared walls. Don’t miss this fantastic opportunity to own a 100% occupied fourplex at 2123 Western Drive, Edinburg, TX 78539. Located in a highly desirable area just minutes from DHR, popular restaurants, shopping, and grocery stores, this property offers the location tenants want and the performance investors need. With an excellent rental history and steady occupancy, this income-producing property is a solid investment with long-term potential. Call today for more information!

ⓘ 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 6/10 Major FEMA zone X (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $61,440
• − Mortgage interest: −$24,927
• − Property taxes: −$6,675
• − Insurance: −$2,225
• − Repairs & maintenance: −$4,915
• − Management: −$4,915
• − Depreciation: −$12,945
• Taxable income: $4,837
• Est. tax owed @ 24.0%: −$1,161
• After-tax cash flow: $10,473/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 · 13 photos

Average 55/100 Cosmetic rehab

This fourplex is in average condition with minor repairs needed. Painting the exterior walls and trimming the landscaping can significantly improve its curb appeal and increase its value.

Repairs flagged

• Minor Landscaping — The landscaping appears to be overgrown and could benefit from trimming and maintenance.

Value-add opportunities

• Both Painting the exterior walls — Painting the exterior walls can improve the curb appeal and increase the property's resale and rental value.
• Both Trimming the landscaping — Trimming the landscaping can improve the curb appeal and increase the property's resale and rental value.
• Rental Inspecting and maintaining the HVAC system — Maintaining the HVAC system can ensure the property is comfortable for tenants and reduce maintenance costs.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · The landscaping appears to be overgrown and could benefit from trimming and maintenance.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Painting the exterior walls — Painting the exterior walls can improve the curb appeal and increase the property's resale and rental value. ↑
• Both Trimming the landscaping — Trimming the landscaping can improve the curb appeal and increase the property's resale and rental value. ↑
• Rental Inspecting and maintaining the HVAC system — Maintaining the HVAC system can ensure the property is comfortable for tenants and reduce maintenance costs. ↑

ⓘ 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 — 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

1 event — show timeline

• 2026-04-10 Listed $445,000 MCALLENMLS