608 N Bentsen Palm Dr · Palmview, TX 78574

$595,000

None bd · None ba · 9,276 sqft · MultiFamily · 123 Days on market

Built 1996 Poor condition 1.95 ac lot $64/sqft · 10% below area Est $660k · 10% under ↓ 21% since listing

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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 +30.0/30.0
• ARV discount +12.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 12 units. confirmed

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 MLS

Discover a prime investment opportunity in Palmview, TX! This 12-unit apartment complex is perfectly located on a generous 1.95-acre lot, less than 0.3 miles from Hwy 83, ensuring access to local amenities in Mission and McAllen, TX. Each apartment offers comfortable living spaces that promote high occupancy rates, making this property an excellent addition to your investment opportunity portfolio. The current setup features all residential units in the back, while the front portion is ripe for potential rezoning to commercial use. Imagine constructing a vibrant commercial plaza that caters to the community's needs while enjoying steady residential income. With ample space available for further development, this property presents an ideal chance for forward-thinking investors to tap into the growing demands to tap into the growing demands for mixed-use spaces in the area. Don't miss this fantastic opportunity to own a versatile piece of real estate in a thriving Texas market!

Key facts

• Residential units
• Potential rezoning
• 1.95 acre lot

Tags

• 12 UNIT APARTMENT COMPLEX
• 1.95 ACRE LOT
• ACCESS TO LOCAL AMENITIES
• RESIDENTIAL UNITS
• POTENTIAL REZONING
• VIBRANT COMMERCIAL PLAZA

What this means for you Summary

Snapshot

• This is a 12 × 1-bed/1-bath units multifamily listed at $595k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $7k ($83k/yr) — positive. Per door: $580/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $595k).
• Recommended offer: $524k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.3% vs local median 4.2% in Palmview — 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 57/100 on livability (#1,267 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D, schools F, amenities F.
• La Joya ISD (suburban): math 18% / reading 29% proficiency, ranked #759 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 474 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• At $14,012/mo this rent would consume 321% of the median local household income ($52k/yr) (locally 803% 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 $18k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $167k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($524k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $55k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $523,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 F-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.35% ✓
• Cap rate: 20.33%
• Cash-on-cash: 50.11%
• DSCR: 3.23
• GRM: 3.5

CMA / ARV

• ARV (median comp): $660,366
• List price: $595,000
• Delta: -9.90%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 47.8%
• Equity multiple: 3.08×
• Total profit: $346,927
• Equity at exit: $88,716

10-year hold

• IRR: 53.5%
• Equity multiple: 6.24×
• Total profit: $873,559
• Equity at exit: $51,445

Cash invested: $166,600 (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 78574

• Home prices YoY: -16.1%
• Active inventory: 474
• Price-to-rent: 42.5×

Monthly cashflow live

• Estimated rent: $14,012 medium
• Mortgage (P&I): −$3,120
• Tax est. 1.5%: −$744 /mo · $8,925/yr
• Insurance: −$248
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,943
• Net cashflow: $6,958

Break-even live

Break-even rent $5,205

Max offer price $595,000

Occupancy floor 45%

Sensitivity live

Price	-10% $7,369	-5% $7,163	+0% $6,958	+5% $6,752	+10% $6,546
Rent	-10% $5,851	-5% $6,404	+0% $6,958	+5% $7,511	+10% $8,065
Rate	-1.0pp $7,257	-0.5pp $7,109	base $6,958	+0.5pp $6,803	+1.0pp $6,647

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

Units	Beds	Baths	Est. rent
▸ 12× units	1	1	$14,016
Total (12 units)			$14,012

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: $148,750
• Closing costs: $17,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2017 Graham Ave Unit 7 Mission, TX	2.0	1.0	6980	$700	$0.10	44d	1	1.50mi

Listing history 6 events

1. 2026-05-19
   status Pending 990-char remark

   Show marketing remark (990 chars)

   Discover a prime investment opportunity in Palmview, TX! This 12-unit apartment complex is perfectly located on a generous 1.95-acre lot, less than 0.3 miles from Hwy 83, ensuring access to local amenities in Mission and McAllen, TX. Each apartment offers comfortable living spaces that promote high occupancy rates, making this property an excellent addition to your investment opportunity portfolio. The current setup features all residential units in the back, while the front portion is ripe for potential rezoning to commercial use. Imagine constructing a vibrant commercial plaza that caters to the community's needs while enjoying steady residential income. With ample space available for further development, this property presents an ideal chance for forward-thinking investors to tap into the growing demands to tap into the growing demands for mixed-use spaces in the area. Don't miss this fantastic opportunity to own a versatile piece of real estate in a thriving Texas market!

2. 2026-05-08
   historical Option 990-char remark

   Show marketing remark (990 chars)

   Discover a prime investment opportunity in Palmview, TX! This 12-unit apartment complex is perfectly located on a generous 1.95-acre lot, less than 0.3 miles from Hwy 83, ensuring access to local amenities in Mission and McAllen, TX. Each apartment offers comfortable living spaces that promote high occupancy rates, making this property an excellent addition to your investment opportunity portfolio. The current setup features all residential units in the back, while the front portion is ripe for potential rezoning to commercial use. Imagine constructing a vibrant commercial plaza that caters to the community's needs while enjoying steady residential income. With ample space available for further development, this property presents an ideal chance for forward-thinking investors to tap into the growing demands to tap into the growing demands for mixed-use spaces in the area. Don't miss this fantastic opportunity to own a versatile piece of real estate in a thriving Texas market!

3. 2026-03-13
   price $595,000 990-char remark

   Show marketing remark (990 chars)

   Discover a prime investment opportunity in Palmview, TX! This 12-unit apartment complex is perfectly located on a generous 1.95-acre lot, less than 0.3 miles from Hwy 83, ensuring access to local amenities in Mission and McAllen, TX. Each apartment offers comfortable living spaces that promote high occupancy rates, making this property an excellent addition to your investment opportunity portfolio. The current setup features all residential units in the back, while the front portion is ripe for potential rezoning to commercial use. Imagine constructing a vibrant commercial plaza that caters to the community's needs while enjoying steady residential income. With ample space available for further development, this property presents an ideal chance for forward-thinking investors to tap into the growing demands to tap into the growing demands for mixed-use spaces in the area. Don't miss this fantastic opportunity to own a versatile piece of real estate in a thriving Texas market!

4. 2026-02-12
   price $600,000 990-char remark

   Show marketing remark (990 chars)

   Discover a prime investment opportunity in Palmview, TX! This 12-unit apartment complex is perfectly located on a generous 1.95-acre lot, less than 0.3 miles from Hwy 83, ensuring access to local amenities in Mission and McAllen, TX. Each apartment offers comfortable living spaces that promote high occupancy rates, making this property an excellent addition to your investment opportunity portfolio. The current setup features all residential units in the back, while the front portion is ripe for potential rezoning to commercial use. Imagine constructing a vibrant commercial plaza that caters to the community's needs while enjoying steady residential income. With ample space available for further development, this property presents an ideal chance for forward-thinking investors to tap into the growing demands to tap into the growing demands for mixed-use spaces in the area. Don't miss this fantastic opportunity to own a versatile piece of real estate in a thriving Texas market!

5. 2026-01-16
   listed $650,000 Active 990-char remark

   Show marketing remark (990 chars)

   Discover a prime investment opportunity in Palmview, TX! This 12-unit apartment complex is perfectly located on a generous 1.95-acre lot, less than 0.3 miles from Hwy 83, ensuring access to local amenities in Mission and McAllen, TX. Each apartment offers comfortable living spaces that promote high occupancy rates, making this property an excellent addition to your investment opportunity portfolio. The current setup features all residential units in the back, while the front portion is ripe for potential rezoning to commercial use. Imagine constructing a vibrant commercial plaza that caters to the community's needs while enjoying steady residential income. With ample space available for further development, this property presents an ideal chance for forward-thinking investors to tap into the growing demands to tap into the growing demands for mixed-use spaces in the area. Don't miss this fantastic opportunity to own a versatile piece of real estate in a thriving Texas market!

6. 2025-07-16
   listed $750,000 Active

ⓘ 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: $168,144
• − Mortgage interest: −$33,329
• − Property taxes: −$8,925
• − Insurance: −$2,975
• − Repairs & maintenance: −$13,452
• − Management: −$13,452
• − Depreciation: −$17,309
• Taxable income: $78,703
• Est. tax owed @ 24.0%: −$18,889
• After-tax cash flow: $64,602/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 · 7 photos

Poor 20/100 Extensive rehab

This 12-unit apartment complex is in poor condition and requires extensive rehabilitation. The property is located on a large lot with potential for rezoning to commercial use, which could significantly increase its value.

Value-add opportunities

• Both Rezoning to commercial use — Potential for commercial development and residential income
• Both Construction of a commercial plaza — Attracts more foot traffic and enhances property value

Renovation cost estimate screening

Value-add ROI direction

• Both Rezoning to commercial use — Potential for commercial development and residential income ↑
• Both Construction of a commercial plaza — Attracts more foot traffic and enhances property value ↑

ⓘ 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: La Joya ISD
• NCES district ID: 4826130
• Math proficiency: 18% ▼ -35.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $27,845
• Composite: 18.65/100
• National rank: #8891
• State rank: #759 of 826 in TX

Livability — Palmview

• Score: 57/100
• State rank: #1267
• US rank: #22043

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmview, TX
• County: Hidalgo County · 623,128 people
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 62,456
• Household income: $52,393
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 803.0

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 62% White 2%
• Hispanic origin (detail): Mexican 93%
• Foreign-born: 33% · Canada
• Languages at home: 12% English-only · Spanish 87%

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: ▼ -44.13%
• Current HPI: 230.3323
• Rent YoY: —
• 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

-20.7% since first listed

6 events — show timeline

• 2026-05-19 Pending — MCALLENMLS
• 2026-05-08 Contingent — MCALLENMLS
• 2026-03-13 Price Changed $595,000 MCALLENMLS
• 2026-02-12 Price Changed $600,000 MCALLENMLS
• 2026-01-16 Listed $650,000 MCALLENMLS
• 2025-07-16 Listed $750,000 MCALLENMLS