2312 Honolulu Ave · Alton, TX 78573

$127,000

3 bd · 2.0 ba · 775 sqft · SingleFamily public records · 384 Days on market

Built 1994 5,374 sqft lot $164/sqft · 9% below area Est $140k · 9% under ↓ 2% since listing

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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 +16.6/30.0
• ARV discount +11.7/15.0
• Appreciation +10.0/10.0
• DSCR +5.2/10.0
• 1% rule +4.3/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Charming Cottage Retreat - Perfect blend of comfort and style. Nestled on a quiet neighborhood, this home offers a perfct escape from the bustle of city life. With under 1,000 sq.ft. of thoughtfully designed space, this home is ideal for first time home buyers, downsizers, or anyone seeking a serene retreat. Recently updated, including brand new roof, recently painted, good size yard with mature trees. With its classic charm and modern upgrades, this small gem won't stay on the market for long!

Key facts

• Brand new roof
• Good size yard
• 5,374 sq ft lot

Tags

• BRAND NEW ROOF
• GOOD SIZE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $77 ($927/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (6.6% below list).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 2.6% in Alton — 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 58/100 on livability (#1,230 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Mission CISD (urban): math 15% / reading 28% proficiency, ranked #775 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.5%/yr); 624 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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).

Forward outlook

• In year one you build about $14k of equity ($878 loan paydown + $13k 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 + 2.5% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 384 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 384 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.61%
• DSCR: 1.12
• GRM: 8.9

CMA / ARV

• ARV (median comp): $140,000
• List price: $127,000
• Delta: -9.29%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Santa Fe St	0.18mi	3/2.0	864 (+12%)	3mo	$135,000	$156	70
1915 E La Pointe Ave	0.41mi	2/1.0 (-1)	850 (+10%)	14mo	$125,000	$147	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.45% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 3.07×
• Total profit: $73,443
• Equity at exit: $114,412

10-year hold

• IRR: 22.7%
• Equity multiple: 6.94×
• Total profit: $211,126
• Equity at exit: $246,733

Cash invested: $35,560 (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 78573

• Home prices YoY: 8.0%
• Rents YoY: 2.5%
• Active inventory: 624
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,186 high
• Mortgage (P&I): −$666
• Tax from tax record: −$141 /mo · $1,690/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $77

Break-even live

Break-even rent $1,088

Max offer price $127,000

Occupancy floor 88%

Sensitivity live

Price	-10% $149	-5% $113	+0% $77	+5% $41	+10% $5
Rent	-10% $-16	-5% $30	+0% $77	+5% $124	+10% $171
Rate	-1.0pp $141	-0.5pp $110	base $77	+0.5pp $44	+1.0pp $11

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3005 E Diamondhead Ave Unit A Alton, TX	2.0	2.0	862	$899	$1.04	24d	1	0.36mi
3 E Diamondhead Ave Unit 3 Alton, TX	2.0	2.0	958	$1,100	$1.15	45d	1	0.53mi
2601 E Franklin Ave Unit 3 Alton, TX	3.0	2.0	1075	$1,000	$0.93	45d	1	0.63mi
2605 E Franklin Ave Unit 1 Alton, TX	3.0	2.0	1087	$1,125	$1.03	45d	1	0.63mi
2609 E Franklin Ave Unit 4 Alton, TX	3.0	2.0	1073	$995	$0.93	45d	1	0.64mi
2608 E Franklin Ave Unit 4 Alton, TX	3.0	2.0	1073	$995	$0.93	24d	1	0.67mi
2704 E Franklin Ave Apt 2 Alton, TX	3.0	2.0	1103	$950	$0.86	20d	1	0.68mi
2712 E Franklin Ave Alton, TX	2.0	2.0	1110	$1,000	$0.90	45d	1	0.69mi
606 S Linda St Unit 3 Mission, TX	2.0	1.5	900	$850	$0.94	24d	1	0.75mi
2707 E Garfield Ave Unit A Alton, TX	3.0	2.0	1022	$1,100	$1.08	45d	1	0.75mi
2608 E Garfield Ave Mission, TX	3.0	2.0	1000	$1,100	$1.10	45d	1	0.79mi
2706 E Garfield Ave Unit 3 Alton, TX	3.0	2.0	1036	$1,150	$1.11	45d	1	0.79mi
2710 E Garfield Ave Unit 2 Alton, TX	3.0	2.0	1036	$1,100	$1.06	45d	1	0.80mi
2605 E Israel Ave Unit 1 Alton, TX	3.0	2.0	1000	$1,250	$1.25	45d	1	0.93mi
2705 E Israel Ave Alton, TX	3.0	2.0	1008	$1,250	$1.24	45d	1	0.94mi
2713 E Israel Ave Unit 1 Alton, TX	3.0	2.0	1100	$1,350	$1.23	45d	1	0.95mi
1404 Karen Dr Unit C Alton, TX	2.0	2.5	1058	$1,500	$1.42	15d	1	0.95mi
1401 Karen Dr Unit B Alton, TX	2.0	2.5	1058	$1,500	$1.42	15d	1	0.96mi
1409 Karen Dr Unit B Alton, TX	2.0	2.5	1079	$1,500	$1.39	15d	1	0.96mi
2905 E Israel Ave Unit A Alton, TX	2.0	2.0	938	$950	$1.01	24d	1	0.97mi
2804 E Israel Ave Unit 4 Alton, TX	3.0	2.0	1050	$1,275	$1.21	45d	1	0.98mi
3405 E Zinnia Ave Unit 1 Mission, TX	3.0	2.0	1022	$1,800	$1.76	45d	1	1.14mi
3405 E Zinnia Ave Unit 2 Mission, TX	3.0	2.0	1022	$1,200	$1.17	45d	1	1.14mi
9211 N 59th Ln Unit 3 Mission, TX	3.0	3.5	1080	$1,400	$1.30	45d	1	1.20mi
9219 N 59th Ln Unit 3 Mission, TX	2.0	2.0	905	$1,000	$1.10	45d	1	1.22mi
7810 N 58th Ln Apt 1 , TX	2.0	2.0	900	$1,075	$1.19	24d	1	1.22mi
7810 N 58th St Apt 4 Mission, TX	3.0	2.0	1050	$1,100	$1.05	45d	1	1.22mi
7806 N 58th Ln Unit 1 Alton, TX	2.0	2.0	936	$1,200	$1.28	15d	1	1.22mi
7710 N 58th Ln Unit 2 Alton, TX	3.0	2.0	1050	$1,175	$1.12	24d	1	1.22mi
5901 Northwestern Ave Unit 1 Mission, TX	2.0	2.0	896	$1,000	$1.12	45d	1	1.23mi
5901 Northwestern Ave Unit 3 Mission, TX	3.0	2.0	1065	$1,250	$1.17	15d	1	1.23mi
9307 N 59th Ln Mission, TX	3.0	3.5	1027	$1,400	$1.36	45d	1	1.24mi
5812 Northwestern Ave Unit 3 Mission, TX	2.0	2.0	950	$1,050	$1.11	45d	1	1.26mi
5812 Northwestern Ave Unit 1 Mission, TX	2.0	2.0	950	$1,050	$1.11	22d	1	1.26mi
5813 Ozark Ave Unit 4 Mission, TX	3.0	2.0	1100	$1,200	$1.09	45d	1	1.27mi
5900 Ozark Ave Unit 1 Mission, TX	2.0	2.0	905	$1,150	$1.27	45d	1	1.27mi
5808 Northwestern Ave Unit 3 Mission, TX	3.0	2.0	1100	$1,300	$1.18	45d	1	1.27mi
1220 S Yankton St Unit 2 Alton, TX	3.0	2.0	1040	$1,200	$1.15	45d	1	1.28mi
5713 Northwestern Ave Unit 3 Mission, TX	2.0	2.0	913	$1,250	$1.37	45d	1	1.30mi
5712 Notre Dame Ave Unit 1 Mission, TX	2.0	2.0	995	$1,250	$1.26	20d	1	1.31mi

Listing history 5 events

1. 2025-09-23
   price $127,000 500-char remark

   Show marketing remark (500 chars)

   Charming Cottage Retreat - Perfect blend of comfort and style. Nestled on a quiet neighborhood, this home offers a perfct escape from the bustle of city life. With under 1,000 sq.ft. of thoughtfully designed space, this home is ideal for first time home buyers, downsizers, or anyone seeking a serene retreat. Recently updated, including brand new roof, recently painted, good size yard with mature trees. With its classic charm and modern upgrades, this small gem won't stay on the market for long!

2. 2025-05-07
   listed $130,000 Active 500-char remark

   Show marketing remark (500 chars)

   Charming Cottage Retreat - Perfect blend of comfort and style. Nestled on a quiet neighborhood, this home offers a perfct escape from the bustle of city life. With under 1,000 sq.ft. of thoughtfully designed space, this home is ideal for first time home buyers, downsizers, or anyone seeking a serene retreat. Recently updated, including brand new roof, recently painted, good size yard with mature trees. With its classic charm and modern upgrades, this small gem won't stay on the market for long!

3. 2020-02-13
   soldstatus
4. 2006-09-18
   soldstatus
5. 1997-02-25
   soldstatus

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,690 · $141/mo
• Projected year-2 tax: $2,324 · $194/mo
• Expected delta: +$634/yr (+$53/mo · 37.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 13% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 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: $14,233
• − Mortgage interest: −$7,114
• − Property taxes: −$1,690
• − Insurance: −$635
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$3,695
• Taxable loss: −$1,178
• Est. tax savings @ 24.0%: +$283
• After-tax cash flow: $1,210/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.

Schools (NCES district)

• District: Mission CISD
• NCES district ID: 4831040
• Math proficiency: 15% ▼ -35.00%
• Reading proficiency: 28% ▼ -15.00%
• Median HH income: $32,855
• Composite: 17.47/100
• National rank: #9061
• State rank: #775 of 826 in TX

Livability — Alton

• Score: 58/100
• State rank: #1230
• US rank: #21479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alton, TX
• County: Hidalgo County · 623,128 people
• City population: 44,809
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 44,809
• Household income: $55,000
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 855.0

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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 63% White 3%
• Hispanic origin (detail): Mexican 94%
• Foreign-born: 28% · Canada
• Languages at home: 12% English-only · Spanish 88%

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: ▲ 17.95%
• Current HPI: 242.0711
• Rent YoY: ▲ 2.45%
• 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

-2.3% since first listed

5 events — show timeline

• 2025-09-23 Price Changed $127,000 MCALLENMLS
• 2025-05-07 Listed $130,000 MCALLENMLS
• 2020-02-13 Sold (Public Records) — Public Records
• 2006-09-18 Sold (Public Records) — Public Records
• 1997-02-25 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,690 · +20.3% YoY. Source: county tax records.