1308 S Kingsville St · Alton, TX 78573

$135,000

3 bd · 1.0 ba · 1,001 sqft · SingleFamily public records · 86 Days on market

Built 2005 8,485 sqft lot $135/sqft · 18% below area Est $164k · 18% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.8/30.0
• 1% rule +4.2/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +1.7/10.0

Listing remarks MLS

ATTENTION INVESTORS: Value-add opportunity in Alton, TX with strong upside potential. This 3-bedroom, 2-bath home sits on a large, approximately 8,486 SF lot with partial fencing and offers a functional layout ready for renovation. Property features a durable metal roof and is equipped for central air, though the existing A/C unit is not operational. Interior is not move-in ready—no flooring installed and kitchen is unfinished with no cabinets—providing a blank canvas for customization and increased ARV. Additional improvements include a 30’ x 20’ carport/shed in the rear with attached covered storage, ideal for equipment, workspace, or future enhancements. Located within Mission CISD. Seller is considering all offers. Ideal for investors or flippers seeking a project with upside potential. Buyer to verify all information and condition. Additional photos coming soon.

Key facts

• Carport shed
• Metal roof
• Covered storage

Tags

• LARGE LOT
• METAL ROOF
• CENTRAL AIR
• CARPORT SHED
• COVERED STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (8.2% below list).
• Recommended offer: $115k (14.6% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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); 623 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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 ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,310 (14.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.54%
• DSCR: 0.84
• GRM: 9.1

CMA / ARV

• ARV (median comp): $164,191
• List price: $135,000
• Delta: -17.78%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1415 S Irving St S	0.23mi	3/2.0	1,135 (+13%)	23mo	$165,000	$145	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: 21.6%
• Equity multiple: 2.74×
• Total profit: $65,859
• Equity at exit: $121,619

10-year hold

• IRR: 19.4%
• Equity multiple: 6.25×
• Total profit: $198,403
• Equity at exit: $262,275

Cash invested: $37,800 (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 78573

• Home prices YoY: 8.0%
• Rents YoY: 2.5%
• Active inventory: 623
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,240 high
• Mortgage (P&I): −$708
• Tax from tax record: −$327 /mo · $3,921/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-111

Break-even live

Break-even rent $1,381

Max offer price $115,310

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-73	+0% $-111	+5% $-150	+10% $-188
Rent	-10% $-209	-5% $-160	+0% $-111	+5% $-62	+10% $-14
Rate	-1.0pp $-43	-0.5pp $-77	base $-111	+0.5pp $-146	+1.0pp $-182

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3405 E Zinnia Ave Unit 1 Mission, TX	3.0	2.0	1022	$1,800	$1.76	44d	1	0.24mi
3405 E Zinnia Ave Unit 2 Mission, TX	3.0	2.0	1022	$1,200	$1.17	44d	1	0.24mi
2705 E Israel Ave Alton, TX	3.0	2.0	1008	$1,250	$1.24	44d	1	0.56mi
2909 E Israel Ave Unit B Alton, TX	3.0	2.0	1158	$995	$0.86	44d	1	0.56mi
2605 E Israel Ave Unit 1 Alton, TX	3.0	2.0	1000	$1,250	$1.25	44d	1	0.62mi
2713 E Israel Ave Unit 1 Alton, TX	3.0	2.0	1100	$1,350	$1.23	44d	1	0.69mi
2804 E Israel Ave Unit 4 Alton, TX	3.0	2.0	1050	$1,275	$1.21	44d	1	0.70mi
2905 E Israel Ave Unit A Alton, TX	2.0	2.0	938	$950	$1.01	24d	1	0.76mi
2608 E Garfield Ave Mission, TX	3.0	2.0	1000	$1,100	$1.10	44d	1	0.76mi
2909 E Israel Ave Unit C Alton, TX	3.0	2.0	1158	$1,095	$0.95	44d	1	0.77mi
2706 E Garfield Ave Unit 3 Alton, TX	3.0	2.0	1036	$1,150	$1.11	44d	1	0.78mi
2710 E Garfield Ave Unit 2 Alton, TX	3.0	2.0	1036	$1,100	$1.06	44d	1	0.80mi
2707 E Garfield Ave Unit A Alton, TX	3.0	2.0	1022	$1,100	$1.08	44d	1	0.80mi
2601 E Franklin Ave Unit 3 Alton, TX	3.0	2.0	1075	$1,000	$0.93	44d	1	0.82mi
2608 E Franklin Ave Unit 4 Alton, TX	3.0	2.0	1073	$995	$0.93	24d	1	0.82mi
2605 E Franklin Ave Unit 1 Alton, TX	3.0	2.0	1087	$1,125	$1.03	44d	1	0.83mi
2704 E Franklin Ave Apt 2 Alton, TX	3.0	2.0	1103	$950	$0.86	19d	1	0.84mi
2609 E Franklin Ave Unit 4 Alton, TX	3.0	2.0	1073	$995	$0.93	44d	1	0.84mi
2712 E Franklin Ave Alton, TX	2.0	2.0	1110	$1,000	$0.90	44d	1	0.86mi
606 S Linda St Unit 3 Mission, TX	2.0	1.5	900	$850	$0.94	24d	1	0.88mi
1420 S Xanthia St Unit 6 Alton, TX	3.0	2.0	1065	$1,350	$1.27	24d	1	1.06mi
1316 S Xanthia St Unit 4 Alton, TX	3.0	2.0	1050	$1,300	$1.24	44d	1	1.06mi
1312 S Xanthia St Unit 4 Alton, TX	2.0	2.0	1050	$1,250	$1.19	44d	1	1.06mi
1408 S Xanthia St Unit 3 Palmhurst, TX	2.0	2.0	975	$1,000	$1.03	24d	1	1.06mi
1408 S Xanthia St Unit 3 Palmhurst, TX	2.0	2.0	1044	$1,100	$1.05	19d	1	1.06mi
1308 S Xanthia St Unit 4 Palmhurst, TX	2.0	2.0	980	$1,025	$1.05	24d	1	1.06mi
1421 S Yankton St Unit 6 Alton, TX	3.0	2.0	1065	$1,350	$1.27	24d	1	1.09mi
1405 S Yankton St Unit 3 Alton, TX	2.0	2.0	1051	$1,200	$1.14	44d	1	1.09mi
1405 S Yankton St Unit 4 Alton, TX	3.0	2.0	1051	$1,300	$1.24	44d	1	1.09mi
1413 S Yankton St Apt 1 Alton, TX	3.0	2.0	1040	$1,200	$1.15	44d	1	1.09mi
1220 S Yankton St Unit 2 Alton, TX	3.0	2.0	1040	$1,200	$1.15	44d	1	1.11mi
310 E Adams Ave Alton, TX	3.0	2.0	1196	$1,400	$1.17	45d	1	1.13mi

Listing history 17 events

1. 2026-06-18
   days on market $135,000 Active 86 DOM
2. 2026-06-17
   days on market $135,000 Active 85 DOM
3. 2026-06-16
   days on market $135,000 Active 84 DOM
4. 2026-06-15
   days on market $135,000 Active 83 DOM
5. 2026-06-14
   days on market $135,000 Active 81 DOM
6. 2026-06-10
   days on market $135,000 Active 78 DOM
7. 2026-06-09
   days on market $135,000 Active 77 DOM
8. 2026-06-08
   days on market $135,000 Active 76 DOM
9. 2026-06-07
   days on market $135,000 Active 75 DOM
10. 2026-06-03
    days on market $135,000 Active 71 DOM
11. 2026-06-02
    days on market $135,000 Active 70 DOM
12. 2026-06-01
    days on market $135,000 Active 69 DOM
13. 2026-05-31
    days on market $135,000 Active 68 DOM
14. 2026-05-31
    days on market $135,000 Active 67 DOM
15. 2026-03-24
    listed $135,000 Active 903-char remark

    Show marketing remark (903 chars)

    ATTENTION INVESTORS: Value-add opportunity in Alton, TX with strong upside potential. This 3-bedroom, 2-bath home sits on a large, approximately 8,486 SF lot with partial fencing and offers a functional layout ready for renovation. Property features a durable metal roof and is equipped for central air, though the existing A/C unit is not operational. Interior is not move-in ready—no flooring installed and kitchen is unfinished with no cabinets—providing a blank canvas for customization and increased ARV. Additional improvements include a 30’ x 20’ carport/shed in the rear with attached covered storage, ideal for equipment, workspace, or future enhancements. Located within Mission CISD. Seller is considering all offers. Ideal for investors or flippers seeking a project with upside potential. Buyer to verify all information and condition. Additional photos coming soon.

16. 2005-04-07
    soldstatus
17. 2002-03-21
    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: $3,921 · $327/mo
• Projected year-2 tax: $3,921 · $327/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 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: $14,879
• − Mortgage interest: −$7,562
• − Property taxes: −$3,921
• − Insurance: −$675
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$3,927
• Taxable loss: −$3,588
• Est. tax savings @ 24.0%: +$861
• After-tax cash flow: $-477/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

3 events — show timeline

• 2026-03-24 Listed $135,000 MCALLENMLS
• 2005-04-07 Sold (Public Records) — Public Records
• 2002-03-21 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,921 · +6.9% YoY. Source: county tax records.