2001 N Montana St · Alton, TX 78573

$110,000

3 bd · 2.0 ba · 1,367 sqft · SingleFamily public records · 212 Days on market

Built 1991 6,250 sqft lot $80/sqft · 47% below area Est $209k · 47% under ↓ 19% 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 +20.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.4/10.0
• 1% rule +5.5/10.0
• 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

Spacious 3 bed, 2 bath home—an excellent investment opportunity, sold as-is and priced for quick action by a highly motivated seller.

Key facts

• 6,250 sq ft lot
• Built 1991
• Listed 212 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 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: 1.05% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.32%
• DSCR: 1.24
• GRM: 7.9

CMA / ARV

• ARV (median comp): $209,025
• List price: $110,000
• Delta: -47.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1701 Alisson St	0.20mi	3/2.0	1,482 (+8%)	2mo	$268,242	$181	75
7734 Teo Dr	0.40mi	3/2.0	1,200 (-12%)	6mo	$189,000	$158	56
604 W Stevenson Ave	0.70mi	3/2.0	1,310 (-4%)	13mo	$229,000	$175	50
716 W Stevenson Ave	0.64mi	3/2.0	1,553 (+14%)	12mo	$235,000	$151	38

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: 27.9%
• Equity multiple: 3.21×
• Total profit: $67,996
• Equity at exit: $99,097

10-year hold

• IRR: 24.2%
• Equity multiple: 7.24×
• Total profit: $192,191
• Equity at exit: $213,706

Cash invested: $30,800 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,153 high
• Mortgage (P&I): −$577
• Tax from tax record: −$152 /mo · $1,821/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $137

Break-even live

Break-even rent $980

Max offer price $110,000

Occupancy floor 83%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 N Maryland St Apt 1 Alton, TX	3.0	2.0	1092	$1,075	$0.98	14d	1	0.63mi
1001 W Sunset Valley St Unit 4 Alton, TX	3.0	2.0	1092	$1,100	$1.01	23d	1	0.66mi
1001 W Sunset Valley St Unit 4 Alton, TX	3.0	2.0	1092	$1,100	$1.01	43d	1	0.66mi
1001 W Sunset Valley St Alton, TX	3.0	2.0	1050	$1,200	$1.14	43d	1	0.67mi
913 W Sunset Valley St Mission, TX	3.0	2.0	1040	$1,300	$1.25	43d	1	0.68mi
1413 N Inspiration Blvd Alton, TX	2.0	2.0	1050	$950	$0.90	23d	1	0.70mi
1413 N Inspiration Blvd Unit 200 Alton, TX	2.0	2.0	1050	$950	$0.90	43d	1	0.70mi
1000 Kentucky St Unit 1 Alton, TX	2.0	2.0	928	$1,075	$1.16	43d	1	0.70mi
1005 W La Pointe Ave Unit 3 Alton, TX	3.0	2.0	1100	$1,175	$1.07	43d	1	0.71mi
1005 W La Pointe Ave Unit 3 Alton, TX	3.0	2.0	1100	$1,175	$1.07	23d	1	0.71mi
805 W Sunset Valley St Unit 3 Alton, TX	2.0	2.0	928	$1,050	$1.13	23d	1	0.72mi
912 Kentucky St #3 Alton, TX	2.0	2.0	950	$1,100	$1.16	14d	1	0.72mi
908 Kentucky St Unit 3 Alton, TX	2.0	2.0	928	$1,075	$1.16	23d	1	0.74mi
805 N Maryland St Unit 3 Mission, TX	2.0	2.0	893	$1,115	$1.25	21d	1	0.75mi
904 W Mahala Ave Unit 3 Alton, TX	2.0	2.0	900	$925	$1.03	23d	1	0.79mi
908 W Kohala Ave Unit 1 Alton, TX	2.0	2.0	900	$950	$1.06	14d	1	0.79mi
713 N Maryland St Unit 4 Alton, TX	3.0	2.0	1000	$1,100	$1.10	23d	1	0.80mi
909 W Kohala Ave Unit 1 Alton, TX	3.0	2.0	1100	$1,050	$0.95	14d	1	0.84mi
308 W Campeche Ave Unit 1 Alton, TX	2.0	2.0	916	$1,000	$1.09	43d	1	1.09mi
312 W Campeche Ave Unit 1 Alton, TX	2.0	2.0	1000	$1,065	$1.06	23d	1	1.09mi
312 W Campeche Ave Unit 4 Alton, TX	3.0	2.0	1000	$1,165	$1.17	23d	1	1.09mi
307 W Campeche Ave Unit 4 Alton, TX	3.0	2.0	1148	$1,300	$1.13	23d	1	1.16mi
307 W Campeche Ave Unit 3 Alton, TX	2.0	2.0	980	$1,100	$1.12	23d	1	1.16mi
308 W Campeche Ave Unit 2 Alton, TX	3.0	2.0	1184	$1,165	$0.98	43d	1	1.19mi
120 W Diamond Ave Unit 3 Alton, TX	2.0	2.0	958	$1,100	$1.15	23d	1	1.21mi
116 W Campeche Ave Unit 3 Alton, TX	2.0	2.0	900	$1,100	$1.22	43d	1	1.26mi
116 W Campeche Ave Unit 4 Alton, TX	3.0	2.0	1175	$1,200	$1.02	43d	1	1.26mi

Listing history 18 events

1. 2026-06-18
   days on market $110,000 Active 212 DOM
2. 2026-06-17
   days on market $110,000 Active 211 DOM
3. 2026-06-16
   days on market $110,000 Active 210 DOM
4. 2026-06-15
   days on market $110,000 Active 209 DOM
5. 2026-06-14
   days on market $110,000 Active 207 DOM
6. 2026-06-10
   days on market $110,000 Active 204 DOM
7. 2026-06-09
   days on market $110,000 Active 203 DOM
8. 2026-06-08
   days on market $110,000 Active 202 DOM
9. 2026-06-07
   days on market $110,000 Active 201 DOM
10. 2026-06-03
    days on market $110,000 Active 197 DOM
11. 2026-06-02
    days on market $110,000 Active 196 DOM
12. 2026-06-01
    days on market $110,000 Active 195 DOM
13. 2026-05-31
    days on market $110,000 Active 194 DOM
14. 2026-05-31
    days on market $110,000 Active 193 DOM
15. 2026-04-17
    price $110,000 139-char remark

    Show marketing remark (139 chars)

    Spacious 3 bed, 2 bath home—an excellent investment opportunity, sold as-is and priced for quick action by a highly motivated seller.

16. 2026-03-04
    price $113,000 139-char remark

    Show marketing remark (139 chars)

    Spacious 3 bed, 2 bath home—an excellent investment opportunity, sold as-is and priced for quick action by a highly motivated seller.

17. 2025-12-06
    price $115,000 139-char remark

    Show marketing remark (139 chars)

    Spacious 3 bed, 2 bath home—an excellent investment opportunity, sold as-is and priced for quick action by a highly motivated seller.

18. 2025-11-15
    listed $135,000 Active 139-char remark

    Show marketing remark (139 chars)

    Spacious 3 bed, 2 bath home—an excellent investment opportunity, sold as-is and priced for quick action by a highly motivated seller.

ⓘ 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: $1,821 · $152/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$192/yr (+$16/mo · 10.5%)

ⓘ 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 8/10 Severe 6 d/yr ≥112°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $13,838
• − Mortgage interest: −$6,162
• − Property taxes: −$1,821
• − Insurance: −$550
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$3,200
• Taxable loss: −$109
• Est. tax savings @ 24.0%: +$26
• After-tax cash flow: $1,665/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

• 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

-18.5% since first listed

4 events — show timeline

• 2026-04-17 Price Changed $110,000 MCALLENMLS
• 2026-03-04 Price Changed $113,000 MCALLENMLS
• 2025-12-06 Price Changed $115,000 MCALLENMLS
• 2025-11-15 Listed $135,000 MCALLENMLS

Property tax history

+6.6%/yr

Latest (2025): $1,821 · +20.0% YoY. Source: county tax records.