207 W Campeche · Alton, TX 78573

$499,000

None bd · None ba · 4,128 sqft · MultiFamily · 365 Days on market

Built 2024 Good condition 9,583 sqft lot $121/sqft · at area comps Est $499k · at est. $50/mo HOA · 5% of rent

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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 +13.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Schools +1.7/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Welcome to La Hacienda PRIVATE-GATED COMMUNITY in the growing city of Alton. Brand new 4-plex offers great amenities in an excellent location with an established builder, close to shopping and dining options. This small Fourplex community is just 15 minutes from the University of Texas RGV and has 30,000 students. The surrounding neighborhood is near quality public schools, coffee shops, supermarkets, daycare, parks and recreation, stadiums and entertainment venues. Each roomy and well-designed unit includes quartz countertops and window coverings included! Tenants love the high-kitchen bar, walk-in closets and yards in an area that needs new apartments.

Key facts

• Quartz countertops
• Walk-in closets
• High-kitchen bar

Tags

• PRIVATE-GATED COMMUNITY
• QUALITY PUBLIC SCHOOLS
• QUARTZ COUNTERTOPS
• HIGH-KITCHEN BAR
• WALK-IN CLOSETS

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2-bath units multifamily listed at $499k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3 ($34/yr) — positive. Per door: $1/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $443k (11.2% below list).
• Recommended offer: $439k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $4,432/mo this rent would consume 97% of the median local household income ($55k/yr) (locally 855% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $53k of equity ($3k loan paydown + $50k 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 $140k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$86k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 365 days — a 12% lower offer ($439k) is reasonable based on typical stale-listing flexibility.

Recommended offer $439,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 365 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 0.89% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 9.4

CMA / ARV

• ARV (median comp): $498,715
• List price: $499,000
• Delta: 0.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 W Campeche Ave	0.09mi	—/—	4,180 (+1%)	3mo	$469,000	$112	92
220 W Campeche Ave	0.06mi	—/—	4,110 (-0%)	6mo	$490,000	$119	91
120 W Diamond Ave	0.09mi	—/—	4,200 (+2%)	17mo	$520,000	$124	78
320 W Campeche Ave	0.27mi	—/—	4,100 (-1%)	22mo	$500,000	$122	68
908 Kentucky St	0.51mi	—/—	4,032 (-2%)	10mo	$480,000	$119	64
804 W Sunset Valley St	0.53mi	—/—	4,032 (-2%)	14mo	$475,000	$118	59
808 W Sunset Valley St	0.54mi	—/—	4,032 (-2%)	14mo	$475,000	$118	59
913 W Kohala Ave	0.61mi	—/—	4,354 (+6%)	12mo	$480,000	$110	52
1000 Kohala Ave	0.55mi	—/—	3,540 (-14%)	2mo	$390,000	$110	49
208 W Campeche Ave	0.74mi	—/—	4,100 (-1%)	20mo	$500,000	$122	48
913 W Mahala Ave	0.51mi	—/—	3,600 (-13%)	15mo	$495,000	$138	43
1005 W Mahala Ave	0.55mi	—/—	3,644 (-12%)	20mo	$485,000	$133	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: 24.1%
• Equity multiple: 2.93×
• Total profit: $269,605
• Equity at exit: $449,539

10-year hold

• IRR: 21.2%
• Equity multiple: 6.65×
• Total profit: $789,157
• Equity at exit: $969,447

Cash invested: $139,720 (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: 37.5×

Monthly cashflow live

• Estimated rent: $4,432 high
• Mortgage (P&I): −$2,617
• Tax est. 1.5%: −$624 /mo · $7,485/yr
• Insurance: −$208
• HOA: −$50
• Vacancy / Maint / Mgmt: −$931
• Net cashflow: $3

Break-even live

Break-even rent $4,428

Max offer price $499,000

Occupancy floor 95%

Sensitivity live

Price	-10% $348	-5% $175	+0% $3	+5% $-170	+10% $-342
Rent	-10% $-347	-5% $-172	+0% $3	+5% $178	+10% $353
Rate	-1.0pp $254	-0.5pp $130	base $3	+0.5pp $-127	+1.0pp $-258

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$4,432
Total (4 units)			$4,432

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 W Campeche Ave Mission, TX	2.0	2.0	4050	$1,100	$0.27	24d	1	0.08mi
312 W Campeche Ave Unit 3 Alton, TX	2.0	2.0	4050	$1,000	$0.25	24d	1	0.26mi
312 E Campeche St Unit 4 Alton, TX	3.0	2.0	4050	$1,165	$0.29	44d	1	0.32mi
812 N Kentucky St Unit 2 Alton, TX	3.0	2.0	4032	$1,050	$0.26	44d	1	0.47mi
913 W Kohala Ave #3 Mission, TX	2.0	2.0	4354	$975	$0.22	14d	1	0.51mi
1008 W Kohala Ave Unit 4 Alton, TX	2.0	2.0	3596	$1,100	$0.31	24d	1	0.56mi
1101 W Sunset Valley St Unit 3 Alton, TX	2.0	2.0	4032	$1,000	$0.25	24d	1	0.63mi
810 N Missouri St Unit 2 Alton, TX	2.0	2.0	3960	$950	$0.24	44d	1	0.80mi
825 S Michigan St Mission, TX	2.0	1.5	4144	$685	$0.17	24d	1	1.11mi
1404 W Harrison Ave Unit 3 Alton, TX	3.0	2.0	4320	$1,100	$0.25	44d	1	1.21mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: security

Listing history 7 events

1. 2026-06-07
   days on market $499,000 Active 365 DOM
2. 2026-06-03
   days on market $499,000 Active 361 DOM
3. 2026-06-02
   days on market $499,000 Active 360 DOM
4. 2026-06-01
   days on market $499,000 Active 359 DOM
5. 2026-05-31
   days on market $499,000 Active 358 DOM
6. 2026-05-31
   days on market $499,000 Active 357 DOM
7. 2025-06-07
   listed $499,000 Active 662-char remark

   Show marketing remark (662 chars)

   Welcome to La Hacienda PRIVATE-GATED COMMUNITY in the growing city of Alton. Brand new 4-plex offers great amenities in an excellent location with an established builder, close to shopping and dining options. This small Fourplex community is just 15 minutes from the University of Texas RGV and has 30,000 students. The surrounding neighborhood is near quality public schools, coffee shops, supermarkets, daycare, parks and recreation, stadiums and entertainment venues. Each roomy and well-designed unit includes quartz countertops and window coverings included! Tenants love the high-kitchen bar, walk-in closets and yards in an area that needs new apartments.

ⓘ 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: $53,184
• − Mortgage interest: −$27,952
• − Property taxes: −$7,485
• − Insurance: −$2,495
• − Repairs & maintenance: −$4,255
• − Management: −$4,255
• − HOA: −$600
• − Depreciation: −$14,516
• Taxable loss: −$8,374
• Est. tax savings @ 24.0%: +$2,010
• After-tax cash flow: $2,043/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 · 6 photos

Good 80/100 None rehab

This modern fourplex is in excellent condition with no visible repairs needed. It offers a great investment opportunity with potential for value-add improvements.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both Painting exterior and interior walls — Fresh paint can make the property more appealing and increase its value.
• Both Adding smart home features — Improves convenience and adds modern amenities that can increase both resale and rental value.
• Both Upgrading appliances — Modern appliances can attract more tenants and buyers, increasing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Painting exterior and interior walls — Fresh paint can make the property more appealing and increase its value. ↑
• Both Adding smart home features — Improves convenience and adds modern amenities that can increase both resale and rental value. ↑
• Both Upgrading appliances — Modern appliances can attract more tenants and buyers, increasing both resale and rental 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: 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

1 event — show timeline

• 2025-06-07 Listed $499,000 MCALLENMLS