2007 Hermosillo Ave · Alton, TX 78572

$97,000

3 bd · 2.0 ba · 1,352 sqft · SingleFamily · 264 Days on market

Built 1998 Fair condition 7,260 sqft lot $72/sqft · 48% below area Est $185k · 48% under ↓ 29% 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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOOKING FOR AN INVESTMENT PROPERTY. THIS HOME IS A SOLID BLOCK HOME, ELECTRICITY,PLUMBING, FRAMING , A/C DUCTS HAS BEEN DONE, THE REST HAS TO BE FINISH. LARGE LOT HOUSE IS BEING SOLD "AS IS" "WHERE IS".

Key facts

• Large lot
• Solid block home
• 7,260 sq ft lot

Tags

• SOLID BLOCK HOME
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $97k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $85k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 flat; 852 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); 68% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $671 of loan paydown is wiped out by about $3k 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 + 0.9% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.34% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.92%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $185,038
• List price: $97,000
• Delta: -47.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1809 E Harding Ave	0.21mi	3/2.0	1,370 (+1%)	12mo	$227,500	$166	78
1907 E La Pointe Ave	0.10mi	3/2.0	1,256 (-7%)	9mo	$209,999	$167	76
1607 N San Antonio St	0.50mi	3/2.0	1,338 (-1%)	7mo	$215,000	$161	69
2804 E Filmore Ave	0.56mi	3/2.0	1,315 (-3%)	5mo	$197,500	$150	65
2113 E Madison Ave	0.13mi	3/2.5	1,487 (+10%)	13mo	$299,900	$202	65
1524 E Filmore Ave	0.43mi	3/2.0	1,526 (+13%)	0mo	$227,300	$149	58
1310 N Rockport St	0.37mi	3/2.0	1,471 (+9%)	13mo	$219,900	$149	58
810 N Bluebonnet St	0.56mi	3/2.0	1,405 (+4%)	14mo	$255,000	$181	56
1418 N Santa Fe St	0.44mi	3/2.0	1,467 (+8%)	13mo	$199,000	$136	54
1303 N Rockport St	0.33mi	3/2.0	1,455 (+8%)	24mo	$269,975	$186	52
817 Quarry Dr	0.66mi	3/2.5	1,469 (+9%)	22mo	$245,000	$167	34
1997 Cayetana Dr	0.67mi	3/2.0	1,160 (-14%)	15mo	$198,000	$171	33

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

Projected returns pro-forma

-3.0% appreciation · 0.93% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.17×
• Total profit: $4,588
• Equity at exit: $14,463

10-year hold

• IRR: 11.9%
• Equity multiple: 1.85×
• Total profit: $23,145
• Equity at exit: $8,387

Cash invested: $27,160 (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 78572

• Home prices YoY: -22.9%
• Rents YoY: 0.9%
• Active inventory: 852
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,305 high
• Mortgage (P&I): −$509
• Tax est. 1.5%: −$121 /mo · $1,455/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $360

Break-even live

Break-even rent $849

Max offer price $97,000

Occupancy floor 67%

Sensitivity live

Price	-10% $427	-5% $394	+0% $360	+5% $327	+10% $293
Rent	-10% $257	-5% $309	+0% $360	+5% $412	+10% $463
Rate	-1.0pp $409	-0.5pp $385	base $360	+0.5pp $335	+1.0pp $310

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1404 Karen Dr Unit C Alton, TX	2.0	2.5	1058	$1,500	$1.42	15d	1	0.50mi
1408 Karen Dr Unit B Alton, TX	2.0	2.5	1172	$1,500	$1.28	15d	1	0.50mi
1401 Karen Dr Unit B Alton, TX	2.0	2.5	1058	$1,500	$1.42	15d	1	0.51mi
1409 Karen Dr Unit B Alton, TX	2.0	2.5	1079	$1,500	$1.39	15d	1	0.51mi
3 E Diamondhead Ave Unit 3 Alton, TX	2.0	2.0	958	$1,100	$1.15	45d	1	0.79mi
2601 E Franklin Ave Unit 3 Alton, TX	3.0	2.0	1075	$1,000	$0.93	45d	1	1.07mi
2605 E Franklin Ave Unit 1 Alton, TX	3.0	2.0	1087	$1,125	$1.03	45d	1	1.07mi
2609 E Franklin Ave Unit 4 Alton, TX	3.0	2.0	1073	$995	$0.93	45d	1	1.08mi
2608 E Franklin Ave Unit 4 Alton, TX	3.0	2.0	1073	$995	$0.93	24d	1	1.11mi
2704 E Franklin Ave Apt 2 Alton, TX	3.0	2.0	1103	$950	$0.86	20d	1	1.12mi
2712 E Franklin Ave Alton, TX	2.0	2.0	1110	$1,000	$0.90	45d	1	1.14mi
2707 E Garfield Ave Unit A Alton, TX	3.0	2.0	1022	$1,100	$1.08	45d	1	1.19mi
606 S Linda St Unit 3 Mission, TX	2.0	1.5	900	$850	$0.94	24d	1	1.20mi
2608 E Garfield Ave Mission, TX	3.0	2.0	1000	$1,100	$1.10	45d	1	1.22mi
2706 E Garfield Ave Unit 3 Alton, TX	3.0	2.0	1036	$1,150	$1.11	45d	1	1.23mi
2710 E Garfield Ave Unit 2 Alton, TX	3.0	2.0	1036	$1,100	$1.06	45d	1	1.24mi
310 E Adams Ave Alton, TX	3.0	2.0	1196	$1,400	$1.17	45d	1	1.26mi
120 W Diamond Ave Unit 3 Alton, TX	2.0	2.0	958	$1,100	$1.15	24d	1	1.33mi
116 W Campeche Ave Unit 4 Alton, TX	3.0	2.0	1175	$1,200	$1.02	45d	1	1.33mi
116 W Campeche Ave Unit 3 Alton, TX	2.0	2.0	900	$1,100	$1.22	45d	1	1.33mi
9211 N 59th Ln Unit 3 Mission, TX	3.0	3.5	1080	$1,400	$1.30	45d	1	1.33mi
9219 N 59th Ln Unit 3 Mission, TX	2.0	2.0	905	$1,000	$1.10	45d	1	1.34mi
9307 N 59th Ln Mission, TX	3.0	3.5	1027	$1,400	$1.36	45d	1	1.34mi
2705 E Israel Ave Alton, TX	3.0	2.0	1008	$1,250	$1.24	45d	1	1.35mi
2909 E Israel Ave Unit B Alton, TX	3.0	2.0	1158	$995	$0.86	45d	1	1.35mi
2605 E Israel Ave Unit 1 Alton, TX	3.0	2.0	1000	$1,250	$1.25	45d	1	1.36mi
5901 Northwestern Ave Unit 3 Mission, TX	3.0	2.0	1065	$1,250	$1.17	15d	1	1.36mi
5901 Northwestern Ave Unit 1 Mission, TX	2.0	2.0	896	$1,000	$1.12	45d	1	1.36mi
5900 Ozark Ave Unit 1 Mission, TX	2.0	2.0	905	$1,150	$1.27	45d	1	1.38mi
2713 E Israel Ave Unit 1 Alton, TX	3.0	2.0	1100	$1,350	$1.23	45d	1	1.38mi
5812 Northwestern Ave Unit 1 Mission, TX	2.0	2.0	950	$1,050	$1.11	22d	1	1.38mi
5812 Northwestern Ave Unit 3 Mission, TX	2.0	2.0	950	$1,050	$1.11	45d	1	1.38mi
5813 Ozark Ave Unit 4 Mission, TX	3.0	2.0	1100	$1,200	$1.09	45d	1	1.39mi
5808 Northwestern Ave Unit 3 Mission, TX	3.0	2.0	1100	$1,300	$1.18	45d	1	1.40mi
2905 E Israel Ave Unit A Alton, TX	2.0	2.0	938	$950	$1.01	24d	1	1.41mi
2804 E Israel Ave Unit 4 Alton, TX	3.0	2.0	1050	$1,275	$1.21	45d	1	1.41mi
2909 E Israel Ave Unit C Alton, TX	3.0	2.0	1158	$1,095	$0.95	45d	1	1.42mi
307 W Campeche Ave Unit 4 Alton, TX	3.0	2.0	1148	$1,300	$1.13	24d	1	1.43mi
307 W Campeche Ave Unit 3 Alton, TX	2.0	2.0	980	$1,100	$1.12	24d	1	1.43mi
308 W Campeche Ave Unit 2 Alton, TX	3.0	2.0	1184	$1,165	$0.98	45d	1	1.44mi

Listing history 20 events

1. 2026-06-21
   days on market $97,000 Active 264 DOM
2. 2026-06-18
   days on market $97,000 Active 261 DOM
3. 2026-06-17
   days on market $97,000 Active 260 DOM
4. 2026-06-16
   days on market $97,000 Active 259 DOM
5. 2026-06-15
   days on market $97,000 Active 258 DOM
6. 2026-06-14
   days on market $97,000 Active 256 DOM
7. 2026-06-10
   days on market $97,000 Active 253 DOM
8. 2026-06-09
   days on market $97,000 Active 252 DOM
9. 2026-06-08
   days on market $97,000 Active 251 DOM
10. 2026-06-07
    days on market $97,000 Active 250 DOM
11. 2026-06-03
    days on market $97,000 Active 246 DOM
12. 2026-06-02
    days on market $97,000 Active 245 DOM
13. 2026-06-01
    days on market $97,000 Active 244 DOM
14. 2026-05-31
    days on market $97,000 Active 243 DOM
15. 2026-05-31
    days on market $97,000 Active 242 DOM
16. 2025-09-30
    listed $97,000 Active 225-char remark

    Show marketing remark (225 chars)

    LOOKING FOR AN INVESTMENT PROPERTY. THIS HOME IS A SOLID BLOCK HOME, ELECTRICITY,PLUMBING, FRAMING , A/C DUCTS HAS BEEN DONE, THE REST HAS TO BE FINISH. LARGE LOT HOUSE IS BEING SOLD "AS IS" "WHERE IS".

17. 2024-08-12
    listed $114,000 Active
18. 2023-02-22
    price $115,000
19. 2022-10-28
    price $122,000
20. 2022-09-23
    listed $137,000 Active

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X · 7% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 19 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: $15,656
• − Mortgage interest: −$5,434
• − Property taxes: −$1,455
• − Insurance: −$485
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$2,822
• Taxable income: $2,955
• Est. tax owed @ 24.0%: −$709
• After-tax cash flow: $3,615/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

Fair 45/100 Moderate rehab

This single-family home requires significant interior and exterior renovations, including painting, flooring, and landscaping, to become move-in ready and attractive to potential buyers/tenants.

Repairs flagged

• Major Exterior walls — Severe weathering and staining.
• Major Interior framing — Exposed framing indicates incomplete construction.
• Major Electrical and plumbing — Listing mentions unfinished electrical and plumbing work.
• Major HVAC and ductwork — Listing mentions unfinished ductwork and A/C installation.
• Major Flooring — Exposed framing suggests subflooring is incomplete.
• Major Drywall and painting — Exposed framing and unfinished interior suggest incomplete drywall and painting work.
• Major Landscaping — Overgrown lawn and unkempt landscaping indicate lack of maintenance.

Value-add opportunities

• Both Painting and interior finishing — Painting and interior finishing would improve the home's appearance and appeal to potential buyers/tenants.
• Both Landscaping and curb appeal — Landscaping and curb appeal would enhance the home's exterior and attract potential buyers/tenants.
• Both Electrical and plumbing upgrades — Electrical and plumbing upgrades would ensure the home is safe and functional for potential buyers/tenants.
• Both HVAC and ductwork installation — HVAC and ductwork installation would provide a comfortable living environment for potential buyers/tenants.
• Both Flooring installation — Flooring installation would complete the interior and provide a finished look for potential buyers/tenants.
• Both Drywall and painting — Drywall and painting would complete the interior and provide a finished look for potential buyers/tenants.
• Both Landscaping and curb appeal — Landscaping and curb appeal would enhance the home's exterior and attract potential buyers/tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior walls · Severe weathering and staining.	Major	$15,000–50,000
Interior framing · Exposed framing indicates incomplete construction.	Major	$15,000–50,000
Electrical and plumbing · Listing mentions unfinished electrical and plumbing work.	Major	$15,000–50,000
HVAC and ductwork · Listing mentions unfinished ductwork and A/C installation.	Major	$15,000–50,000
Flooring · Exposed framing suggests subflooring is incomplete.	Major	$15,000–50,000
Drywall and painting · Exposed framing and unfinished interior suggest incomplete drywall and painting work.	Major	$15,000–50,000
Landscaping · Overgrown lawn and unkempt landscaping indicate lack of maintenance.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Painting and interior finishing — Painting and interior finishing would improve the home's appearance and appeal to potential buyers/tenants. ↑
• Both Landscaping and curb appeal — Landscaping and curb appeal would enhance the home's exterior and attract potential buyers/tenants. ↑
• Both Electrical and plumbing upgrades — Electrical and plumbing upgrades would ensure the home is safe and functional for potential buyers/tenants. ↑
• Both HVAC and ductwork installation — HVAC and ductwork installation would provide a comfortable living environment for potential buyers/tenants. ↑
• Both Flooring installation — Flooring installation would complete the interior and provide a finished look for potential buyers/tenants. ↑
• Both Drywall and painting — Drywall and painting would complete the interior and provide a finished look for potential buyers/tenants. ↑
• Both Landscaping and curb appeal — Landscaping and curb appeal would enhance the home's exterior and attract potential buyers/tenants. ↑

ⓘ 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): 78,024
• Household income: $54,298
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 1714.0

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 (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 47% White 12% Asian 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Slovak 1% Portuguese 0%
• Foreign-born: 28% · Canada, South Korea
• Languages at home: 22% English-only · Spanish 76%

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: ▼ -62.35%
• Current HPI: 209.3573
• Rent YoY: ▲ 0.93%
• 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

-29.2% since first listed

5 events — show timeline

• 2025-09-30 Listed $97,000 MCALLENMLS
• 2024-08-12 Listed $114,000 MCALLENMLS
• 2023-02-22 Price Changed $115,000 MCALLENMLS
• 2022-10-28 Price Changed $122,000 MCALLENMLS
• 2022-09-23 Listed $137,000 MCALLENMLS