3108 E Mahala Ave · Alton, TX 78573

$250,000

3 bd · 4.0 ba · 1,795 sqft · SingleFamily public records · 66 Days on market

Built 2016 6,019 sqft lot Est $303k · 18% under

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Why this score? — see what drove the D+ 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 +7.2/30.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• 1% rule +2.9/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0

Listing remarks

Step into contemporary living with this stunning 3-bedroom, 2.5-bath residence in the prestigious Villa Real Estates community. Designed with an open-concept floor plan, the home boasts a gourmet kitchen with sleek countertops, a spacious primary suite with walk-in closet, and soaring ceilings that fill the space with natural light. Elegant finishes throughout create a refined yet comfortable atmosphere. Outside, a generous patio offers the perfect setting for entertaining or relaxing. Conveniently located near top-rated schools, shopping, and dining.

Key facts

• 6,019 sq ft lot
• 2 garage spots
• Built 2016

Property features AI

Finance

• Other: Building area reported as 1,795 (source: HidalgoCAD)
• HOA & community: No homeowners association; Community features include curbs

Exterior

• Parking: Attached garage; 2 garage spaces (2 total covered parking spaces)
• Utilities: Public water; City sewer; Electric service
• Home design: Single-family property (per property information); Slab foundation
• Construction: Stucco exterior
• Exterior features: Mature trees; Sidewalks; Wood fencing; Composition shingle roof; Paved road access

Interior

• Kitchen: Electric stove / range (smooth top); Microwave; Refrigerator; Dishwasher (not listed separately; appliances include typical kitchen appliances)
• Bedrooms: Master bedroom with walk-in closet
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Granite countertops; Ceiling fans; Decorative / high ceilings; Walk-in closets; No window coverings
• Laundry & utility: Laundry room with washer/dryer connections; Washer and dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-348 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (24.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (20.6% below list).
• Recommended offer: $189k (24.6% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 2.5% 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: crime F, amenities F, commute F.
• Sharyland ISD (urban): math 34% / reading 44% proficiency, ranked #406 of 826 in TX (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jessie L Jensen El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 543 students, 88% FRL); Sharyland North J H (math 46% / reading 42%, grade D, #512 of 1,662 statewide, top 32%, 806 students, 74% FRL); Sharyland H S (math 36% / reading 58%, grade D-, #591 of 1,632 statewide, top 38%, 1,546 students, 57% FRL) — zoned schools average 73% FRL vs 55% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 625 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).
• This rent runs 43% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k 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 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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; major 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 $188,529 (24.6% 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 66 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.97%
• DSCR: 0.73
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $303,355
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 N Bluebonnet St	0.06mi	3/2.0	1,785 (-1%)	18mo	$255,000	$143	73
3724 E Diamondhead Ave	0.44mi	3/3.0	1,730 (-4%)	9mo	$210,000	$121	62
1416 N Rockport St	0.49mi	3/2.0	1,620 (-10%)	0mo	$289,000	$178	52
9610 N 71st Ln	0.62mi	4/2.5 (+1)	1,880 (+5%)	1mo	$349,000	$186	51
3106 E Truman Ave	0.43mi	3/2.0	1,650 (-8%)	9mo	$243,000	$147	51
2107 E La Pointe Ave	0.57mi	4/2.0 (+1)	1,699 (-5%)	1mo	$265,000	$156	51
3801 E Diamondhead Ave	0.45mi	3/2.5	1,927 (+7%)	13mo	$289,000	$150	50
3721 Diamondhead Ave	0.43mi	3/2.5	1,558 (-13%)	3mo	$264,000	$169	50
3003 Truman Ave	0.45mi	4/2.5 (+1)	1,945 (+8%)	6mo	$369,900	$190	50
1506 N Rockport St	0.52mi	3/2.5	1,592 (-11%)	9mo	$269,000	$169	43
1502 N Rockport St	0.51mi	3/2.0	1,620 (-10%)	12mo	$295,000	$182	42
9602 71st Ln	0.61mi	3/2.0	1,562 (-13%)	12mo	$274,900	$176	31

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: 19.9%
• Equity multiple: 2.61×
• Total profit: $113,047
• Equity at exit: $225,220

10-year hold

• IRR: 18.1%
• Equity multiple: 5.98×
• Total profit: $348,456
• Equity at exit: $485,695

Cash invested: $70,000 (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: 625
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,986 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$502 /mo · $6,020/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-348

Break-even live

Break-even rent $2,426

Max offer price $188,529

Occupancy floor —

Sensitivity live

Price	-10% $-206	-5% $-277	+0% $-348	+5% $-419	+10% $-489
Rent	-10% $-505	-5% $-426	+0% $-348	+5% $-270	+10% $-191
Rate	-1.0pp $-222	-0.5pp $-284	base $-348	+0.5pp $-413	+1.0pp $-479

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5508 Cornell Ave Mission, TX	3.0	2.5	1900	$2,600	$1.37	16d	1	1.01mi
3104 E Kennedy Ave Alton, TX	3.0	2.5	1642	$2,600	$1.58	45d	1	1.46mi

Listing history 20 events

1. 2026-06-07
   statusdays on market $250,000 Pending 66 DOM
2. 2026-06-03
   days on market $250,000 Option 64 DOM
3. 2026-06-02
   days on market $250,000 Option 63 DOM
4. 2026-06-01
   days on market $250,000 Option 62 DOM
5. 2026-05-31
   days on market $250,000 Option 61 DOM
6. 2026-05-31
   days on market $250,000 Option 60 DOM
7. 2026-05-01
   historical Option
8. 2026-03-31
   listed $250,000 Active
9. 2026-02-24
   price $250,000
10. 2026-01-07
    price $253,000
11. 2026-01-02
    price $257,000
12. 2025-08-19
    listed $260,000 Active
13. 2025-01-21
    price $265,900
14. 2024-12-11
    listed $269,999 Active
15. 2024-06-21
    soldstatus
16. 2024-05-14
    status Pending
17. 2024-05-03
    historical Option
18. 2024-04-29
    listed $230,999 Active
19. 2024-04-17
    listed $238,999 Active
20. 2018-01-17
    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: $6,020 · $502/mo
• Projected year-2 tax: $6,020 · $502/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 · 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: $23,831
• − Mortgage interest: −$14,004
• − Property taxes: −$6,020
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − Depreciation: −$7,273
• Taxable loss: −$8,528
• Est. tax savings @ 24.0%: +$2,047
• After-tax cash flow: $-2,129/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: Sharyland ISD
• NCES district ID: 4839930
• Math proficiency: 34% ▼ -35.00%
• Reading proficiency: 44% ▼ -15.00%
• Median HH income: $57,792
• Composite: 34.38/100
• National rank: #5214
• State rank: #406 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

+4.6% since first listed

14 events — show timeline

• 2026-05-01 Contingent — MCALLENMLS
• 2026-03-31 Listed $250,000 MCALLENMLS
• 2026-02-24 Price Changed $250,000 MCALLENMLS
• 2026-01-07 Price Changed $253,000 MCALLENMLS
• 2026-01-02 Price Changed $257,000 MCALLENMLS
• 2025-08-19 Listed $260,000 MCALLENMLS
• 2025-01-21 Price Changed $265,900 MCALLENMLS
• 2024-12-11 Listed $269,999 MCALLENMLS
• 2024-06-21 Sold (Public Records) — Public Records
• 2024-05-14 Pending — MCALLENMLS
• 2024-05-03 Contingent — MCALLENMLS
• 2024-04-29 Listed $230,999 MCALLENMLS
• 2024-04-17 Listed $238,999 MCALLENMLS
• 2018-01-17 Sold (Public Records) — Public Records

Property tax history

+26.4%/yr

Latest (2025): $6,020 · -6.0% YoY. Source: county tax records.