412 E Acacia St · Alamo, TX 78516

$469,900

None bd · None ba · 3,746 sqft · MultiFamily · 336 Days on market

Built 2025 Excellent condition 10,454 sqft lot $125/sqft · at area comps Est $490k · at est. $42/mo HOA · 4% of rent ↓ 5% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.4/15.0
• Condition / age +4.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 8 units. estimate disagrees with records

Listing remarks MLS

This exceptional property presents an attractive investment opportunity, characterized by robust rental income potential. Constructed in 2025, the four-unit building features two bedrooms and two bathrooms in each unit. Each apartment is equipped with essential appliances, including a stove/range with a smooth top, refrigerator, washer, dryer, and microwave oven. Strategically located near shopping centers, dining options, and educational institutions, these pet-friendly apartments cater to a diverse range of lifestyles. The property offers the added benefit of eight covered parking spaces.

Key facts

• Four unit building
• Essential appliances
• 0.24 acre lot

Tags

• INVESTMENT OPPORTUNITY
• RENTAL INCOME POTENTIAL
• FOUR UNIT BUILDING
• ESSENTIAL APPLIANCES
• PET FRIENDLY APARTMENTS
• COVERED PARKING SPACES

What this means for you Summary

Snapshot

• This is a 8 × 2-bed/?-bath units multifamily listed at $470k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $4k ($45k/yr) — positive. Per door: $468/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $470k).
• Recommended offer: $414k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 3.7% in Alamo — 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 62/100 on livability (#916 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+, crime F, amenities F.
• Donna ISD (suburban): math 11% / reading 18% proficiency, ranked #821 of 826 in TX (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Capt D Salinas Ii El (math 16% / reading 17%, grade F, #3,946 of 4,322 statewide, top 92%, 416 students, 96% FRL); Dora M Sauceda Middle (math 12% / reading 23%, grade F, #1,507 of 1,662 statewide, top 91%, 660 students, 100% FRL); Donna North H S (math 8% / reading 17%, grade F, #1,539 of 1,632 statewide, top 95%, 2,091 students, 100% FRL) — zoned schools average 98% FRL vs 48% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 469 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 119d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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 $3k of loan paydown is wiped out by about $14k 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 + 3.0% rent growth), your $132k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 336 days — a 12% lower offer ($414k) is reasonable based on typical stale-listing flexibility.

Recommended offer $413,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 336 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 D-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: 1.89% ✓
• Cap rate: 15.85%
• Cash-on-cash: 34.13%
• DSCR: 2.52
• GRM: 4.4

CMA / ARV

• ARV (median comp): $490,063
• List price: $469,900
• Delta: -4.11%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 E Acacia St	0.05mi	—/—	4,128 (+10%)	6mo	$465,000	$113	76
428 Acacia St	0.20mi	—/—	4,172 (+11%)	2mo	$505,000	$121	70
444 E Acacia St	0.12mi	—/—	4,266 (+14%)	12mo	$515,000	$121	61
440 E Acacia Ave E	0.20mi	—/—	4,128 (+10%)	21mo	$515,000	$125	56
421 E Acacia St	0.20mi	—/—	4,266 (+14%)	16mo	$480,000	$113	55
437 E Acacia Ave E	0.20mi	—/—	4,172 (+11%)	23mo	$525,000	$126	53
420 Acacia St	0.20mi	—/—	4,266 (+14%)	21mo	$480,000	$113	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.5%
• Equity multiple: 2.23×
• Total profit: $162,322
• Equity at exit: $70,064

10-year hold

• IRR: 36.9%
• Equity multiple: 4.41×
• Total profit: $448,855
• Equity at exit: $40,628

Cash invested: $131,572 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 1 under contract
• Months of supply: 15.0 mo (7%/mo absorbed)
• Median asking: $469,900 ($119/sqft)
• Median days on market: 233 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +10.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78516

• Home prices YoY: -6.5%
• Active inventory: 469
• Price-to-rent: 35.2×

Monthly cashflow live

• Estimated rent: $8,900 high
• Mortgage (P&I): −$2,464
• Tax est. 1.5%: −$587 /mo · $7,048/yr
• Insurance: −$196
• HOA: −$42
• Vacancy / Maint / Mgmt: −$1,869
• Net cashflow: $3,742

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

Units	Beds	Baths	Est. rent
▸ 8× units	2	—	$8,896
Total (8 units)			$8,900

Break-even live

Break-even rent $4,164

Max offer price $469,900

Occupancy floor 53%

Sensitivity live

Price	-10% $4,066	-5% $3,904	+0% $3,742	+5% $3,579	+10% $3,417
Rent	-10% $3,039	-5% $3,390	+0% $3,742	+5% $4,093	+10% $4,445
Rate	-1.0pp $3,978	-0.5pp $3,861	base $3,742	+0.5pp $3,620	+1.0pp $3,496

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: $117,475
• Closing costs: $14,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 E Acacia Ave Unit 2 Alamo, TX	2.0	2.0	936	$1,200	$1.28	6d	1	0.01mi
413 E Acacia Ave Unit 2 Alamo, TX	2.0	2.0	4266	$1,025	$0.24	119d	1	0.05mi
428 E Acacia Ave Unit 4 Alamo, TX	3.0	2.0	1040	$1,300	$1.25	119d	1	0.05mi
421 E Acacia Ave Unit 2 Alamo, TX	2.0	2.0	1100	$1,200	$1.09	62d	1	0.05mi
433 E Acacia Ave Unit 4 Alamo, TX	2.0	2.0	—	$1,100	—	119d	1	0.08mi
436 E Acacia Ave Alamo, TX	2.0	2.0	1130	$1,100	$0.97	62d	1	0.08mi
437 E Acacia Ave Unit 1 Alamo, TX	3.0	2.0	1043	$1,195	$1.15	62d	1	0.09mi
437 E Acacia Ave Unit 4 Alamo, TX	3.0	2.0	1043	$1,150	$1.10	6d	1	0.09mi
444 E Acacia Ave Unit 3 Alamo, TX	3.0	2.0	1107	$1,300	$1.17	119d	1	0.11mi
445 E Acacia Ave Unit 1 Alamo, TX	3.0	2.0	4266	$1,100	$0.26	119d	1	0.11mi
312 E Crockett Ave Alamo, TX	2.0	1.0	700	$699	$1.00	139d	1	0.43mi
367 Silver Crk Alamo, TX	3.0	2.5	2283	$1,900	$0.83	0d	1	0.52mi
311 E Crockett Ave Alamo, TX	2.0	1.0	700	$699	$1.00	0d	3	0.56mi
311 E Crockett Ave Apt 54 Alamo, TX	2.0	1.0	700	$699	$1.00	119d	1	0.56mi
311 E Crockett Ave Apt 38 Alamo, TX	2.0	1.0	700	$699	$1.00	62d	1	0.56mi
311 E Crockett Ave Alamo, TX	1.0	1.0	600	$600	$1.00	139d	1	0.56mi
311 E Crockett Ave Unit 21 Alamo, TX	2.0	1.0	700	$699	$1.00	139d	1	0.56mi
311 E Crockett Ave Unit 9 Alamo, TX	2.0	1.0	700	$900	$1.29	139d	1	0.58mi
650 N 7th St Unit 102 Alamo, TX	2.0	1.0	—	$890	—	139d	1	0.65mi
650 N 7th St Unit 102 Alamo, TX	2.0	1.0	—	$890	—	61d	1	0.65mi
650 N 7th St Unit 101 Alamo, TX	1.0	1.0	—	$860	—	139d	1	0.65mi
650 N 7th St Unit 101 Alamo, TX	1.0	1.0	—	$860	—	61d	1	0.65mi
650 N 7th St Alamo, TX	1.0	1.0	700	$700	$1.00	5d	1	0.65mi
650 N 7th St Alamo, TX	1.0	1.0	—	$700	—	139d	1	0.65mi
812 Santa Anna Dr Alamo, TX	2.0	2.0	1400	$1,700	$1.21	61d	1	0.77mi
416 Canela Dr Alamo, TX	3.0	2.0	1132	$1,500	$1.33	0d	1	0.80mi
823 N Tower Rd Unit D21 Alamo, TX	1.0	1.0	925	$730	$0.79	3d	1	0.82mi
109 W Business Highway 83 Donna, TX	1.0	1.0	—	$625	—	109d	1	0.86mi
109 W Business Highway 83 Donna, TX	2.0	1.0	672	$785	$1.17	139d	1	0.86mi
109 W Business Highway 83 Donna, TX	2.0	1.0	832	$765	$0.92	2d	1	0.86mi
109 W Business Highway 83 Donna, TX	2.0	1.0	672	$795	$1.18	6d	1	0.86mi
109 W Business Highway 83 Donna, TX	1.0	1.0	456	$675	$1.48	62d	1	0.86mi
1141 W Acacia Ave Unit 8 Alamo, TX	2.0	1.0	600	$700	$1.17	139d	1	1.05mi
1032 Palm Dr Apt 3 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	119d	1	1.05mi
1036 Palm Dr Unit 1 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	119d	1	1.05mi
1020 Palm Dr Unit 3 Alamo, TX	3.0	2.0	1078	$1,225	$1.14	119d	1	1.05mi
740 N Alamo Rd Unit 31 Alamo, TX	2.0	2.0	956	$1,150	$1.20	61d	1	1.09mi
740 N Alamo Rd Unit 2 Alamo, TX	2.0	2.0	956	$1,075	$1.12	119d	1	1.10mi
740 N Alamo Rd Unit 2 Alamo, TX	2.0	2.0	956	$1,075	$1.12	139d	1	1.10mi
740 N Alamo Rd Unit 1 Alamo, TX	2.0	2.0	956	$1,200	$1.26	139d	1	1.10mi

Listing history 50 events

1. 2026-09-23
   days on market $469,900 Active 336 DOM
2. 2026-09-22
   days on market $469,900 Active 335 DOM
3. 2026-09-21
   days on market $469,900 Active 334 DOM
4. 2026-09-20
   days on market $469,900 Active 333 DOM
5. 2026-09-19
   days on market $469,900 Active 332 DOM
6. 2026-09-18
   days on market $469,900 Active 331 DOM
7. 2026-09-17
   days on market $469,900 Active 330 DOM
8. 2026-09-16
   days on market $469,900 Active 329 DOM
9. 2026-09-15
   days on market $469,900 Active 328 DOM
10. 2026-09-14
    days on market $469,900 Active 327 DOM
11. 2026-09-13
    days on market $469,900 Active 326 DOM
12. 2026-09-12
    days on market $469,900 Active 325 DOM
13. 2026-09-11
    days on market $469,900 Active 324 DOM
14. 2026-09-05
    days on market $469,900 Active 318 DOM
15. 2026-09-04
    days on market $469,900 Active 317 DOM
16. 2026-09-03
    days on market $469,900 Active 316 DOM
17. 2026-08-31
    remarks 688-char remark
18. 2026-08-31
    days on market $469,900 Active 313 DOM
19. 2026-08-30
    days on market $469,900 Active 312 DOM
20. 2026-08-29
    days on market $469,900 Active 311 DOM
21. 2026-08-28
    days on market $469,900 Active 310 DOM
22. 2026-08-27
    days on market $469,900 Active 309 DOM
23. 2026-08-25
    days on market $469,900 Active 307 DOM
24. 2026-08-24
    days on market $469,900 Active 306 DOM
25. 2026-08-23
    days on market $469,900 Active 305 DOM
26. 2026-08-22
    days on market $469,900 Active 304 DOM
27. 2026-08-21
    days on market $469,900 Active 303 DOM
28. 2026-08-20
    days on market $469,900 Active 302 DOM
29. 2026-08-19
    days on market $469,900 Active 301 DOM
30. 2026-08-18
    days on market $469,900 Active 300 DOM
31. 2026-08-17
    days on market $469,900 Active 299 DOM
32. 2026-08-16
    days on market $469,900 Active 298 DOM
33. 2026-08-15
    days on market $469,900 Active 297 DOM
34. 2026-08-15
    days on market $469,900 Active 296 DOM
35. 2026-08-13
    days on market $469,900 Active 295 DOM
36. 2026-08-12
    days on market $469,900 Active 294 DOM
37. 2026-08-11
    days on market $469,900 Active 293 DOM
38. 2026-08-10
    days on market $469,900 Active 292 DOM
39. 2026-08-09
    days on market $469,900 Active 291 DOM
40. 2026-08-08
    days on market $469,900 Active 290 DOM
41. 2026-08-07
    days on market $469,900 Active 289 DOM
42. 2026-08-06
    days on market $469,900 Active 288 DOM
43. 2026-08-05
    days on market $469,900 Active 287 DOM
44. 2026-08-04
    days on market $469,900 Active 286 DOM
45. 2026-08-03
    days on market $469,900 Active 285 DOM
46. 2026-07-31
    days on market $469,900 Active 282 DOM
47. 2026-07-30
    days on market $469,900 Active 281 DOM
48. 2026-07-29
    days on market $469,900 Active 280 DOM
49. 2026-07-27
    days on market $469,900 Active 278 DOM
50. 2026-07-25
    days on market $469,900 Active 276 DOM

ⓘ 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: $106,800
• − Mortgage interest: −$26,322
• − Property taxes: −$7,048
• − Insurance: −$2,350
• − Repairs & maintenance: −$8,544
• − Management: −$8,544
• − HOA: −$504
• − Depreciation: −$13,670
• Taxable income: $39,818
• Est. tax owed @ 24.0%: −$9,556
• After-tax cash flow: $35,343/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 · 12 photos

Excellent 95/100 None rehab

This four-unit property is in excellent condition with modern amenities and a well-maintained exterior. It presents a strong investment opportunity with high rental income potential.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the property's curb appeal and can attract more tenants. ↑
• Both Addition of smart home features — Improves convenience and can attract tech-savvy tenants. ↑
• Both Update lighting fixtures — Modernizes the property and can make it more attractive to potential buyers and renters. ↑

F Composite school gradezoned avg 14/100

Zoned Schools

Elementary Capt D Salinas Ii El F TX #3,946/4,322 Nat'l #35,887/41,679 Middle A P Solis Middle F TX #1,602/1,662 Nat'l #12,913/14,009 High Donna North H S F TX #1,539/1,632 Nat'l #15,707/17,239

Schools (NCES district)

• District: Donna ISD
• NCES district ID: 4817390
• Math proficiency: 11% ▼ -30.00%
• Reading proficiency: 18% ▼ -13.00%
• Median HH income: $27,330
• Composite: 11.16/100
• National rank: #9728
• State rank: #821 of 826 in TX

C Composite livability gradescore 62/100

Livability — Alamo

• Score: 62/100
• State rank: #916
• US rank: #16356

Category grades

Amenities F Commute D+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alamo, TX
• County: Hidalgo County · 955,232 people
• City population: 34,370
• Metro: McAllen-Edinburg-Mission, TX
• Population (ZIP): 34,370
• Household income: $53,229
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 7% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 40% White 10% Black 1%
• Hispanic origin (detail): Mexican 86%
• Foreign-born: 29% · Canada
• Languages at home: 24% English-only · Spanish 76%

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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: ▼ -15.56%
• Current HPI: 225.4438
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-5.1% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $469,900 MCALLENMLS
• 2026-02-24 Price Changed $485,000 MCALLENMLS
• 2025-10-22 Listed $495,000 MCALLENMLS