8350 Guadalupe Blvd · Monte Alto, TX 78538

$155,000

3 bd · 2.5 ba · 2,688 sqft · SingleFamily · 107 Days on market

Built 1980 Fair condition 0.27 ac lot $58/sqft · 29% below area Est $219k · 29% under ↓ 3% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• Appreciation +8.9/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0

Listing remarks MLS

Spacious 3-bedroom, 2.5-bath home in Monte Alto, TX, offering large, open rooms and a gorgeous kitchen perfect for everyday living and entertaining. This property features a generous yard with plenty of space to create your ideal outdoor retreat. With its excellent layout and endless potential, this home is just waiting for the right owner to come in and make it their dream home. A fantastic opportunity for buyers looking for space, comfort, and value!

Key facts

• 0.27 acre lot
• 2 parking spots
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $155k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-15 ($-177/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (13.7% below list).
• Recommended offer: $134k (13.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#1,072 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Monte Alto ISD (rural): math 16% / reading 26% proficiency, ranked #777 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 143 active listings in the ZIP; 7,378 units permitted in Hidalgo County in 2024 (641 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (7.8% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.8% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,721 (13.7% 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 107 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.86% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $219,494
• List price: $155,000
• Delta: -29.38%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

7.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.41×
• Total profit: $60,983
• Equity at exit: $115,686

10-year hold

• IRR: 18.1%
• Equity multiple: 5.09×
• Total profit: $177,625
• Equity at exit: $227,686

Cash invested: $43,400 (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 78538

• Home prices YoY: 3.3%
• Active inventory: 143
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-15

Break-even live

Break-even rent $1,356

Max offer price $152,862

Occupancy floor 96%

Sensitivity live

Price	-10% $92	-5% $39	+0% $-15	+5% $-68	+10% $-122
Rent	-10% $-120	-5% $-68	+0% $-15	+5% $38	+10% $91
Rate	-1.0pp $63	-0.5pp $25	base $-15	+0.5pp $-55	+1.0pp $-96

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $155,000 Active 107 DOM
2. 2026-06-18
   days on market $155,000 Active 105 DOM
3. 2026-06-17
   days on market $155,000 Active 104 DOM
4. 2026-06-16
   days on market $155,000 Active 103 DOM
5. 2026-06-15
   days on market $155,000 Active 102 DOM
6. 2026-06-15
   days on market $155,000 Active 101 DOM
7. 2026-06-13
   days on market $155,000 Active 100 DOM
8. 2026-06-12
   days on market $155,000 Active 99 DOM
9. 2026-06-10
   days on market $155,000 Active 96 DOM
10. 2026-06-08
    days on market $155,000 Active 95 DOM
11. 2026-06-08
    days on market $155,000 Active 94 DOM
12. 2026-06-05
    days on market $155,000 Active 92 DOM
13. 2026-06-03
    days on market $155,000 Active 90 DOM
14. 2026-06-02
    days on market $155,000 Active 89 DOM
15. 2026-06-01
    days on market $155,000 Active 88 DOM
16. 2026-05-31
    days on market $155,000 Active 87 DOM
17. 2026-04-14
    price $155,000 460-char remark

    Show marketing remark (460 chars)

    Spacious 3-bedroom, 2.5-bath home in Monte Alto, TX, offering large, open rooms and a gorgeous kitchen perfect for everyday living and entertaining. This property features a generous yard with plenty of space to create your ideal outdoor retreat. With its excellent layout and endless potential, this home is just waiting for the right owner to come in and make it their dream home. A fantastic opportunity for buyers looking for space, comfort, and value!

18. 2026-03-05
    listed $160,000 Active 460-char remark

    Show marketing remark (460 chars)

    Spacious 3-bedroom, 2.5-bath home in Monte Alto, TX, offering large, open rooms and a gorgeous kitchen perfect for everyday living and entertaining. This property features a generous yard with plenty of space to create your ideal outdoor retreat. With its excellent layout and endless potential, this home is just waiting for the right owner to come in and make it their dream home. A fantastic opportunity for buyers looking for space, comfort, and value!

19. 2026-02-03
    listed $160,000 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,047
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$4,509
• Taxable loss: −$2,812
• Est. tax savings @ 24.0%: +$675
• After-tax cash flow: $498/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

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathroom, and improve the landscaping and curb appeal. The property has good potential for value increase with these updates.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate landscaping — bare yard, overgrown trees

Value-add opportunities

• Resale update kitchen cabinets and backsplash — modernizing the kitchen
• Resale update bathroom fixtures — modernizing the bathroom
• Both landscaping and curb appeal — improving the home's appearance and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
landscaping · bare yard, overgrown trees	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale update kitchen cabinets and backsplash — modernizing the kitchen ↑
• Resale update bathroom fixtures — modernizing the bathroom ↑
• Both landscaping and curb appeal — improving the home's appearance and curb appeal ↑

ⓘ 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: Monte Alto ISD
• NCES district ID: 4831230
• Math proficiency: 16% ▼ -27.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $36,135
• Composite: 17.38/100
• National rank: #9069
• State rank: #777 of 826 in TX

Livability — Monte Alto

• Score: 60/100
• State rank: #1072
• US rank: #19024

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monte Alto, TX
• City population: 10,740
• Population (ZIP): 10,740

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 (98%)
• Race & ethnicity: Hispanic / Latino 98% Two or more races 58% White 2%
• Hispanic origin (detail): Mexican 96%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 25% · Canada
• Languages at home: 9% English-only · Spanish 90% Other Indo-European 1%

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: ▲ 7.80%
• Current HPI: 244.519
• Rent YoY: —
• Metro: —
• 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

-3.1% since first listed

3 events — show timeline

• 2026-04-14 Price Changed $155,000 MCALLENMLS
• 2026-03-05 Listed $160,000 MCALLENMLS
• 2026-02-03 Listed $160,000 MCALLENMLS