Fourplex
431 Frio Ln · Alamo, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- —
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 9/10 · Severe
- Hot days now (above 111°F)
- 7 days/yr
- Hot days in 30 yrs
- 24 days/yr
Wind risk 9/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
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).
- Cash flow +16.4/30.0
- ARV discount +9.9/15.0
- DSCR +5.1/10.0
- Condition / age +5.0/5.0
- 1% rule +4.5/10.0
- Livability +3.1/5.0
- Rent growth +2.5/5.0
- Schools +1.6/10.0
- Appreciation +0.0/10.0
$475,000
431 Frio Ln · Alamo, TX 78516
None bd · None ba · 4,052 sqft · MultiFamily
· 41 Days on market
Built 2025
0.26 ac lot
Garage
$117/sqft
· 5% below area
Est $501k · 5% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Multi-family units
County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed
Listing remarks
Fully Leased newly built fourplex. Exceptional investment opportunity in a desirable multi-family subdivision just minutes from Expressway 83,top schools, shopping, and dining. These newly built fourplexes offer modern design, strong tenant appeal, and immediate cash flow. Each unit features a bright open-concept layout with elegant wood-look tile flooring, a contemporary kitchen with custom cabinetry, quartz countertops, and a spacious island providing ample storage and workspace. Bedrooms are generously sized with large closets, and the primary suites include a luxurious frameless glass shower and walk-in closet.
Key facts
- Custom cabinetry
- Contemporary kitchen
- Quartz countertops
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4 × 2-bed/2-bath units multifamily listed at $475k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $272 ($3k/yr) — positive. Per door: $68/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 $450k (5.3% below list).
- Recommended offer: $450k (5.3% below list) — sets the bar for 1% rule.
- Cap rate 7.0% 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 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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.
Negotiation context
- It's been on market 41 days — a 3% lower offer ($461k) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$450,000
(5.3% below list)
Questions for the listing agent
- It's been on market 41 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
- Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
- What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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?
- 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.
- 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.
- 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
- 0.95% ✗
- Cap rate
- 6.98%
- Cash-on-cash
- 2.46%
- DSCR
- 1.11
- GRM
- 8.8
CMA / ARV
- ARV (median comp)
- $501,380
- List price
- $475,000
- Delta
- -5.26%
- Verdict
- FAIR
- Comps
- 3 within 1.0 mi
Show comp detail 5 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 1229 Country Club Dr | 0.43mi | —/— | 3,998 (-1%) | 16mo | $490,000 | $123 | 65 |
| 1200 Country Club Dr | 0.43mi | —/— | 4,228 (+4%) | 15mo | $510,000 | $121 | 61 |
| 1122 Country Club Dr | 0.43mi | —/— | 4,228 (+4%) | 16mo | $510,000 | $121 | 60 |
| 905 Deluxe St | 1.10mi | —/— | 3,776 (-7%) | 9mo | $485,000 | $128 | 46 |
| 844 Deluxe St | 1.10mi | —/— | 3,746 (-8%) | 16mo | $490,000 | $131 | 39 |
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
- -12.4%
- Equity multiple
- 0.55×
- Total profit
- $-59,554
- Equity at exit
- $70,824
10-year hold
- IRR
- -3.3%
- Equity multiple
- 0.78×
- Total profit
- $-29,245
- Equity at exit
- $41,069
Cash invested: $133,000 (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.
Active competition Active MLS
- For sale now
- 10 active
- Median asking
- $499,500 ($118/sqft)
- Median days on market
- 167 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +4.8% vs 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
- $4,500 high interval (Pro) →
- Mortgage (P&I)
- −$2,491
- Tax est. 1.5%
- −$594 /mo · $7,125/yr
- Insurance
- −$198
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$945
- Net cashflow
- $272
4-unit breakdown (identical units grouped — click to expand)
| Units | Beds | Baths | Est. rent |
|---|---|---|---|
| 4× units | 2 | 2 | $4,500 |
| #1 | 2 | 2 | $1,125 |
| #2 | 2 | 2 | $1,125 |
| #3 | 2 | 2 | $1,125 |
| #4 | 2 | 2 | $1,125 |
| Total (4 units) | $4,500 | ||
Break-even live
Break-even rent
$4,155
Max offer price
$475,000
Occupancy floor
89%
Sensitivity live
| Price | -10% $601 | -5% $437 | +0% $272 | +5% $108 | +10% $-56 |
|---|---|---|---|---|---|
| Rent | -10% $-83 | -5% $95 | +0% $272 | +5% $450 | +10% $628 |
| Rate | -1.0pp $512 | -0.5pp $393 | base $272 | +0.5pp $149 | +1.0pp $24 |
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
- $118,750
- Closing costs
- $14,250
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 427 Frio LN Alamo, TX | 2.0 | 2.0 | 908 | $1,200 | $1.32 | 62d | 1 | 0.01mi |
| 1020 Palm Dr Unit 1020-1 Alamo, TX | 3.0 | 2.0 | 1078 | $1,225 | $1.14 | 62d | 1 | 0.01mi |
| 1020 Palm Dr Unit 1 Alamo, TX | 3.0 | 2.0 | 1078 | $1,225 | $1.14 | 6d | 1 | 0.01mi |
| 431 Frio Ln Apt 1 Alamo, TX | 2.0 | 2.0 | 908 | $1,125 | $1.24 | 6d | 1 | 0.02mi |
| 444 Frio Ln Alamo, TX | 2.0 | 2.0 | 908 | $1,125 | $1.24 | 6d | 1 | 0.04mi |
| 427 Frio Ln Apt 1 Alamo, TX | 2.0 | 2.0 | 908 | $1,125 | $1.24 | 116d | 1 | 0.04mi |
| 440 Frio Ln Alamo, TX | 2.0 | 2.0 | 908 | $1,125 | $1.24 | 6d | 1 | 0.04mi |
| 439 Frio Ln Alamo, TX | 2.0 | 2.0 | 908 | $1,125 | $1.24 | 6d | 1 | 0.04mi |
| 444 Frio Ln Apt 3 Alamo, TX | 2.0 | 2.0 | 908 | $1,125 | $1.24 | 119d | 1 | 0.04mi |
| 440 Frio Ln Apt 1 Alamo, TX | 2.0 | 2.0 | 908 | $1,275 | $1.40 | 139d | 1 | 0.04mi |
| 440 Frio Ln Apt 3 Alamo, TX | 2.0 | 2.0 | 908 | $1,200 | $1.32 | 119d | 1 | 0.04mi |
| 444 Frio Ln Alamo, TX | 2.0 | 2.0 | 908 | $1,125 | $1.24 | 62d | 1 | 0.04mi |
| 448 Frio Ln Apt 3 Alamo, TX | 2.0 | 2.0 | 908 | $1,200 | $1.32 | 119d | 1 | 0.04mi |
| 427 Frio Ln Apt 4 Alamo, TX | 3.0 | 2.0 | 1118 | $1,275 | $1.14 | 140d | 1 | 0.04mi |
| 448 Frio Ln Alamo, TX | 2.0 | 2.0 | 908 | $1,125 | $1.24 | 62d | 1 | 0.04mi |
| 448 Frio Ln Apt 3 Alamo, TX | 2.0 | 2.0 | 908 | $1,200 | $1.32 | 139d | 1 | 0.04mi |
| 440 Frio Ln Apt 3 Alamo, TX | 2.0 | 2.0 | 908 | $1,200 | $1.32 | 139d | 1 | 0.04mi |
| 439 Frio Ln Unit 1 Alamo, TX | 2.0 | 2.0 | 908 | $1,125 | $1.24 | 119d | 1 | 0.04mi |
| 440 Frio Ln Apt 1 Alamo, TX | 2.0 | 2.0 | 908 | $1,200 | $1.32 | 6d | 1 | 0.04mi |
| 435 Medina Ln Unit 1 Alamo, TX | 2.0 | 2.0 | 908 | $1,125 | $1.24 | 119d | 1 | 0.05mi |
| 435 Medina Ln Unit 1 Alamo, TX | 2.0 | 2.0 | 908 | $1,200 | $1.32 | 139d | 1 | 0.05mi |
| 443 Medina Ln Alamo, TX | 2.0 | 2.0 | 908 | $1,125 | $1.24 | 6d | 1 | 0.05mi |
| 443 Medina Ln Unit 3 Alamo, TX | 2.0 | 2.0 | 908 | $1,125 | $1.24 | 119d | 1 | 0.05mi |
| 1032 Palm Dr Unit 4 Alamo, TX | 3.0 | 2.0 | 1078 | $1,225 | $1.14 | 6d | 1 | 0.07mi |
| 1032 Palm Dr Unit 1032-3 Alamo, TX | 3.0 | 2.0 | 1078 | $1,225 | $1.14 | 62d | 1 | 0.07mi |
| 1028 Palm Dr Apt 1 Alamo, TX | 3.0 | 2.0 | 1078 | $1,225 | $1.14 | 6d | 1 | 0.08mi |
| 1036 Palm Dr Unit 1 Alamo, TX | 3.0 | 2.0 | 1078 | $1,225 | $1.14 | 119d | 1 | 0.26mi |
| 1020 Palm Dr Unit 3 Alamo, TX | 3.0 | 2.0 | 1078 | $1,225 | $1.14 | 119d | 1 | 0.26mi |
| 1032 Palm Dr Apt 3 Alamo, TX | 3.0 | 2.0 | 1078 | $1,225 | $1.14 | 119d | 1 | 0.26mi |
| 1233 Country Club Dr #1 Alamo, TX | 2.0 | 2.0 | 1099 | $1,050 | $0.96 | 5d | 1 | 0.42mi |
| 1122 Country Club Dr Unit 4 Alamo, TX | 3.0 | 2.0 | 1060 | $1,150 | $1.08 | 5d | 1 | 0.42mi |
| 1233 Country Club Dr Unit 4 Alamo, TX | 2.0 | 2.0 | 1099 | $1,050 | $0.96 | 139d | 1 | 0.42mi |
| 1301 Country Club Dr Unit 3 Alamo, TX | 2.0 | 2.0 | 864 | $1,100 | $1.27 | 5d | 1 | 0.42mi |
| 823 N Tower Rd Unit D21 Alamo, TX | 1.0 | 1.0 | 925 | $730 | $0.79 | 3d | 1 | 0.53mi |
| 650 N 7th St Alamo, TX | 1.0 | 1.0 | 700 | $700 | $1.00 | 5d | 1 | 0.88mi |
| 909 Deluxe St Unit 4 Alamo, TX | 2.0 | 2.0 | 906 | $1,000 | $1.10 | 61d | 1 | 0.96mi |
| 740 N Alamo Rd Unit 31 Alamo, TX | 2.0 | 2.0 | 956 | $1,150 | $1.20 | 61d | 1 | 1.07mi |
| 740 N Alamo Rd Unit 2 Alamo, TX | 2.0 | 2.0 | 956 | $1,075 | $1.12 | 139d | 1 | 1.08mi |
| 740 N Alamo Rd Unit 2 Alamo, TX | 2.0 | 2.0 | 956 | $1,075 | $1.12 | 119d | 1 | 1.08mi |
| 740 N Alamo Rd Unit 1 Alamo, TX | 2.0 | 2.0 | 956 | $1,200 | $1.26 | 139d | 1 | 1.08mi |
Property features AI
Finance
- HOA & community
- No homeowners associationCommunity includes sidewalksCommunity of 4 units
Exterior
- Parking
- Covered parking for 8 vehiclesCarport (8 spaces)Detached garage faces front (no attached garage)
- Utilities
- Public waterCity sewerSingle separate water meter
- Home design
- Stucco constructionShingle roofSlab foundation
- Construction
- Stucco exteriorShingle roofSlab foundationBuilding area approximately 4,052
- Exterior features
- Sprinkler systemProfessional landscapingSidewalksPatio slabPaved road accessPrivacy wood fencing
Interior
- Kitchen
- MicrowaveStove/RangeRefrigeratorElectric water heater
- Flooring
- Tile
- Heating & cooling
- Central heating (electric)Central air conditioning (electric)
- Interior features
- Ceiling fansDecorative / high ceilingsWalk-in closetsEnergy-efficient double-pane windowsSmoke detectors
- Laundry & utility
- Washer and dryer includedLaundry closetWater heater in laundry area
Listing history 50 events
-
2026-09-23days on market $475,000 Active 41 DOM
-
2026-09-22days on market $475,000 Active 40 DOM
-
2026-09-21days on market $475,000 Active 39 DOM
-
2026-09-20days on market $475,000 Active 38 DOM
-
2026-09-19days on market $475,000 Active 37 DOM
-
2026-09-18days on market $475,000 Active 36 DOM
-
2026-09-17days on market $475,000 Active 35 DOM
-
2026-09-16days on market $475,000 Active 34 DOM
-
2026-09-15days on market $475,000 Active 33 DOM
-
2026-09-14days on market $475,000 Active 32 DOM
-
2026-09-13days on market $475,000 Active 31 DOM
-
2026-09-12days on market $475,000 Active 30 DOM
-
2026-09-11days on market $475,000 Active 29 DOM
-
2026-09-05days on market $475,000 Active 23 DOM
-
2026-09-04days on market $475,000 Active 22 DOM
-
2026-09-03days on market $475,000 Active 21 DOM
-
2026-08-31days on market $475,000 Active 18 DOM
-
2026-08-30days on market $475,000 Active 17 DOM
-
2026-08-29days on market $475,000 Active 16 DOM
-
2026-08-28days on market $475,000 Active 15 DOM
-
2026-08-27days on market $475,000 Active 14 DOM
-
2026-08-25days on market $475,000 Active 12 DOM
-
2026-08-24days on market $475,000 Active 11 DOM
-
2026-08-23days on market $475,000 Active 10 DOM
-
2026-08-22days on market $475,000 Active 9 DOM
-
2026-08-21days on market $475,000 Active 8 DOM
-
2026-08-20days on market $475,000 Active 7 DOM
-
2026-08-19days on market $475,000 Active 6 DOM
-
2026-08-18days on market $475,000 Active 5 DOM
-
2026-08-17days on market $475,000 Active 4 DOM
-
2026-08-16days on market $475,000 Active 3 DOM
-
2026-08-15days on market $475,000 Active 2 DOM
-
2026-08-15days on market $475,000 Active 1 DOM
-
2026-06-30days on market $475,000 Active 218 DOM
-
2026-06-29days on market $475,000 Active 217 DOM
-
2026-06-28days on market $475,000 Active 216 DOM
-
2026-06-28days on market $475,000 Active 215 DOM
-
2026-06-27days on market $475,000 Active 214 DOM
-
2026-06-25days on market $475,000 Active 212 DOM
-
2026-06-23days on market $475,000 Active 210 DOM
-
2026-06-21days on market $475,000 Active 209 DOM
-
2026-06-18days on market $475,000 Active 206 DOM
-
2026-06-17days on market $475,000 Active 205 DOM
-
2026-06-16days on market $475,000 Active 204 DOM
-
2026-06-15days on market $475,000 Active 203 DOM
-
2026-06-14days on market $475,000 Active 201 DOM
-
2026-06-13days on market $475,000 Active 200 DOM
-
2026-06-10days on market $475,000 Active 198 DOM
-
2026-06-09days on market $475,000 Active 197 DOM
-
2026-06-08days on market $475,000 Active 196 DOM
ⓘ 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 0% chance over 30 yrs
- Wildfire 4/10 Moderate
- Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
- Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
- Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $54,000
- − Mortgage interest
- −$26,607
- − Property taxes
- −$7,125
- − Insurance
- −$2,375
- − Repairs & maintenance
- −$4,320
- − Management
- −$4,320
- − Depreciation
- −$13,818
- Taxable loss
- −$4,566
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,096
- After-tax cash flow
- $4,364/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 · 1 photo
100/100
None rehab
This newly built fourplex is in excellent condition with modern design and high-end finishes, making it an ideal investment opportunity.
Value-add opportunities
- Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
- Both Interior paint touch-ups — Maintains a fresh and inviting appearance for potential buyers or renters. ↑
F
Composite school gradezoned avg 16/100
Zoned Schools
Elementary
Capt D Salinas Ii El
F
TX #3,946/4,322
Nat'l #35,887/41,679
Middle
Dora M Sauceda Middle
F
TX #1,507/1,662
Nat'l #12,181/14,009
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
- Severe rent burden
- 7% of renters
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 (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%
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
Industry mix (Fortune 500 HQ in TX)
| Industry | F500 HQs | Revenue |
|---|---|---|
| Energy | 16 | $1,198B |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
+0.0% since first listed2 events — show timeline
- 2026-08-10 Listed $475,000 MCALLENMLS
- 2025-11-24 Listed $475,000 MCALLENMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…