805 Sunset Valley St · Alton, TX 78573

$470,000

None bd · None ba · 3,992 sqft · MultiFamily · 135 Days on market

Built 2021 Good condition 0.29 ac lot $118/sqft · at area comps Est $494k · at est. $42/mo HOA · 4% of rent ↓ 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).

• Cash flow +16.1/30.0
• Appreciation +10.0/10.0
• ARV discount +9.7/15.0
• DSCR +5.0/10.0
• 1% rule +4.5/10.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Schools +1.7/10.0

Multi-family units

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

Listing remarks MLS

FOUR-PLEX BUILT 2022!Located in new gated subdivision in Alton, TX. Modern open concept floorplan with wood like tile throughout, 2 of the units are 2 bedroom/ 2 bath, the other 2 units are 3 bedroom/2 bath. Kitchens have modern custom cabinets with granite countertops and stainless steel appliances. Spacious bedrooms with large closets. All units have their own private fenced backyard.This fourplex sits on a larger lot giving tenants bigger backyards which is very popular with tenants and you can get higher rents. Stainless steel appliances included as well as washer and dryer.8 Carport Spaces Included.Tenants pay their own electricity, cable, internet. Great Investment Opportunity and Immediate Cash Flow!!Fully Leased!

Key facts

• Gated subdivision
• Larger lot
• Granite countertops

Tags

• GATED SUBDIVISION
• PRIVATE FENCED BACKYARD
• MODERN CUSTOM CABINETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGER LOT

What this means for you Summary

Snapshot

• This is a 2×2bd/2ba + 2×3bd/2ba units multifamily listed at $470k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive. Per door: $61/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 $447k (4.9% below list).
• Recommended offer: $414k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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 rising (+2.5%/yr); 623 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• At $4,471/mo this rent would consume 98% of the median local household income ($55k/yr) (locally 855% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $50k of equity ($3k loan paydown + $47k appreciation (10.0% local appreciation)).
• Hidalgo County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 2.5% rent growth), your $132k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$81k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($414k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $413,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 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?
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: 0.95% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.21%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (median comp): $493,708
• List price: $470,000
• Delta: -4.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 Kentucky St	0.04mi	—/—	4,032 (+1%)	10mo	$480,000	$119	88
808 W Sunset Valley St	0.03mi	—/—	4,032 (+1%)	14mo	$475,000	$118	85
804 W Sunset Valley St	0.03mi	—/—	4,032 (+1%)	14mo	$475,000	$118	85
1000 Kohala Ave	0.18mi	—/—	3,540 (-11%)	2mo	$390,000	$110	71
311 W Campeche Ave	0.45mi	—/—	4,180 (+5%)	3mo	$469,000	$112	69
220 W Campeche Ave	0.50mi	—/—	4,110 (+3%)	6mo	$490,000	$119	67
913 W Mahala Ave	0.12mi	—/—	3,600 (-10%)	15mo	$495,000	$138	66
913 W Kohala Ave	0.24mi	—/—	4,354 (+9%)	12mo	$480,000	$110	64
1005 W Mahala Ave	0.14mi	—/—	3,644 (-9%)	20mo	$485,000	$133	62
904 Mahala Ave	0.12mi	—/—	3,636 (-9%)	22mo	$479,500	$132	61
320 W Campeche Ave	0.37mi	—/—	4,100 (+3%)	22mo	$500,000	$122	60
120 W Diamond Ave	0.58mi	—/—	4,200 (+5%)	17mo	$520,000	$124	50

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: 25.7%
• Equity multiple: 3.04×
• Total profit: $269,022
• Equity at exit: $423,413

10-year hold

• IRR: 22.4%
• Equity multiple: 6.89×
• Total profit: $775,405
• Equity at exit: $913,107

Cash invested: $131,600 (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: 623
• Price-to-rent: 36.0×

Monthly cashflow live

• Estimated rent: $4,471 high
• Mortgage (P&I): −$2,465
• Tax est. 1.5%: −$588 /mo · $7,050/yr
• Insurance: −$196
• HOA: −$42
• Vacancy / Maint / Mgmt: −$939
• Net cashflow: $242

Break-even live

Break-even rent $4,165

Max offer price $470,000

Occupancy floor 90%

Sensitivity live

Price	-10% $567	-5% $404	+0% $242	+5% $80	+10% $-83
Rent	-10% $-111	-5% $65	+0% $242	+5% $419	+10% $595
Rate	-1.0pp $479	-0.5pp $362	base $242	+0.5pp $120	+1.0pp $-4

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,176
▸ 2× units	3	2	$2,296
Total (4 units)			$4,471

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: $117,500
• Closing costs: $14,100
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 N Kentucky St Unit 2 Alton, TX	3.0	2.0	4032	$1,050	$0.26	44d	1	0.12mi
1101 W Sunset Valley St Unit 3 Alton, TX	2.0	2.0	4032	$1,000	$0.25	24d	1	0.16mi
1008 W Kohala Ave Unit 4 Alton, TX	2.0	2.0	3596	$1,100	$0.31	24d	1	0.21mi
913 W Kohala Ave #3 Mission, TX	2.0	2.0	4354	$975	$0.22	15d	1	0.23mi
312 W Campeche Ave Unit 3 Alton, TX	2.0	2.0	4050	$1,000	$0.25	24d	1	0.40mi
810 N Missouri St Unit 2 Alton, TX	2.0	2.0	3960	$950	$0.24	44d	1	0.54mi
116 W Campeche Ave Mission, TX	2.0	2.0	4050	$1,100	$0.27	24d	1	0.59mi
312 E Campeche St Unit 4 Alton, TX	3.0	2.0	4050	$1,165	$0.29	44d	1	0.81mi
825 S Michigan St Mission, TX	2.0	1.5	4144	$685	$0.17	24d	1	1.20mi
1404 W Harrison Ave Unit 3 Alton, TX	3.0	2.0	4320	$1,100	$0.25	44d	1	1.26mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: electricinternetcablesecurity

Listing history 16 events

1. 2026-06-18
   days on market $470,000 Active 135 DOM
2. 2026-06-17
   days on market $470,000 Active 134 DOM
3. 2026-06-16
   days on market $470,000 Active 133 DOM
4. 2026-06-15
   days on market $470,000 Active 132 DOM
5. 2026-06-14
   days on market $470,000 Active 130 DOM
6. 2026-06-10
   days on market $470,000 Active 127 DOM
7. 2026-06-09
   days on market $470,000 Active 126 DOM
8. 2026-06-08
   days on market $470,000 Active 125 DOM
9. 2026-06-07
   days on market $470,000 Active 124 DOM
10. 2026-06-03
    days on market $470,000 Active 120 DOM
11. 2026-06-02
    days on market $470,000 Active 119 DOM
12. 2026-06-01
    days on market $470,000 Active 118 DOM
13. 2026-05-31
    days on market $470,000 Active 117 DOM
14. 2026-05-31
    days on market $470,000 Active 116 DOM
15. 2026-01-30
    listed $470,000 Active 736-char remark

    Show marketing remark (736 chars)

    FOUR-PLEX BUILT 2022!Located in new gated subdivision in Alton, TX. Modern open concept floorplan with wood like tile throughout, 2 of the units are 2 bedroom/ 2 bath, the other 2 units are 3 bedroom/2 bath. Kitchens have modern custom cabinets with granite countertops and stainless steel appliances. Spacious bedrooms with large closets. All units have their own private fenced backyard.This fourplex sits on a larger lot giving tenants bigger backyards which is very popular with tenants and you can get higher rents. Stainless steel appliances included as well as washer and dryer.8 Carport Spaces Included.Tenants pay their own electricity, cable, internet. Great Investment Opportunity and Immediate Cash Flow!!Fully Leased!

16. 2023-03-16
    listed $485,000 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 4/10 Moderate 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°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: $53,652
• − Mortgage interest: −$26,327
• − Property taxes: −$7,050
• − Insurance: −$2,350
• − Repairs & maintenance: −$4,292
• − Management: −$4,292
• − HOA: −$504
• − Depreciation: −$13,673
• Taxable loss: −$4,836
• Est. tax savings @ 24.0%: +$1,161
• After-tax cash flow: $4,065/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

Good 80/100 Cosmetic rehab

This fourplex is in excellent condition with new construction and modern features, making it a great investment opportunity.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more tenants
• Both Interior paint touch-ups — Fresh paint can make the interior look more inviting
• Both Addition of smart home features — Can increase both rental and resale value by making the property more modern and convenient

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more tenants ↑
• Both Interior paint touch-ups — Fresh paint can make the interior look more inviting ↑
• Both Addition of smart home features — Can increase both rental and resale value by making the property more modern and convenient ↑

ⓘ 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): 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

-3.1% since first listed

2 events — show timeline

• 2026-01-30 Listed $470,000 MCALLENMLS
• 2023-03-16 Listed $485,000 MCALLENMLS