2217 N 110th St · Alton, TX 78573

$110,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 138 Days on market

Built 1998 Poor condition 8,245 sqft lot $65/sqft · 51% below area

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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 +19.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +6.0/10.0
• Rent growth +3.1/5.0
• Livability +2.9/5.0
• Schools +1.7/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Investor Special. 3-bedroom, 2 bath property with clear need for repairs. Solid investment potential for fix and flip or rental. Located in a quiet, established area. Property sold as-is.

Key facts

• 8,245 sq ft lot
• Built 1998
• Listed 138 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: crime F, amenities F, commute 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.
• Zoned schools: Cantu El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 417 students, 94% FRL); Alton Memorial J H (math 10% / reading 21%, grade F, #1,556 of 1,662 statewide, top 94%, 819 students, 91% FRL); Mission H S (math 18% / reading 28%, grade F, #1,348 of 1,632 statewide, top 83%, 2,218 students, 91% FRL).
• Market conditions: Rents rising (+2.5%/yr); 625 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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

• In year one you build about $12k of equity ($761 loan paydown + $11k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.10% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.19%
• DSCR: 1.23
• GRM: 7.5

CMA / ARV

• ARV (median comp): $223,045
• List price: $110,000
• Delta: -50.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1705 Alisson St	0.48mi	4/2.0 (+1)	1,600 (-5%)	3mo	$257,600	$161	62
1701 Alisson St	0.48mi	3/2.0	1,482 (-12%)	2mo	$268,242	$181	56
7926 Swiss Ln W	0.67mi	3/2.0	1,834 (+9%)	3mo	$115,000	$63	51
716 W Stevenson Ave	0.61mi	3/2.0	1,553 (-8%)	12mo	$235,000	$151	49

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: 27.8%
• Equity multiple: 3.20×
• Total profit: $67,783
• Equity at exit: $99,097

10-year hold

• IRR: 24.1%
• Equity multiple: 7.22×
• Total profit: $191,730
• Equity at exit: $213,706

Cash invested: $30,800 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,215 high
• Mortgage (P&I): −$577
• Tax from tax record: −$204 /mo · $2,445/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $133

Break-even live

Break-even rent $1,046

Max offer price $110,000

Occupancy floor 84%

Sensitivity live

Price	-10% $195	-5% $164	+0% $133	+5% $102	+10% $71
Rent	-10% $37	-5% $85	+0% $133	+5% $181	+10% $229
Rate	-1.0pp $189	-0.5pp $161	base $133	+0.5pp $105	+1.0pp $76

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 W Sunset Valley St Unit 4 Alton, TX	3.0	2.0	1092	$1,100	$1.01	45d	1	0.78mi
1001 W Sunset Valley St Unit 4 Alton, TX	3.0	2.0	1092	$1,100	$1.01	25d	1	0.78mi
1001 W Sunset Valley St Alton, TX	3.0	2.0	1050	$1,200	$1.14	45d	1	0.79mi
1001 N Maryland St Apt 1 Alton, TX	3.0	2.0	1092	$1,075	$0.98	16d	1	0.80mi
1005 W La Pointe Ave Unit 3 Alton, TX	3.0	2.0	1100	$1,175	$1.07	25d	1	0.85mi
1005 W La Pointe Ave Unit 3 Alton, TX	3.0	2.0	1100	$1,175	$1.07	45d	1	0.85mi
909 W Kohala Ave Unit 1 Alton, TX	3.0	2.0	1100	$1,050	$0.95	16d	1	0.96mi
1413 N Inspiration Blvd Alton, TX	2.0	2.0	1050	$950	$0.90	25d	1	1.09mi
1413 N Inspiration Blvd Unit 200 Alton, TX	2.0	2.0	1050	$950	$0.90	45d	1	1.09mi
11720 N Trosper Rd Mission, TX	4.0	2.0	2200	$1,850	$0.84	16d	1	1.14mi
307 W Campeche Ave Unit 4 Alton, TX	3.0	2.0	1148	$1,300	$1.13	25d	1	1.14mi
308 W Campeche Ave Unit 2 Alton, TX	3.0	2.0	1184	$1,165	$0.98	45d	1	1.18mi
116 W Campeche Ave Unit 4 Alton, TX	3.0	2.0	1175	$1,200	$1.02	45d	1	1.22mi

Listing history 16 events

1. 2026-06-21
   days on market $110,000 Active 138 DOM
2. 2026-06-18
   days on market $110,000 Active 135 DOM
3. 2026-06-17
   days on market $110,000 Active 134 DOM
4. 2026-06-16
   days on market $110,000 Active 133 DOM
5. 2026-06-15
   days on market $110,000 Active 132 DOM
6. 2026-06-14
   days on market $110,000 Active 130 DOM
7. 2026-06-10
   days on market $110,000 Active 127 DOM
8. 2026-06-09
   days on market $110,000 Active 126 DOM
9. 2026-06-08
   days on market $110,000 Active 125 DOM
10. 2026-06-07
    days on market $110,000 Active 124 DOM
11. 2026-06-03
    days on market $110,000 Active 120 DOM
12. 2026-06-02
    days on market $110,000 Active 119 DOM
13. 2026-06-01
    days on market $110,000 Active 118 DOM
14. 2026-05-31
    days on market $110,000 Active 117 DOM
15. 2026-05-31
    days on market $110,000 Active 116 DOM
16. 2026-01-29
    listed $110,000 Active 187-char remark

    Show marketing remark (187 chars)

    Investor Special. 3-bedroom, 2 bath property with clear need for repairs. Solid investment potential for fix and flip or rental. Located in a quiet, established area. Property sold as-is.

ⓘ 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: $2,445 · $204/mo
• Projected year-2 tax: $2,445 · $204/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 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $14,577
• − Mortgage interest: −$6,162
• − Property taxes: −$2,445
• − Insurance: −$550
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$3,200
• Taxable loss: −$112
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $1,625/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

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to become move-in ready. Significant investment is needed to address structural issues, improve the living spaces, and modernize the HVAC system.

Repairs flagged

• Major siding — Missing or damaged shingles
• Major ceiling — Exposed ceiling, potential water damage
• Major kitchen cabinets — Worn and outdated
• Major bathroom tile — Damaged and missing
• Major HVAC unit — Outdated and likely inefficient

Value-add opportunities

• Both exterior siding and roof repair — Improves curb appeal and structural integrity
• Both kitchen and bathroom updates — Modernizes spaces and increases functionality
• Both HVAC system replacement — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Missing or damaged shingles	Major	$15,000–50,000
ceiling · Exposed ceiling, potential water damage	Major	$15,000–50,000
kitchen cabinets · Worn and outdated	Major	$15,000–50,000
bathroom tile · Damaged and missing	Major	$15,000–50,000
HVAC unit · Outdated and likely inefficient	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both exterior siding and roof repair — Improves curb appeal and structural integrity ↑
• Both kitchen and bathroom updates — Modernizes spaces and increases functionality ↑
• Both HVAC system replacement — Improves comfort and energy efficiency ↑

ⓘ 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

• 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

1 event — show timeline

• 2026-01-29 Listed $110,000 MCALLENMLS

Property tax history

+26.1%/yr

Latest (2025): $2,445 · +70.3% YoY. Source: county tax records.